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and provides for maximum land usage. Other street systems that maximize housing, open space land and reduce front yard driveways and garages are encouraged and acceptable. Rear alleys may be a component of the project. Alley designshave become more useful and popular in the suburbs in recent years as land prices increase and people desire more of a traditional neighborhood setting. Some reasons to include public or private alleys are: Narrower and smaller lot sizes designed to consume less land and match the activities of the residents Land becomes more affordable, making the housing purchase price more affordable Garages and driveways are not visible in the front yards, reducing the view of the parked car, garage door, trash containers and recreation vehicles More street appeal, with increased emphasis on the front door and porch Residents interact in the front yard and on porches Building entry may face a neighborhood open space area For-sale townhomes are recommended for the south side of the site closer to the wetland and a small open space area. Single or multi-level townhomes would attract young professionals or empty nesters having no interest in yard maintenance. Such townhomes are considered an `affordable"purchase or ren tal alternative to single-family homes and can also serve as a first-time home purchase option. The last component on the site includes a high-density condo project or apartment building placed just north of the existing JLT office complex. (This area could also be considered as an expansion site for office.) A main component in this area is the connection made to and through the JLT site and to the Snelling frontage road. Sophisticated designs for condo, apartment or office uses are a more appropriate level of density near existing higher-density housing and business uses in part because their building mass can help reduce the noise and light impacts from business areas. The site will have views of the wetland area and have trail connections to the open space and the neighborhood. The Phase I land uses proposed include the following estimates of density ranges and square footages: Description of Phase I Land Use Acres Units- or Square Feet % of total Retail 0 0 0 Office * instead of condo/apartment 1-5 stones 2.0* 20,000 - 100,000 sq.ft. 13%* Single-Family Detached (small lot first time bu er) 3.24 13 �25 units 21% Single-Family Attached • Townhomes 2.69 18-32 units 17% Multi-Family (Apt., Condo, Senior) (2-5 stories) 2.0* 36— 60 units 13%* Open Space/Right of Way (includes DNR wetland) 7.45 324,522 sq.ft. of land 49% Total 15.38 100% Housing 67—120 units Commercial 20,000—100,000 sqA * The 2.0 acres is only counted once in the total land area. This is an area that could support one of the identified uses (office, condos, senior rental or apartments) Arona-Hamlin Neighborhood Master Plan-2002 Page9 ofl5