6.1. PCSR 06-22-2021 - Laserfiche WebLink

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The applicant has proposed a multi-family residential development north of the West Oaks Subdivision. The site had previously been the subject of a residential PUD and is already zoned as such. The application package includes a CUP to modify the existing PUD and establish the residential use, and a preliminary plat to create one parcel for the proposed apartment building and 24 townhome lots. The proposal includes a 91-unit apartment building and 24 townhome units. To support the additional traffic load, the developer will extend the frontage road through a dedicated R/W that connects with the neighborhood to the west,providing an additional access point to Highway 10. Comprehensive Plan The Comprehensive Plan guides the property for High Density residential uses and has been scheduled for high density uses since first being re-zoned to PUD. Transportation connections are of concern,but the project is consistent with the Comprehensive Plan. The target density per the comprehensive plan is 8 to 20 units/acre, and the proposed project comes in at 10 units/acre. Traffic The results of the traffic study show an increase in the number of trips through the West Oaks neighborhood. An increase would be expected as a result of any development on this parcel and the study estimates 15 percent of all trips will utilize the existing public streets through West Oaks. The study further estimates that the remaining 85 percent of the daily trips would utilize the new frontage road connection to Highway 10. This percentage may fluctuate but is based off the assumption that most residents will commute for work, and the most efficient route will be the new roadway extension through Big Lake Township. Additionally,in evaluating a livability standard for residential roadways, the traffic study and the Public Works Director both believe the additional traffic on existing and proposed city streets will not detrimentally impact the existing residents. Highway 10 Traffic/Crash Information Staff collected crash data for two nearby segments of Highway 10. The first segment between County Road 15 and Waco Street saw a total of 85 incidents since 2011. Of those crashes,two resulted in serious injuries, and eight resulted in minor injuries,the remaining 75 incidents resulted in possible injuries or property damage. Nearly half, 46%were single vehicles running off the road, and another 16%were collisions with deer/animals. Additionally, with the high number of incidents where cars left the road,more than half the incidents occurred during the five snowy months from November through March. The second segment was between Waco Street and Joplin. This segment saw a total of 67 incidents since 2011, with one serious injury and four minor injuries. The majority of crashes (55%) were rear-end collisions near the signalized intersections. Future Roadway Extensions Staff spoke with Council regarding the roadway extension to the east/Waco on June 7,2021. Council is interested in exploring the possibility, but there are no plans to construct the connection soon. However,the traffic study does show traffic from the proposed development will not impact existing city streets enough to require this connection in addition to the connection to the west. Additionally, the former alignment of Waco Street did not have dedicated right-of-way, and the re-alignment to its current location did not vacate previously held right-of-way. Big Lake Township