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CONSIDERATION OF A FINAL SITE DEVELOPMENT PLAN AND FINAL PLAT FOR GREENLEAF TRAILS ADDITION, SECTION 1, A PLANNED UNIT DEVELOPMENT, DEFERRAL OF STREET PAVING, DRAINAGE, AND SIDEWALK IMPROVEMENTS IN CONNECTION WITH 12TH AVENUE N.W. AND THE ACCEPTANCE OF PUBLIC DEDICATIONS CONTAINED THEREIN. (GENERALLY LOCATED ON THE EAST SIDE OF 12TH AVENUE N.W. APPROXIMATELY ONE-QUARTER MILE SOUTH OF TECUMSEH ROAD)
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BACKGROUND: This item is a final plat for Greenleaf Trails Addition, Section 1, a Planned Unit Development and is generally located on the east side of 12th Avenue N.W. and approximately one-quarter mile south of Tecumseh Road.
City Council, at its meeting of February 24, 2009, adopted Ordinance No. O-0809-32 amending the Planned Unit Development (PUD) to include a church site within the preliminary plat. City Council, at its meeting of February 24, 2009, approved the revised preliminary plat for Greenleaf Trails Addition, a Planned Unit Development. The City Development Committee, at its meeting of October 9, 2015, reviewed and approved the program of improvements and the final plat for the Greenleaf Trails Addition, Section 1, a Planned Unit Development and recommended that the final site development plan/final plat be submitted to City Council for consideration including deferral of street paving, drainage and sidewalks in connection with 12th Avenue N.W.
This property consists of 10.82 acres and thirty-nine (39) single-family residential lots and one (1) common open space area. With the previous platting of Sections 2 through 6, there are 212 single family residential lots filed of record. There are approximately 329 residential lots remaining to be final platted in Greenleaf Trails Addition, a Planned Unit Development and Springs at Greenleaf Trails, a Planned Unit Development. There are 541 single-family residential lots proposed in the development plus 5 acres set aside for a church and 6.71 acres for commercial property. There is a large amount of open space property and private park land that will be utilized by the property owners.
DISCUSSION: Construction plans have been reviewed for the required public improvements for this property. The public improvements are under construction. These improvements consist of sidewalks, water mains with fire hydrants, sanitary sewer, drainage, and street improvements.
Approximately 1,074-feet of 12th Avenue N.W. will be required to be constructed to City standards as a half width arterial street. Section 19-602 B 1.2. (a)(b)(c) and (d) of the City Code establishes a method of deferring public street improvements under the following situations: (a) where incompatible grades exist; (b) where there are inadequate or a lack of connecting facilities; (c) where construction of the improvement would not immediately function for its intended use; or (d) where such improvement would be replaced by a planned future project. The developer is required to post a certificate of deposit with the City in a special account to be used with a future paving project or at such time as development occurs adjacent to the property. Staff has observed over the years that gap paving or “piecemeal” paving has been a detriment to arterial streets. There have been times over the years paving improvements have been constructed and then replaced because they did not fit in the overall design of the arterial street. Because this final plat includes a short length of pavement with a drainage structure for 12th Avenue N.W., staff is recommending deferral until future development occurs or until the City initiates improvements to 12th Avenue N.W.
The developer will deed private park land prior to filing the final plat for Greenleaf Trails Addition, Section 1.
RECOMMENDATION: The final plat is consistent with the approved revised preliminary plat. Based on the above information, staff recommends acceptance of the public dedications, approval of the final plat and filing of the final plat subject to completion of public improvements. The City Development Committee will ensure completion of all required public improvements or bonds/cash sureties and receipt of a Certificate of Deposit in the amount of $197,529.05 for deferral of paving, drainage and sidewalks in connection with 12th Avenue N.W., traffic impact fee in the amount of $13,469.90 and a warranty deed for private park land to the Property Owners Association.