06-19-2017 Planning Commission Packet

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Traffic Westwood's traffic engineer reviewed the impacts of a 40-unit condominium building to the existing traffic volumes and the proposed County Road 19 improvement plans (See Exhibit J). In review of the Institute of Transportation Engineers Trip Generation Manual, Ninth Edition a 40- unit building will add 232 vehicle trips per day (116 entering and 116 exiting trips) and could increase the traffic volume by 3%.This increase is well below traffic volume standards for this classification of road (A-Minor Expander) which is designed for a traffic volume of 10,000- 15,000 vehicles/day. The AM peak volume for the proposed building is estimated at 18 trips (3 trips entering and 15 trips exiting) while the PM peak would be 21 trips (14 trips entering and 7 trips exiting). However, as noted above, our expected resident will be a retired empty nester with a second residence that will typically not be driving during AM or PM peak hours. The proposed County Road 19 improvement project will relieve traffic back-up in this area. The proposed plan will reconstruct County Highway 19 (Shadywood Road) to a three lane section (one lane in each direction with a center two-way left turn lane). This alignment would increase safety and mobility along Shadywood by allowing left turning traffic to enter the center lane while allowing through traffic to proceed on by.Thus, with the proposed improvements the added vehicles from our site will not adversely impact traffic volumes in the area. Neighborhood Compatibility The Freshwater Condominiums are designed both architecturally and physically to be compatible with the surrounding area. We are seeing a revitalization in the Navarre area with several buildings being remodeled and updated.The fresher look and image from these buildings reflect a more contemporary design of flat roofs and modern architectural elements. We are complimenting this look with our Freshwater Office Building and proposed condominiums.The Freshwater Condominiums and Office building will provide a nice transition along the County Road 19 corridor from residential neighborhoods to the city guided commercial and higher density district. Entering Navarre from the south the Freshwater Condominiums will be set back away from County Road 19 nestled into the trees then gradually stepping closer to the corridor in conjunction with the Freshwater Office building.The flat roofline will add to this transition as it minimizes the jaggered roofline and view shed of pitched roofs. (See Exhibit G) We believe that our proposed design is best suited for the site and neighborhood. The condominiums are strategically placed into the existing grade rather than altering the site with extensive grading. The height in the back side of the building is created solely because the site slopes away from County Road 19. By using the existing grade we are best able to preserve the existing topography and vegetation that would otherwise be removed.