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CONSIDERATION OF A PRELIMINARY PLAT FOR SANTA ROSA ADDITION, A PLANNED UNIT DEVELOPMENT, AND A WAIVER OF ALLEY REQUIREMENTS FOR THE COMMERCIAL PROPERTY. (GENERALLY LOCATED AT THE SOUTHWEST CORNER OF 36TH AVENUE N.W. AND WEST TECUMSEH ROAD)
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BACKGROUND: This item is a preliminary plat for Santa Rosa Addition, a Planned Unit Development, and is located at the southwest corner of the intersection of Tecumseh Road and 36th Avenue N.W. This property consists of 15.61 acres and two lots. One lot contains 13.86 acres proposed as a Planned Unit Development with multi-family apartments and one lot contains 1.75 acres proposed as local commercial development. Planning Commission, at its meeting of October 11, 2012, made no recommendation to City Council regarding amending the NORMAN 2025 Land Use and Transportation Plan to Medium Density Residential designation and removing it from its current Commercial designation. Also, Planning Commission made no recommendation to City Council for the approval of Ordinance No. 1213-11 placing a portion of this property in the Planned Unit Development zoning district and removing it from C-1, Local Commercial Designation. In addition, Planning Commission made no recommendation to City Council for the approval to waive alley requirements for the commercial property or approval of the preliminary plat for Santa Rosa Addition, a Planned Unit Development.
DISCUSSION: The 230-unit apartment complex in this preliminary plat is expected to generate approximately 1,518 trips per day and 145 trips during the PM peak hour. The traffic capacity on the affected roadways exceeds the demand for existing and proposed trips as a result of this development. No negative traffic impacts are anticipated on these facilities. See Attachment A.
Because of the development's size and traffic generation potential, the applicant was required to conduct a comprehensive traffic impact analysis. The study was completed by Traffic Engineering Consultants, Inc., and was submitted in August, 2012.
No off-site improvements were recommended in the traffic impact analysis as submitted. The site will be served by two driveways. One is located along 36th Avenue NW south of Tecumseh Road and the other is along Tecumseh Road west of the 36th Avenue NW intersection. The development will eventually include the development of a commercial tract in the immediate southwest corner of the Tecumseh Road/36th Avenue NW intersection and a tract immediately south of the proposed apartment development that is expected to include medical office type of development. When more is known about either of these two future tracts, supplemental information regarding trip generation data should be submitted for review. Access to the southern tract (future medical office space) must be through a single driveway located at least 200 feet south of the existing Healthplex Parkway intersection with 36th Avenue NW.
Public improvements for this property consist of the following:
Alley. The engineer for the developer has submitted a request to waive alley requirements. Sufficient circulation is available for the property and Staff recommends approval of the alley request. Planning Commission, at its meeting of October 11, 2012 made no recommendation regarding waiver of alley requirements.
Fire Hydrants. Fire hydrants will be installed in accordance with approved plans. Their locations have been approved by the Fire Department.
Sanitary Sewers. A sanitary sewer main will be installed in accordance with approved plans and City and Department of Environmental Quality standards.
Sidewalks. Sidewalks will be constructed adjacent to Tecumseh Road and 36th Avenue N.W.
Storm Sewers. Storm sewers and appurtenant drainage structures will be installed in accordance with approved plans and City drainage standards. An existing detention facility will be utilized.
Streets. Tecumseh Road and 36th Avenue N.W. are existing.
Water Mains. There are existing 12-inch water mains adjacent to Tecumseh Road and 36th Avenue N.W. An internal looped water main will be installed to serve the proposed fire hydrants for fire protection. The water main will be installed in accordance with approved plans and City and Department of Environmental Quality standards.
Public Dedications. All rights-of-way and easements will be dedicated to the City with final platting.
RECOMMENDATION: Based on the above information, staff recommends approval of the request to waive alley requirements for the commercial property and approval of the preliminary plat for Santa Rosa Addition, a Planned Unit Development subject to City Council approval of Resolution No. R-1213-36 and Ordinance No. O-1213-11.