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#671 Schlee Builders Inc. <br />April 15, 1982 <br />page 6 <br />the result would more closely conform to <br />existing neighborhood conditions and to the <br />underlying single fcunily zoning. <br />10. Housing Type Conclusion <br />a. ) Approving the proposal requires a variance <br />for single family units at 3/acre density. <br />b. ) Denying the variance would likely not result <br />in 1/2 acre singles but rather in duplex or <br />quad construction (perhaps more than 48 units <br />total if road ROW is reduced) or in delayed <br />development. <br />III. SUBDIVISION LAYOUT <br />1. General Pattern <br />The design chosen is a result of several criteria: <br />a. ) Street access required to Blaine at Livingston <br />b. ) Street access required to Northern Ave. at a <br />grade level street intersection/RR crossing <br />c. ) Future access required to west property line <br />d. ) All the above required so that multiple access <br />is available to serve the number of units proposed <br />e. ) No access permitted to Co. Rd. 15 for safety <br />reasons (differs from previous approval) <br />f. ) Clustering of unit7 to reduce needed streets and <br />utilities, thus reducing develo{Maent costs and <br />increasing the number of units allowed. <br />2. Outlet A <br />A result ofthe above design was outlet A, a piece <br />of unplatted "leftover" land. <br />a.) If this Outlet were centrally located it might <br />make an excellent park. This use is not too de- <br />sireable in the present location. <br />b„) The outlet area has already been used in the formula <br />for overall density (its density credits have been <br />transferred to the platted lots) therefore it is <br />not further developable. <br />c. ) The development type does not seem to lend itself <br />to a homeowner's association to maintain O.L. A <br />d. ) If left in developer's ownership there will likely <br />be future pressure to develop it - or it will go <br />tax forfeit. Neither respects the actual develop­ <br />ment credit transfer.