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#671 Schlee Builders <br />Page 2 <br />Recap Memo <br />1. <br />2. <br />3. <br />4. <br />The main issue is density, the number of units to be <br />permitted, and whether they will be detached or attached: <br />A.48 units as proposed requires approval of a PRD <br />Conditional Use Permit (whether attached or <br />detached) <br />B.44 units are the most permitted if density <br />transfer is not permitted from the Outlet A area <br />The only reason to deny this transfer is if some <br />reasonable use or development of this area is <br />not found. <br />C.32 units are the most permitted if the PRD <br />Conditional Use Permit is denied. The major <br />reason for this would be disapproval of the <br />variance necessary for detached units. (32 units <br />is the basic LR-IC acre density) <br />A. <br />A second closely related issue is plat layout, principally <br />acceptance or rejection of the Outlet A density transfer. <br />At this point, I recommend requiring Outlet A to be <br />actually used for housing in some manner: <br />By extending a cul de sac and creating 3-4 lots. <br />These new lots could be: <br />a) allowed as extra lots to offset extra <br />improvement costs <br />b) offset by other open space or park <br />dedication; or <br />c) offset by spreading out the remaining <br />units achieving larger lot sizes. <br />B.By extending the lot lines of lots 6-9, block <br />2. This is simpler and requires less expense, <br />but it makes these lots extremely large and <br />still potentially redevelopable for other purposes <br />Planning Commission should make recommendations to Council <br />concerning the proposed single family lot sizes. Compare <br />the proposed lots with LR-lC *} acre single family standards <br />and with the developed lots in the adjacent neighborhood. <br />Planning Commission should make recommendations to the <br />Council concerning the general street layout, especially <br />pros and cons of: <br />Prohibiting direct access to County Road 15. <br />Upgrading Blaine Avenue. <br />Directing traffic toward Livingston Avenue. <br />Providing a connection to Northern Avenue. <br />A. <br />B. <br />C. <br />D. <br />E.Keeping or closing the existing Northern-Blaine <br />railroad crossing. <br />F.The possibility of a new link from Northern to <br />Togo.