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" ~ ("- -0 ," In our opinion, the proposed use of the site is very desirable when the alternate permitted uses are considered. Because of land and development costs, the density of units on the site must be reasonably high to make the project financially feasible. However, ,-the higher densities proposed do not, in our view, create unmanageable service and access problems. PROPOSED STREET RIGHTS-OF-WAY The rezoning of the property was subject to several staff recommended stipulations or conditions. Among them was the dedication of a 17 foot strip along the west edge of the site for the possible future widening of Silver Lake Road and a 16 to 16.5 foot strip on the north side for the possible widening of County Road E. It is not unusual that the County and/or City request holding buildings back for future widening projects. It should be determined, however, whether the extra right-of-way will be used for new roadways or to serve as a buffer (publicly owned right-of-way) between the actual street lanes and developed land. The taking repre~ents about 0.35 acres 0.5,300 square feet), or roughly 5..5 percent of the project land area. The cost to the developer to acquire and dedicate this land is a front-:-end cost of sufficient magnitude to -affect the feasibility of the project. ,. \,. - Normally, when right-of-way contributions are requested or required, a much larger parcel of land is proposed for development. Typical in such cases, it can be shown that the right-of-way dedication and subsequent street construction is necessitated by the increased trip generation from the site and is, therefore, a direct benefit. to the developer. 'This is not the case for the proposed development. PROJECT COMMENTS RECEIVED AT THE MARCH 8 HEARING 1. Silver.,Lake Road access. The project access from Silver Lake Road can be combined with the public access to Windsor Green if desired. it would be preferable, however, if the combined access can be made as far east of Silver Lake as possible. An alternate worth investigating is a combined driveway closer to the proposed pond. Through an exchange or dedication of easements, the condominium development tenants have a better access to Silver Lake, Windsor Green tenants have access to County Road E and both have a safer access to Silver Lake Road. c --.-. 2. Dead-ending access through the site. For reasons of maintaining emergency access as well as more flexible access to the site buildings, the roadway through the development should be maintained. It is so indirect that "short- -cutting" through the site would be minimal. So called"speed bumps" could be used but they are undesirable for maintenance, etc. Access to either building from either access drive is desirable so that tenants can exit or enter via right turns rather than necessitating left turns off Silver Lake Road. Questioned trip generation. The 5.4 trip ends per unit was selected from a range of .5.1 to .5.4 per day recommended (nationally) for condominiums. The recommended rate is low for residential and only half that of single family housing but it is typical ~f condominium development in this metropolitan area. The reduced rate is typical of the age structure of tenants, family size of this type of housing and the cost range of such development. 3. _........~---------~------~-~ ,--- - - ~ - -