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3.2. The City's Comprehensive Plan text currently does not specifically address any of this particular site, however does address the adjacent triangular 30 unit senior housing site previously approved by the City. Further, the policies within the plan provide direction to eliminate blight, upgrade neighborhoods \vith a mix of compatible uses, and diversify and solidify the tax base. 3.3 In conjunction with the application for concept development plan approval, a project site plan, grading and utility plan, landscape plan, building elevations and floor plan have been submitted and reviewed by staff in preparation of this report. 3.5. Based on the proposed redevelopment of the site it is necessary to place the principal structures as close as 16 feet from the north property line, decks and patios to within six (6) feet of the north property line, and the turn-around private driveway to within two (2) feet of the east property line. 3.6. Off-street parking space for the storage of two (2) vehicles within a garage and two (2) vehicles in the driveway is sufficient. Additional guest parking will be addressed in the final document. 3.7. Because this pnject is an empty nester (single level) town home development, traffic is not anticipated 0 significantly increase along Old High\vay 8. Staff estimates no more than eight (8) : IPS (in or out) from each unit or a total of96 trips per day. Traffic counts completed in 1997 indicate a 24 movement of 6,732 vehicles. 3.8. Because this development will be viewed from the condominiums to the south, staff has worked with Mendota Homes an achieving a quality development that does not have the typical characteristics of a twin home development. These items include staggering the setbacks of structures; the incorporation of decks and/or patios; differing rooflines between structures; and the addition of architectural components such as 1-112 story foyers. These items have been incorporated into the proposal, however, staff stills feels that the development could be revised further to create more diversity. Staff suggests that the rooflines of the structures be redesigned, especially at garage locations. Further 1-112 story foyers or more diverse entry designs should be included at all entry locations and not be the typical dormer look. 3.9. If the Concept plan is approved, the PUD would be written to allow a 10 unit town home development with the underlying zoning R-6, Townhouse District and the setback reductions proposed in the attached plans. Easements for access and utilities must be in place from Old Highway 8 to serve all units, including the two (2) units in St Anthony. 3.10. The project as proposed is in harmony with the general purpose and intent of the City's Comprehensive Plan and Title 10 of the City Code (Zoning). 3.11. The proposed project will not adversely affect the public health, safety, or general welfare. PF3 123 - RPCA (07/14/99) - Page 3 of 4