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Page 3 • August 3, 2001 Michele McPherson In summary I feel the setbacks are generally too large. Private streets should be allowed. A maximum density of 11 units per acre is allowed but I don't think it can be approached with this ordinance without using a multi-level condominium. We designed a very tight detached townhome and twinhome development in Ramsey with a goal of 12 units per acre. We achieved that goal by the inclusion of a sizeable apartment building. The City and adjacent residents were shocked at the potential of that high of a density in the city. If the thought is more open townhome type developments then cut the allowed density. People aren't drawn to townhome developments because there are large spaces around the buildings, they move there for community, maintenance options, value and the ability to leave the for extended periods of time. By increasing setbacks and requiring most of the drives to be public rights of way the cost of land and utilities will increase per unit because of the decrease in density. The potential to have larger clusters of open space will also be reduced. A traditional townhome development may look crowded to those used to acreage and low density residential development (Rlb-d). In more urbanized areas there is great demand for the medium density product. The ordinance should encourage tight clusters of homes with one or more larger open spaces with trails leading to them. Open spaces should be behind the buildings. I like the idea of sidewalks but not everywhere,there is not enough traffic and this ordinance will create many short cul-de-sacs.. There should be some sidewalk along the major streets or leading to a feature and should be up to staff. Again, I thank you for the opportunity to review this document. If you want to meet to discuss some of these issues please call me. Sincerely, John Oliver& Associates, Inc. Ly P. well, L.S. Pres •