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setbacks and landscaping; tront and rear separation by streets, commercial or industrial development, or parks and open space. 7) Higher quality development should be required including such improvements as masonry exteriors, high window and wall insulation packages, underground p?fking, more usable open space than normally required, porches, landscaping, underground parking, and amenities packages within each unit. 8) Building design standards should be used which contribute to neighborhood openness, communications, and interaction. 9) Design and performance standards should provide adequate height and setback combinations for situations where taUer muIti~fam~ly units are proposed as intill projects adjacent to single family areas. Such intill should be limited to medium density (or lower) projects. g. Require fair housing practices. Disperse types and scale of housing units within the City for all ages, in all stages of the life cycle. Discourage high concentrations of low and modest cost housing in any portion or neighborhood. Staff Comment: 1 . We do feel strongly that the City should not approve the requested land use change on the Kehr property without a commitment to also change the land use on at least the lots to the east along county Road C. The timing of the change in this zoning is open for discussion, but, we could not recommend leaving an island of single family at this comer. We also strongly recommend the east-west local street connection shown on this figure, with particular emphasis on the connection to Dale Street. Again, timing is open to discussion, but, we believe this is a very important planning issue for the future of this area. (Because this street connects two public streets and another development, it should be a public street). 2, The most complicated questions about this project can only be answered with a better current understanding of the plans that the adjacent homeowners have for their property . We know that there have been meetings and conversations about the inclusion of at lea;st the lot immediately to the east. We also know that there is no agreement at this time. 3. The lot immediately to the east could support an additional 5 units and with this assumption it would appear that the land value for townhouses could exceed the current value of the home and lot for single family use. IdeaHy, these sorts of matters