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Street and 10 will be using Terrace Drive. The Daily Traffic Volume for the entire projectwill generate 564 total trips, of which 328 will use Arona Street and 236 will use Terrace Drive. The consultants (Glen Van Wormer — SEH) analysis for the entire project is attached along with the analysis from the Presbyterian Homes redevelopment proposal. �_� Required parking for the proposed development will consist of two spaces for each dwelling unit, of which'/z will be required to be covered. In the case of the Phase II proposal by United Properties, town homes will include two garage stalls and six parallel parking spaces are proposed adj acent to the west side of the private drive lane. There is also adequate space to park vehicles behind the garage doors of the eastern most town home structure. r. a Site lighting will be designed to be consistent with the existing and approved style and type of lighting. �.� The placement of inechanical equipment can create visual and noise issues. Given the current Phase II proposal it is assumed that air conditioning units for the town homes will be placed on the ground. As such, these units must be placed on the west side of the units and screened from view. �,5 The City has adequate sanitary sewer, storm water, and water main in place to support the development proj ect. The Public Works Department and the Rice Creek Watershed, prior to Final Development Plan consideration, must review and approve all of these plans. B_� STAFF RECOMMENDATION & CONDITIONS: 8. L The City Staff has reviewed the PHASE II proposal by United Properties and recommends approval of the 17 new town home (row home) units and the three actions necessary to begin preparation of fmal documents for permitting. City utility services already serve this site (or are in close proximity) and have adequate capacity to support the new structures. The site planning, landscape architecture, and the architecture are well done with high quality building materials. The proj ect meets the intent and policy directives of the City's Comprehensive Plan and the Arona/Hamline Neighborhood Plan, and is consistent with the developer's Applewood Concept Development Plan approved by the City Council on June 16,2003, which Plan was supported by the Planning Commission on March 5,2003. �_� The following conditions shall apply: a The provision of a 10 foot wide storm sewer force main easement on the south property line, a pathway easement, and an easement for the public overlook. b. The relocation of the proposed retaining wall outside of the storm sewer force main easement. PF3602 RCA 102504.doc Page 7 cf 7