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parkridge Development, Case No. 2471 Page 4 "Although the city has approved development such as that proposed by [Mr. Kehr] where the development constitutes a transition use between business or high density residential uses and a low density residential use, the city has never granted approval for development of a project of this density on a lot of this size·where such density creates an enclave of medium density development in the middle of a single family residential area having large lots and substantial open space". It is this. idea of creating an "enclave" of townhouses within a single-family area that distinguishes this project from other similar projects in the city, such as Can-Am, Rottlund/Concordia, or the various proposals on the Busse property. standing by itself, we believe the project has weaknesses; tied ultimately into the larger city street network and adjacent neighborhoods, the project is stronger. In this context, if the Parkridge project is approved the City should be willing to extend the HR designation east and west from this property and insure that the roadway system serves the area, as illustrated on the attached map, possible Land Use Guide Change. Mr. Kehr has had several neighborhood meetings with area residents, including some with city staff at City Hall. Mr. Kehr and these neighbors will be able to comment on their current feelings about this land use in their neighborhood. In the meetings we attended, neighbors across county Road C had strong objections to the proposal. Among the objections were: Densitv. The scale of the project was seen as out of character with the existing large-lot single-family homes in the immediate area. Traffic. Traffic would be higher than the current condition or a maximized single-family plan on the property, and would be concentrated at the two driveway openings to County Road c. The neighbors are correct in assuming higher traffic concentrations due to the project, but it would not be proportionally higher, because townhouses typically generate less traffic per unit than single-family homes. Based on average trip generation rates, the 29 townhouse units would generate about the same total traffic as 18 single-family homes. If a street were eventually extended from this area east to Dale street, it would relieve some of the traffic onto County Road C. Related to the traffic is a concern over headlights shining into homes across County Road C. The plan has the two driveway openings aligned with two existing driveways on the north side of County Road C, which addresses this concern. Residents opposite any city street intersection would face