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WOODBRIDGE PROPERTIES, CASE 21634 Page 2 exposure to 35W in an efficient manner and, at the same time, protecting the single-family and duplex development on the east side of Cleveland near the northerly end of the redevelopment area. 3. For approximately the past six months, Dave Weir of Woodbridge Properties, with his staff and consultants have been patiently putting together the properties effected. There are a total of twenty-six property owners, of which all but three have signed purchase agreements with Woodbridge Properties. The Council's criteria for considering a redevelopment of this nature would be an "overwhelming majority" of the property owners willing to sell compared to those who do not. In the case of the Loehmans Plaza development north of Rosedale, there were three property owners unwilling out of a total of seventeen owners. 4. We are informed by the developer that the average price paid for the single-family homes is equal to approximately 1.5 times their "normal residential value". Thus, the land values are such that each owner gets a price benefit, compared to a normal sale for typical residential purposes. The area of land in the three parcels not yet acquired equals 141,000 square feet, equal to 6 percent of the total land area. 5. Attached are copies of plans prepared by the applicant and a statement prepared by the applicant's attorney describing Lhe proposed development. 6. The staff has had numerous meetings with the applicant and his consultants reviewing alternative site plans, building configurations, traffic studies, tax increment finance data, landscape concepts, building and ramp design, and impact on contiguous properties. The applicants have also conducted several meetings with neighbors, including owners of the The land and homeowners to the east of Cleveland Avenue. applicants report that these meetings have gone well, reflecting feedback in the design proposals. 7. The basic concept is one of constructing an office structure at the far northerly end of the site. The existing service station at the southwest corner of County Road D and Cleveland would, of course, be removed. Another eight -story office structure would be constructed at the south end of the site, supported by a three -level parking ramp. This site would be at the present location of the Garrett Truck Line, which would be moved to another site and the land cleared for redevelopment. The remainder of the site would be developed for office/service buildings, of which each would have at least 50 percent office space as required in the B-4 Ordinance. These uses require a conditional use permit, which should be processed with the conditional use permit for the planned unit development.