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Mr. John Stark • March 29, 2007 Page 2 �J resulting from the park access. That is why we had previously come up with an alternate plan showing park access to the north of the site in exchange for City land to the south. This would allow us to maintain the needed density while addressing the park's access concern. A copy of this plan is attached. If the City were to pursue access per the Langton Lake Park Master Plan, I believe they would need to purchase the land for the actual roads as well as the portion of the property east of the Mount Ridge Road north/south extension. The price of acquiring this land would be approximately $950,000 based on the current Purchase Agreement price; however, this does not even take into account the diminished value of the remaining buildable area considering the significan± wetlands to the northwest. My point here is that the portion acquired by the City would have a higher per square foot value, and by all accounts would exceed $1 million. Thi� does not even factor in the cost of the roads themselves. There are two other points that I feel need to be considered relative to the Langton Lake Park Master Plan. First, the proposed road running east/west along the southern edge of our parcel impacts the major wetland area to the south (on City-owned land), as does the intersection where the two access roads meet and turn to the southeast continuing on to future parking. Either a portion of the wetlands would need to be mitigated, or the east/west road would be pushed further north, further impacting any development value of the remaining property. Second, the Master Plan indicates a connection off of Brenner Avenue which has been strongly opposed by the neighbors to the north of our property. In fact, they have made it clear that they feel they have previously fought this battle, and were assured by the City that such a connection would not be made. I certainly have no first hand knowledge of those previous discussions, but thought it very important to pass these comments along. We have never shown any type of connection off of Brenner as a result of our discussions with the neighbors. From a practical standpoint, if access to the park is a primary concern to the City, it appears that there are other less impactful approaches that will allow us to pursue our development and cost the City much less. Our previous alternative contemplated a land exchange. Feedback I received during the Planning Commission meeting indicated that such an exchange could be an uphill battle. An alternative would be purchasing from us the area where we currently show two twin homes in the northeast corner of the property. This could allow the City to come in off of Brenner Avenue and cut directly east to the existing park. The cost of acquiring this portion of the site would be approximately $250,000, and the impact to the site is much less. Again, we would assume the City would acquire this land (or exchange for Park Dedication Fee waiver) and pursue access separately from our project as we feel the neighbors would not support this park plan. In your letter, you had asked that United Properties provide one of two specific responses to the DRC request. I believe this letter serves as an analysis — both practical and financial as to why our development will not work if park access is made pursuant to the Master Plan. The second part of their request asks for a revised site plan that includes access in such a way that is practically and financially feasible. I believe we have already addressed this in our earlier alternative site plan and offer an additional alternative in the previous paragraph. I further hope that this will help all involved to come to the conclusion that park access under the Langton Lake Park Master Plan will have a major impact to our development — possibly to the point where we are not able to