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FILE # 17-3944 June 19, 2017 Page 3 of 5 Traffic. The applicant has prepared a traffic analysis, attached as Exhibit D. It suggests the development will generate 232 trips per weekday, 18 trips in the morning peak hour, and 21 trips in the evening peak hour. The analysis also suggests a similar number of trips each weekend day (226/ Saturday, 194/ Sunday). These additional trips will increase traffic about 3%. City engineering staff have reviewed the traffic analysis and noting that that the assumptions are valid, have no reason to question the findings. Engineering notes bullet point 3 assumes an AADT of 7950 vehicles/day where the Hennepin County 2016 Traffic Flow Map depicts at AADT of 11900 vehicles/day. It should also be noted that from a use standpoint the proposed residential use will have a lower impact compared to other possible uses such as retail. The Commission should note that the development of any vacant lot will increase traffic. For this specific area, much of the traffic is generated by communities west and south of Navarre (Shorewood, Tonka Bay, Excelsior, Mound, Spring Park) as County Rd 15/19 is one of the few corridors connecting these communities with Metro area jobs and services. The Commission should be cautious in basing a land use decision solely on traffic caused by outside sources limits the use of the land to passive uses. Parking. The proposal provides 84 parking spaces, a ratio of 2.1 spaces per unit. 51 of those spaces are under the building, and 33 surface spaces are proposed. The parking requirements are met. Building. The building is intended as a 40 condominium building. This is a change from the sketch plan and public meetings, where the applicant heard condominiums were more desirable. The applicant has stated that condominium buildings require higher ceilings, ultimately increasing the height. The defined height of the building is 48' 8", though the southern third of the building, closest to Shadywood Road, will be 36 feet in height as this portion does not include the penthouse. The height of the building was a point of conversation for the Planning Commission, City Council, and during the neighborhood meeting. The Council advised 30 feet was an acceptable limit. The applicant has provided information as to other projects in Orono higher than 3 stories, including Orono Woods (4 stories in the front, 3 visible in the rear) and the Stonebay Condominiums (3 stories visible in front, 3 plus a garage level in the rear.) The applicant should be asked for additional testimony to support the increase in height. The building is proposed to be 35 feet back from the Shadywood Road right of way line and about 35 feet from the new side lot line to the north, though this has not been verified with an updated survey/ site plan. Setbacks are summarized in the table on page 3, 50 feet fro the front yard and 35 from the side yard. The building will need to be 85 feet (75' MCWD buffer and 10' city setback) from the wetland. Each unit will have a balcony. The building as shown includes brick, steel, and glass with stucco accents. Care will need to be taken to ensure mechanical units are shielded from public view. Wetland The adjacent wetland is a "Preserve" classified wetland, requiring a 75' wetland buffer, plus a 10