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--. .-. a� 0 9.10 The Orchard as proposed will be of a similar height (3-stories) to Midland Grove a� : Condos, however their over height is different give the flat roof and approximately 34 a� 2 foot height of Midland Grove and the truss roof and 46 feet of The Orchard. There has a;:� also been much discussion about the single family home at 1995 County Road B. When � �4 the Planning Division considers the impacts of the Orchard to surrounding uses, this a,:� parcel is determined to have a future land use designation of Medium Density �� Residential, with a future allowance of 4 units per acre or up to three attached townhomes a� % meeting the dimensional requirements indicated in the Roseville City Code. Staff and the =� ;:� applicant have taken the concerns of this property owner seriously, and the applicant has »;:; made a number of modifications to the plans to minimize the perceived impact, but at the azr>> end of the day this property is not given the same deference as if it were guided low a2 density. Additionally, the Planning Division has assessed building height relative to a22 sight lines and topography and concluded that most of the townhomes that lie within �2:� Ferriswood will not be able to see the Orchard structure. Those that will view or have a �'��: partial view include 2175, 2179, 2181, 2191, 2193, 2195 2201 and 2203 Ferris Lane. It a2� is worth noting that all of the units identified above also have a view of Midland Grove �z�7 Condominium, with the majority located closer to that building than to the proposed a2� Orchard building. a2a 9.11 The Orchard is proposed at 3-stories with a truss roof that is 38.6 feet at its midpoint and a2�a 46.5 feet to the top of peak. This height (though taller) is similar to that of Midland aso Grove Condominiums which stands at approximately 34 feet, but just as important, the a:�.: proposed height is consistent with the City's policy decisions on Greenhouse Viilage, a32 Applew000d Pointe, and McCarrons Pond all with similar height, mass, and proximity to a�3 existing single-family residential neighborhoods. �� 9.12 Given Roseville's limited land availability, the stated need and desire to increase density, �:;� past policy decisions, similarities between the Orchard and most other multiple-family a;r; residential projects approved by the City since 2000, and the documented limited impacts a3' the Orchard will pose to the surrounding neighbors, Planning Division staff believes that �3� the project ought to be supported as submitted. as�� 9.13 During the two Planning Commission public hearings and the City Council meeting, a�� adjacent residents raised concerns regarding the difficulties in accessing County Road B a.;` from Midland Grove Road, the sight line in and around this intersection, and the volume ��2 of traffic (both current and proposed) and conflicts/congestion it will bring. To address a4:,. this matter, the Planning Division inspected and took photos of County Road B from �a� Fairview Avenue to Cleveland Avenue and the two intersecting streets to gain a better a45 understanding of sight lines, signage, roadway markings, and volume of traffic aaF (Attachment F 1-F 11). Staff has inspected and reviewed the photos and concluded that aa, appropriate road markings and signs are placed to properly direct and advise drivers on �4� County Road B, Cleveland Avenue and Midland Grove Road, and determined that the ��{? turn lanes along County Road B provide ample stacking for the current and anticipated aa;; volume of traffic. Since its work began on the Orchard, the Planning Division has been �:>� to the site at 2025 County Road B numerous times to inspect varying items, but has never a�� experienced any complications regarding exiting on to County Road B(see Attachment a5� I). �;>� 9.14 The Engineering Division has reviewed the roadway design of County Road B at a�» Cleveland Avenue and Midland Grove Road and determined that the road is of adequate PF09-002 RCA 071309.doc Page 12 of l7