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3.11 The City has completed a review of all housing in a two mile radius, which concludes that housing mix is 41 % rental and 59% owner occupied (see Attachment 1). 4.0 STAFF COMMENTS & FINDINGS 4.1 The vacant parcel has limited ability to be developed given the pond, easements, and setbacks applicable to a specific zoning district. 4.2 The change in comprehensive plan designation and zoning classification fit well into the adjoining neighborhood. Specifically, multiple family districts are usually considered transitional zones between single family detached residential areas and commercially zoned property. This allows the multi-family residents better access to commercial areas and reduces the amount of multi-family cut-through traffic which travels through a R-l area to the commercial areas and community collector streets. In the Cave proposal, single family residentially zoned property lies directly west and commercially zoned property lies directly east. The parcel has direct access to a County community collector street (B-2) and is within 800 feet of a minor arterial street (Rice Street). 4.3 The Development Review Committee (DRC) reviewed the proposed development plan and the applications for the comprehensive plan amendment and rezoning. The DRC determined that the roof design should be modified to include dormers, and the facade should be visually broken-up by including decks. These items would reduce the scale, add human and residential proportions, and add visual amenities to an otherwise plain elevation and roofline. 4.4 Though the Comprehensive Plan land use designation of this property is Business, the DRC has concluded that the parcel, as a remnant, would be difficult to develop as a commercial property because of coverage, parking requirements, and compatibility with adjoining residential neighbors. 4.5 Staff has determined, if the comprehensive plan amendment and rezoning are approved, that the proposed 18-unit apartment complex would be consistent with the R-3A multi-family district and the city life-cycle housing programs. 4.6 Sanitary sewer and watermain are available to the parcel from existing lines within the County Road B-2 right-of-way. These services must be sized appropriately for the development and reviewed and approved by the Engineering Department. Land area is available to accommodate the use and the required retention pond. 4.7 The storm water calculations pertaining to the designJIocation of the management pond proposed to the rear (north) of the lot adjacent the wetland will need to be submitted to the Engineering Department for review and approval. 4.8 As of 2001, County Road B-2 had not been programmed in the five year Capital Improvement Program for reconstruction in this area. However, in 2003 the City will construct a trail along one side (yet to be determined) of County Road B-2. The applicant will be responsible for provision a sidewalk/trail fee for the linear length of the parcel. PF3293 - RPCA 031401 Page 3 of7