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