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The proposed project represents an extension of an existing pattern of higher density multi- farrdly along the south side of 49th Street. It is staff's position that the proposed development is compatible with the pattern of development in the vicinity of the site, and is specially buffered along 49th Street and where the site abuts single family zoning. With a condition that buffering be provided where the project abuts the single family lots to the south, it is staff s opinion that adequate buffering will be provided. Furthermore, the proposed project would provide an efficient use of both land and public services, and provide an increase in the number of affordable housing units in the central portion ofthe county. Conceptual Site Plan Analysis: 1. Zoning Classification: RM -10, Residential Multi -Family (up to 10 units per acre) L Land Use Designation: M-2, Medium Density 2 (up to 10 units per acre) 3. Surrounding Land Use and Zoning: North: 49th Street (Lindsey Road), vacant/A-1 South: Residential, 47th Street/RS-6 East: Vacant/RM-10 West: Victory Park Apartments/RM-10 4. Overall Site Area: 15.41 acres 5. Total Building Area: 186,872 sq. ft. Note: The proposed community/child day care center building is approximately 8,500 square feet, and each of the 11 apartment buildings is approximately 16,000 square feet. 6. Open Space: Required: 30.0% Provided: 39.7% 7. Recreational Area: Required: 81,817 sq. ft. Provided: 81,817 sq. ft. Recreation areas will be dispersed throughout the project to provide walking paths, a basketball court, picnic gazebos, and playground areas. 8. Off -Street Parking: Required: 354 parking spaces Provided: 354 parking spaces Note: Parking spaces required for the commiurity/child care center are provided immediately adjacent to the child care building, and are segregated from the residential parking areas by the project's internal traffic circulation layout. 9. TratTic Circulation: The project's proposed primary access is a single two-way driveway at the western end of the site's 49th Street frontage. Upon entering the site from 49th Stree; the access driveway branches off to provide a one-way circular drive and drop-off for the child care facility, and a two-way access road and roadway loop that serves the residential area of the site. The loop roadway provides a two-way circular traffic flow serving various parking areas for the apartments and provides access to the project's emergency access connection to 47th Street (see attachment #3). Since the site's emergency access connection is not contiguous to the paved roadway construction in the project's Phase 1, the developer will provide in Phase 1 a stabilized interim connection to the site's emergency access driveway connection to 47th Street. During Phase 2 of the project, the emergency access driveway will be paved and will become a secondary access point to the project. Prior to the issuance of a land development permit (LDP) or LDP waiver for the project, the Public Works Department and the Department of Emergency Services must approve the final design of the emergency access improvements of Phase 1(interim) and Phase 2 (permanent). The county traffic engineer has reviewed and accepted the traffic impact analysis submitted with this application. Based on the findings of the traffic impact analysis (see attachment #6) the county traffic engineer has determined that a 49th Street west bound left turn lane into the project must be provided The traffic impact analysis indicates that the number of daily trips generated by Phase 1 does not require construction of the turn lane. However, prior to completion of Phase 2, the turn lane is required and will need to be installed. Final design of the turn lane must be approved prior to the public works department granting a land development permit or permit waiver for any phase of the project. OCTOBER 7, 1997 63