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#02-2789 (Revised) Dahlstrom Development LLC August 9.2002 Page 3 of? Additional Information Concept Plan Detail Depictions. Applicants have displayed a number of boards depicting various aspects of the Revised Concept Plan but have not presented the City with copies for review. Any such depictions which Council wishes to reference in approving the Revised Concept Plan should be submitted so that they can be referenced in the Concept Plan Approval Resolution. Updated Fees Estimate. At the request of the applicant, staff has drafted an updated Estimate of Fees (Exhibit C) that relate to the application and development stages of the process. Traffic Study. Transportation Issues . StafThas met with Shelley Johnson of Bonestroo & Associates regarding a transportation study for the Highway 12 area from County Road 6 to the Burlington Northern tracks, from Willow to Old Crystal Bay Road, and including the Dumas/James properties west of Old Crystal Bay. He has submitted a proposed scope of services (Exhibit G) to complete a comprehensive traffic/transportation study involving seven specified tasks including: data collection & field reconnaissance, intersection analysis (6 major intersections in the study area), access management, Kelley Parkway Planning, Dahlstrom proposal review, and area roadway plan, with all the above documented in a report form. Johnson’s specific comments regarding the Revised Concept Plan were received on August 8 and are attached as Exhibit F. Council should review these at the August 12 meeting, especially in regards to 1) interior road widths and design to accommodate various needs; turning radii; turn lanes 2) main entrance design; 3) roundabout features and limitations; 4) parking; 5) Kelley Parkway design issues. Applicant has indicated a willingness to pay for the portions of the traffic study which are related to the proposed development. Staff notes that certain aspects of that report will potentially have an impact on transportation elements of the Revised Concept Plan, and any approval should be subject to the recommendations of the traffic/transportation study. Density and Housing Goals. The Planning Commission was relatively pleased with the mix and types of dwelling units offered in the Revised Concept Plan, although they expressed some concern as to whether the anticipated price points actually ser\e the needs of this market. The developer has not provided the City with any documentation as to a market analysis, and Planning Commission again requested that this information be provided. Planning Commission noted that in terms of density, the overall plan is at 6 units per acre (168 units on 28 dry buildable acres) accounted for by 104 towmbome units on 24.5 dry acres (4.2 units per acre) and 64 Lofts units on 3.5 dry acres (18 units per acre). Overall density in the range of 3-6 units per acre is contemplated in the CMP as acceptable, and such density is probably necessary in order to begin approaching our housing goals. The City’s housing goals are enumerated in the table on CMP Page 3C-18 (see Exhibit H) which indicates a goal of 160 affordable owner-occupied townhomes being provided between 2000 and 2010; “affordable’ is defined for purposes of the CMP