staff report: west place village pdd

City of Auburn Planning Commission PL-2009-00660 ‘West Pace PDD’ Review Date: December 3, 2009 Property Owner(s): West Pace, LLC and Lynch Properties, Inc. Owner’s Address: 1695 East University Drive

Auburn, AL 36830 Authorized Representative: J. A. Conner, Jr. Request: To apply a Planned Development District (PDD) designation

to approximately 165.5 acres currently zoned Comprehensive Development District (CDD)

Zoning Ordinance requires: Upon application, the Planning Commission shall, after giving 15 days notice, conduct a public hearing on the proposed amendment. The Planning Commission shall consider and make recommendations on all proposed amendments, taking into account: (1) the testimony at the hearing; (2) a site inspection of the property in question; (3) the recommendations from interested official bodies; and (4) the standards for map amendments. Location: Between Interstate 85 and Shell Toomer Parkway east of

South College Street (US Highway 29) Reviewed by: Carl Morgan, AICP, Assistant Planning Director Recommendation: Approval contingent upon:

• Approval of the conditional use permit for various uses, case number PL-2009-00670

• Any development in the future development area of Phase D not be permitted without a PDD amendment specific to that area

Current Zoning: Comprehensive Development District (CDD)

PL-2009-00660 West Pace PDD of 12

Surrounding Zoning:

North: Rural (R) – Ivy and Richard Morris Property South: Planned Development District (PDD) and Rural (R) –

Cleveland Real Estate Investments and Jones/Naftel property, Links Crossing LLC Property, Magnolia Gardens at Auburn Links Subdivision

East: Outside of City Limits – Parcel B-1 Tommy Pace Subdivision (West Pace LLC)

West: Comprehensive Development District (CDD) – Ladiga LLC property, 37 Hotel Auburn LLC property, Park Place Plaza LLC property

Number of Adjoining Property Owners Notified: Nineteen (19) Site Visit: September 22, 2009 Property Description: The subject property consists of lots B-2A-1, B-2A-2, B-2A-3 and Parcel A-2 of the Tommy Pace Subdivision, Redivision of Parcel B-2 and part of Parcel A (Corrective Plat) recorded on June 17, 2008. The site is bound on three sides by major transportation corridors including Interstate 85 to the north, South College Street (US 29) to the west and Shell Toomer Parkway with its accompanying hiker-biker trail to the south. The site also lies within the Loachapoka water service area. Previous Action Related to this Site: The Tommy Pace subdivision was first platted in 1993. Since then, there have been six amendments to the subdivision. The most recent applications to re-subdivide were approved and recorded in April 2006, June 2007 and finally in June 2008. Between September 2006 and December 2007, the applicant also proposed annexing and rezoning the subject property in phases. Cases included:

Annexation applications PL-2006-00526 PL-2007-00794 PL-2007-00960

Rezoning Applications (to CDD) PL-2007-00795 PL-2007-01070

However, the applicant withdrew these applications and the property was later proposed for annexation and rezoning to CDD as a single group (applications PL-2008-00790 and PL-2008-00791). The City Council’s action on these cases was on September 15, 2009. Prior to annexation, the applicant had been proceeding with the development through the County’s permitting process to build three auto dealerships. Two of the dealerships have been constructed and are the backbone for the new auto mall proposed for the portion of the site adjacent to the interstate.


Earlier this year, the applicant also had a number of meetings with City department directors through the Office of the City Manager to help coordinate the overall development of this property. There has been a strong public interest in this development because of the property’s significance to the city and its location at a key gateway into town. Among prominent issues discussed with the applicant, goals for the development of the property included putting an improvement district in place, annexing the property, addressing transition issues on the un-annexed east parcel from commercial to residential, and rezoning the property to CDD with a PDD overlay. This application continues to address these development goals. Greenway/Greenspace Impact: The existing bike path on Shell Toomer Parkway lies in the State right-of-way along the property’s south property line. The parkway is one of only three in the State’s parkway system and was created in the 1940s to serve as a parkway entrance to Chewacla State Park. The bike facility within the parkway was constructed using federal funding allocated to the City of Auburn who oversaw the construction of the bike path. When it was complete, the facility was turned over to the State Parks Division of the Alabama Department of Conservation and Natural Resources. While State Code generally prohibits adjacent properties to have direct access to parkways, the applicant has gone through the necessary administrative and legal channels to secure three entrances to the development. The Greenway/Greenspace map also shows a proposed bike path along the north property line that runs east-west connected to another that crosses the I-85 corridor and connects to South College Street (US 29) on the north side of I-85. The map shows a connection between the bike facilities on the north end of the PDD parcel to the existing facility in the Shell Toomer Parkway, but this is through the un-annexed 35-acre parcel to the east rather than through the PDD. That being said, the applicant has reported in the Master Development Plan report that he will provide a facility from Shell Toomer Parkway headed north through the PDD (See attached report, question 4). Land Use Plan Designation: The Future Land Use Map identifies the subject property with a Medium Density Residential land use classification on the west portion of the property and Low Density Residential on the east portion. The map also envisions a proposed activity center on this site. This suggests that a mix of uses might be considered on this site and maintain consistency with the land use plan. The land use plan does not specify which type of activity center should specifically go here. Options listed in the plan include: city center, village center, neighborhood center, commercial support center, and industrial support center. The section of the plan devoted to future land uses includes the following:

The Future Land Use Map should not be interpreted to propose nor preclude development without full consideration of all policies, principles, standards or


intentions expressed in this plan document and its implementing regulations. Site considerations relating to topography, geology, soils or hydrology will be of major importance when locating any particular new activity center and planning and designing its uses and density. These realities, plus attitudes toward development on the part of public officials, other agencies, area residents, property owners and developers will play a large part in determining location and design. Similarly, the presence of adequate streets as well as schools, parks and other community facilities, including water and sewer systems, should be assured before making any significant development proposals or decisions1

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Further, after pointing out that the majority of commercial activity centers will be focused on downtown; along major corridors such as College Street, Glenn Ave, and North Dean; and in new future growth areas (such as the location of this application) the plan also states

The locations of several proposed new activity centers and many of the new parks, community facilities and institutions shown on the Future Land Use Map and described below are not meant to be precise or absolute.2

The land use plan also points out the need to refine the plan over time. The city has recently begun the detailed process of creating a new comprehensive plan that will eventually replace the current land use plan altogether and will more closely reflect the current community values of the residents of the city and public officials. Activity centers, according to the adopted Village Concept, are essential to the City’s livability, cohesiveness, growth, service and mobility. They are places where goods and services are concentrated. Over time, a network of streets and walks will allow for alternate means of accessing those goods and services, often in shorter trips. Healthy, vibrant activity centers are not a product of chance, but rather of thoughtful, integrated community planning and good urban design. Good centers feature vitality, and a sense of civic pride, usually with significant architecture, urban form (the way buildings are arranged to frame public space) and activities that draw a diverse crowd. Their development and improvement will result from thoughtful planning and civic-minded urban design. Therefore, Comprehensive Development District (CDD) zoning can facilitate and can be consistent with the type of development that is envisioned in the city land use plan, but to what extent that consistency is achieved is determined ultimately by the development plan for the subject property. The PDD overlay as proposed has varied land uses, though none are residential. The uses proposed in this development are being reviewed under a separate conditional use request (PL-2009-00670) and include the following:

1 City of Auburn, Land Use Plan, October 2004, p.50 2 City of Auburn, Land Use Plan, October 2004, p.51


• Outdoor Recreational Uses: Park; Bicycle, Jogging and Hiking Paths • Institutional: Private Libraries & Museums; Aquariums • Indoor Recreational: Skating Rink (Roller & Ice), Bowling Alleys, Billiards,

Gymnasium, Indoor Athletic Facilities • Office • Commercial and Entertainment: Auto accessory store; Barbershop/beauty

shop; Building Material Sales; Clothing Stores; Copy Shop; Electronics Repair; Florists; Garden Supply; General Merchandise Stores; Health & Personal Care Stores; Hotel/Motel/Condotel; Office Supplies, Stationary, Gift Stores; Package Store; Pet/Pet Supply Store; Restaurant; Restaurant-lounge; Restaurant-pub; Specialty Food Stores; Sporting Goods, Hobby, Book & Music Stores; Tavern; Lounge; Banks; Dry Cleaners; Grocery Stores

• Professional Studios: Theaters/Indoor Auditoriums • Road Service: ATM’s; Auto Dealership; Auto repair, paint/body work;

Convenience Stores/Small Grocery; Gasoline/service station; Bank with Drive-thru; Parking Garages/Lots; Fast Food Restaurant

• Commercial Recreational Use: Amphitheater • Agricultural Support: Farm Equipment sales/rental/leasing; Farm Equipment

sales/repair; Farm Produce Sales (permanent) • Nurseries: Retail • Commercial Support: Wholesale Distributor • Regional Shopping Center: Shopping Center 500,000+ SF floor area

Analysis Section 503 highlights fundamental purposes and issues of the Planned Development District (PDD) overlay and includes the following:

• Intended to allow mixed uses • To be applied only in areas zoned DDH, CDD, LDD, and RDD • Properties zoned PDD are meant to be subject to both PDD requirements and

those of the base zone • The base zone determines lot area, setback, bulk regulations, parking, maximum

floor area ratio and impervious surface ratio, maximum gross density and minimum open space ratio (for residential uses), and the minimum site area and lot width for nonresidential uses.

• The PDD overlay is intended to regulate the permitted and conditional uses, the mixed use development components, and the maximum percentage of allowable dwelling units in a commercial/residential development.

Section 503.01 minimum size and ownership – The proposed PDD must be at least 10 acres and under single ownership.

Staff Comment: The development site is 165.5 acres and meets this requirement


Section 503.02 Uses permitted on approval – a mixed-use development may consist of any commercial uses permitted in the district as per sections 402 (land use table) and 407 (commercial uses—includes a general description of each land use classification) of the zoning ordinance. A master development plan is required at this stage in connection with PDD zoning.

Staff Comment: The uses being proposed here are a mix of non-residential uses. All uses in a PDD require a conditional use permit. The applicant has accompanied this application with a conditional use request (PL-2009-00670) for a number of uses as listed above. A Master Development Plan Written Report has been supplied by the applicant addressing the questions in Section 504.01 of the zoning code (attached). The master development plan identifies specific building location and some anticipated land uses (also attached).

Section 503.03 Connection between uses and adjoining development – PDDs should be connected between uses onsite and those off site. The code envisions that this be accomplished through land uses, streets, utilities, pedestrian and bicycle paths, greenways, and signage. The design of any planned uses are to be harmonious not only between uses, but with adjacent uses as well.

Staff Comment: Between the development site and adjacent parcels This site is very unique in that it is bound by three transportation corridors that by policy either prohibit access or significantly limit a connection. To the northwest the property has about 3,540 ft of frontage along I-85 with no access; to the west, about 743 feet along South College Street with no access; and to the south, about 4,118 feet of frontage along Shell Toomer parkway with three access points. The only other properties to which the site could connect are to the east where there is a 35 acre parcel that is not yet annexed and is under ownership of the developer with a shared property line of about 2,416 feet; and to the north where there is another 14 acre property that is zoned Rural with a shared property line of about 1,254 ft. Neither of these two properties are proposed for development at this time. The applicant’s proposal provides a road that is stubbed up to the 14 acre parcel that lies north of the proposed development. To the east of this road, the applicant has identified about 22.6 acres of “future development” which leaves connectivity to the parcel further east as indefinite and uncertain. At the point that development is proposed in the “future development” area, the applicant should be required to address a connection to the 35 acre parcel to the east.


For bicycle and pedestrian connectivity, the applicant has committed to the construction of a pedestrian bike facility that will connect with the Shell Toomer Parkway facility and travel north through the east portion of the development. This would approximate the Greenspace and Greenway master plan map, particularly if it is connected to an east/west facility on the north end of the parcel. The applicant has conceptually committed to additional bicycle and pedestrian amenities through the site. Any other connections or transitions from a land use perspective will be accomplished through buffers required by the zoning ordinance or as per the conditional use permit under review (case number PL-2009-00670). Internally The site is divided up into four different areas that, according to the applicant’s Master Development Plan, will be built in phases. They are linked by a primary road through the middle part of the site as well as through other minor roads and points of circulation. This includes a minor road along the north property line and several east-west circulation loops through the parking lot of the retail section. There is also a “Main Street” area in the center of the development that connects the center access point off Shell Toomer Parkway to a roundabout/ traffic circle and incorporates angled parking similar to a downtown. Attached is an Internal Circulation map where staff analyzed the site circulation and broke circulation routes down to a likely hierarchy of roads and “parking lot circulators” that will link the various phases of the development. Phase A (Phase I in the MDP report) is the auto mall district with an estimated completion of 2008. This phase saw the construction of the primary circulation road that connects the east and west entrances at Shell Toomer Parkway through the middle of the site along the south side of the auto mall. Two of the dealerships have been completed as have the streets. Phase B (Phase II in the MDP report). This is on the west end of the development and includes the movie theater, some retail and the “cuisine district” west of the westernmost entrance that will contain a number of restaurants. This is proposed for completion in 2010. Phase C (Phase III in the MDP report) involves the major retail component of the development with major anchor stores and a number of smaller retailers. The portion is designed in a standard suburban power center format with a small “Main Street” section on the west side of this phase with smaller retailers and on street, angled parking. This section is proposed for completion in 2012. Phase D is the extreme east end of the development. Detention ponds are located at the northeast and southeast corners with four out lots between 1 and 1.75 acres each and a large “future development” area of 22.63 acres. The


timeframe for this phase is indefinite. Any development here would need to be reviewed through an amended PDD request. Buffers required in Sections 424 and 425 will be utilized in the development process to help dissimilar uses become harmonious neighbors. Details of landscape buffers respective to the various uses will be established in the site plan review process. Reference to buffer requirements and provisions are discussed in the Conditional Use application (PL-2009-00670) and range between 10 to 20 feet around the property.

Section 503.05 Development Incentives – These are to be provided upon written request of the developer and often include:

• Density bonuses (residential) • Increases in FAR • Reduction in minimum lot width • Master signage plan approval • Accelerated preliminary plat approval • Increases in ISR

Typically the incentives above are provided in exchange for the developer providing:

• Open space improvements • Housing for the elderly and/or low to moderate income • Vegetated buffer • Increased open space (for residential uses) • Park and recreation areas • Parking in the rear for multi-family development and commercial/office uses • Limiting access to single family uses vial alleys or shared driveway • Low density along the edge of the development • Dedicated open space

Staff Comment: No development incentives are being requested at this time.

According to Section 504.03 the staff report shall address the following findings: (A) As to the suitability of the site for the planned development zoning

proposed and the relation of the proposed development to the surrounding areas as it relates to existing and probable future development;

Being located at a primary gateway to the city of Auburn, this site is appropriate for planned development and mixed uses. The location takes advantage of the existing road network and provides the opportunity for an array of goods and services to the City of Auburn while minimizing neighborhood cut through traffic. Done properly, this has the capacity to create a strong sense of place and to


leave positive first impressions for not only visitors to Auburn, but for passersby on I-85 between Montgomery and Atlanta. The I-85, South College Street and Shell Toomer Parkway corridors are significant rights-of-way that create logical edges to the PDD overlay. While it is typically best zoning practice to keep zoning and land uses consistent on the same on both sides of a corridor, these corridors have wide rights-of-way that contain either high traffic counts or significant natural vegetation justifying that these corridors be used as land use and zoning edges. The northeastern and eastern property lines are also appropriate edges for the PDD because either property ownership and zoning changes here or the adjacent property is not yet annexed into the city. While the property to the east is not part of the City of Auburn, development potential is limited. Until the property is annexed and developed, this heavily forested parcel has the potential of being a significant buffer between the Rural and Neighborhood Conservation zoning further east. Police, fire protection and solid waste were notified as part of the annexation process. The Water Resources Management Department has identified that both water and sewer are also available.

(B) As to the suitability of proposed streets to adequately carry anticipated

traffic, and whether increased densities will generate traffic in such an amount as to overload the street network outside the development site.

While this property has frontage along some very significant, high capacity corridors, access is limited. All access points come through Shell Toomer Parkway rather than through the limited frontage along South College Street. A development of this size may have significant impacts on roads and bikeways in the vicinity. The impact has been reviewed through a traffic study provided by the applicant. The summary is attached to this report. Essentially, the study calls for a series of improvements as phases are completed that include intersections along Shell Toomer Parkway at South College Street and at all three entrance points to the development. The report also highlights the need for increasing the road portion of the parkway right-of-way to a five-lane cross section. Because the parkway and South College Street are state roads, these improvements will need approvals through the State of Alabama’s Department of Transportation (ALDOT) and the State Parks Division of the Alabama Department of Conservation and Natural Resources (ADCNR).

(C) As to access to utilities and proposed utility services that will be adequate for the population densities proposed.

The Auburn Water Works Board (AWWB) will provide water service to this development from existing water mains owned by AWWB. Currently there is no


connection between existing development and sanitary sewer. In the interim, the existing uses are operating with onsite wastewater treatment facilities.

(D) As to proper justification for the development proposed, including

commercial, and its consistency with the Land Use Plan and adopted development policy of the City of Auburn.

This development creates an activity center as envisioned in the Future Land Use Plan and identified on the land use map. The development will provide businesses and services that will meet the growing medium and low density population anticipated in this area. It will also have a regional market that likely will come with some costs related to more traffic, but benefits as well that are related to increased services and revenue to the citizens of Auburn.

(E) As to the impact the proposed development would have on local natural

resources in the general area.

The greatest impact of this development is likely to be to the parkway that was intended to be a natural gateway to Chewacla State Park. The State Code prohibits access to parkways from adjacent properties, but long prior to this development, the State departed from this policy, which was a likely precedent for the access points recently granted to the applicant. By time the applicant received access permits for the development, there were already 10 private driveway access points into the parkway right-of-way. In any case, the existing access points from properties along the parkway, the applicant’s included, do not preclude the use of the parkway for it’s legislated purpose as an “elongated strip of land suitable for recreation and a pleasure vehicle road."3

The buffering requirements of the city zoning ordinances will help to mitigate some of the impact that otherwise might have been imposed upon the parkway.

The south and east portions of the property also have some significant stands of trees that will be removed as part of the development. As of April 2008, the site had approximately 85.7 acres of wooded land. The removal of these trees come at the expense of natural drainage and water quality benefits provided by the forested land. Also, the loss of shade and increase in impervious materials, such as asphalt and concrete, will likely create temperature changes and contribute to a heat island effect in this area. Where possible, the applicant will want to consider utilizing the City’s tree preservation credit of Section 427 in the Zoning Code to retain the benefits of the existing mature tree canopy and to realize cost savings associated with diminished landscaping requirements onsite. Development of the parcel will include storm water management and landscaping that meet or exceed the City of Auburn’s standards and specifications.

3 Alabama State Code, Section 9-14-1


(F) As to whether the applicant submitted the application and all relevant materials and adequately addressed all the information required in the written report. The applicant’s written report shall be submitted as part of the Planning Department’s staff report. The applicant submitted all relevant materials necessary to adequately review the proposal for application of the Planned Development District.

(G) As to the proposed development compliance with this Ordinance, the Land

Use Plan and other plans, maps, and ordinance adopted by the City to guide its growth and development.

The Comprehensive Development District (CDD) already applied to this development area is intended to:

• accommodate most of the growth expected in the undeveloped areas of Auburn

• provide the zoning and capital improvements that attract development. • consist of the areas where development should logically locate as a

consequence of planned public facilities and associated capital expenditures

• permit development of both urban and suburban character • provides for low- to moderate-density residential development and for

necessary commercial and institutional uses. CDD zoning is intended for a planned, logical accommodation of growth and is intended to serve areas suitable for development and to avoid unsuitable areas. Major uses, such as a shopping center, will be considered as conditional uses. The CDD allows many and varied uses while placing the emphasis on minimizing or buffering any nuisances between uses. The zoning ordinance anticipates the likelihood – and desirability – of considerable mixing of land uses and imposes standards to resolve any possible problems and eliminate the negative impacts of juxtaposing unlike land uses. The Planned Development District (PDD) is intended to provide an opportunity for a land development process with the greatest flexibility available to the developer, consistent with the provisions of zoning regulations, and the provisions included in the master development plan for the subject property. The PDD designation may be requested and considered for application only to those properties already zoned DDH, CDD, LDD, and RDD. Approval of a Planned Development District (PDD) must be based upon the approval of a master development plan (Section 504) for the site in question. Uses shall be selected from those listed conditionally in Table 4-1 following a thorough evaluation of the proposed location of any PDD. Following the


acceptance of the master development plan, the property shall receive the PDD zoning designation. The applicant has submitted a Master Development Plan required with an application to rezone land using a Planned Development District (PDD) overlay. The proposed plan appears to comply with the Future Land Use Plan based on the mix of uses that will serve the neighboring low density residential neighborhoods.

Engineering: The Public Works Department provided the following information:

The traffic impact study (TIS) has been submitted. Engineering staff is in general agreement with the report, based on a preliminary review. As the development progresses, the TIS will be reviewed and updated as necessary. The proposed improvements will require review and approval by state agencies prior to being constructed. If any of the improvements were unable to be implemented for any reason, the development would need to be scaled back accordingly.

Water Resource Management:

• WRM has no issues with this submittal for rezoning purposes. Staff Recommendation: Based on the information provided at this point, conditions of approval for the PDD should include:

• Approval of the conditional use permit for various uses, case number PL-2009-00670

• Any development in the future development area of Phase D not be permitted without a PDD amendment specific to that area

TRAFFIC IMPACT REPORT

WEST PACE VILLAGE Auburn, AL

Prepared for: Hayley-Redd Development Company, LLC 1695 E. University Drive Auburn, AL 36830

Prepared by: Bowman Engineering, LLC 310 Bibb Avenue Auburn, AL 36830 (334) 559-5755 Written By: Brian L. Bowman, Ph.D., P.E. AL P.E. License 17697

Date: November 17, 2009

EXECUTIVE SUMMARY This report document presents the results of a traffic impact study conducted for the

West Pace Village development to be located in the City of Auburn, Alabama. West

Pace Village is located south of I-85 and east of College Street. It is planned as a multi-

district, multi-anchored shopping village with a cuisine and entertainment district, a retail

district, and an automotive district. The total retail area is conceptually planned as

800,000 square feet. The planned area of the districts is approximately 40 acres

automotive, 70 acres retail, 21 acres cuisine, with the other outlots and detention areas

at approximately 34 acres. The traffic impact study of this report is based five phases of

development with the estimated full development in the year 2016. The objectives of

the traffic impact study were:

• To determine the existing traffic and geometric conditions of the primary servicing roadways.

• To determine the anticipated traffic from the proposed development. • To estimate future changes in traffic volumes and patterns that are estimated to

develop from regional growth. • To analyze the capabilities of the existing roadway network to accommodate

future traffic demands. • To document study findings in this traffic impact report.

Study Results The following recommendations and conclusions are based on the collected traffic and

roadway geometric data, estimated trip generation, distribution and traffic assignment,

and highway capacity analysis. The sight distance study conducted from the

westbound approach of Shell Toomer, to its intersection with College, revealed that

there is sufficient sight distance for vehicles to safely perform a left turn maneuver. The

following summarizes, and combines, the findings of the recommended traffic control

and geometric improvements that were conducted by development phase and places

the improvements in chronological order.

Recommended Improvements For Years 2009 and 2010

• No geometric or traffic control improvements are required through the year 2010.

• Throughout the West Pace development process special consideration needs to be made to the bicycle/pedestrian lanes which interface with the access roads. The crossings should be treated as midblock crossings and zebra marked to inform the motorists of the crossing location. Appropriate stop (R1-1) and

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advance warning signs (W3-1) signs should be placed on the bicycle/pedestrian paths and any raised medians on the access roads should have median openings that are level with the roadway.

Recommended Improvements For Years 2010 – 2013

• When the generated trip ends equals or exceeds 150 PM peak hour trips it will be necessary to install an 8 phase, fully actuated, traffic controller and signal system at the intersection of College Street with Shell Toomer Parkway. To eliminate delay for eastbound traffic, of which the volumes are very small, it is recommended that the signal be phased eastbound left + through (phases 3 + 8) and westbound left + through (phases 4 + 7) for a total of six controller phases. This will serve to reduce vehicle delay until intersection reconstruction is implemented. The intersection reconstruction will require widening of both College Street and Shell Toomer Parkway. If the recommended intersection is completed prior to signal installation then the signal head strain poles should be located such that their relocation is not necessary when reconstruction occurs.

• When the total trips generated by the West Pace development equals or exceeds 430 trip ends then it will be necessary to reconstruct Shell Toomer Parkway as a five lane facility, two lanes in each direction with TWLT, from College Street through the influence area of the Middle Access Road. Considering that: - There are approximately 1370 ft separating the Middle and Eastern

Access Roads. - The installation of an eastbound left turn will be required. - The taper distance for 45 mph is 810 ft. It is recommended, therefore, to reconstruct Shell Toomer Parkway as a five lane section from College Street to 75 feet east of the Eastern Access Road and then to transition to a two lane section with an 810 ft taper.

• The Middle Access Road should be installed prior to the completion of year 2013 developments. It is recommended to be configured as three exit lanes, consisting of a left, through-right, and right only with two entrance lanes.

• The intersection of Shell Toomer Parkway with Mill Creek Road will experience a LOS of F on the northbound approach due to the increased traffic volume on Shell Toomer Parkway. This will be remedied by the addition of the previously recommended lanes on Shell Toomer Parkway.

Recommended Improvements For Year 2014

• Install double left turn lanes on both southbound College Street and westbound Shell Toomer Parkway, plus a right turn lane on northbound College Street. The eventual reconstruction needs, of year 2016, requires the installation of two right turn lanes on northbound College Street. To save total reconstruction costs and save disruption to northbound traffic it is recommended that the two right turn lanes be installed during the reconstruction of year 2014.

• During the intersection reconstruction convert the median on the eastbound approach of Park Place Plaza to a left turn lane to achieve a left, through, and

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right lane configuration. While the eastbound volumes are small the left turn vehicles impede through movement.

• Install an 8 phase traffic signal controller at the Shell Toomer Parkway /Mill Creek Road intersection.

• Install an 8 phase traffic signal controller at the Shell Toomer Parkway /Middle Access Road intersection.


• No additional improvements are required by the West Pace Developer for year 2015 traffic volumes.

• The recommendations of the Summit report pertaining to turn lanes should be implemented by the Summit developer and the exiting configuration should be left and through - right.


• The northbound approach of College Street to Shell Toomer Parkway requires two right turn lanes. If the additional right turn lane was not installed during the intersection reconstruction; it needs to be installed prior to phase year 2016 completion.

• The northbound approach of Mill Creek Road is experiencing a LOS of F necessitating the addition of a left turn lane.

• A right turn lane on westbound Shell Toomer Parkway into both the Western and Middle Access Roads are required.

• A right turn deceleration and acceleration taper is required on westbound Shell Toomer Parkway at the Eastern Access Road.

• The Western and Middle access roads to West Pace should be designed as three exit lanes, designated as left - through, and right with two entrance lanes.

• No improvements are needed at the intersection of Shell Toomer Parkway with Wrights Mill Road intersection due to the West Pace development. There is, however, an existing problem for eastbound motorists unfamiliar with the intersection. There should be a stop sign, or other countermeasures, to inform motorists that continuing eastbound will take them to the entrance of Chewacla State Park and may cause potential conflict with the entrance gates present across on the roadway.

Recommended Geometric Configurations

There are still instances of unsatisfactory levels of service but considering the extent of recommended improvements and the seven year horizon of total development no further recommendations are deemed to be required. It is recommended that the servicing roadway network be monitored as development continues to year 2016 to ensure adequate service for traffic demand. Recommendations on the final configurations of the geometric improvements are provided as Figures E1 through E4.

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Figure E1 - Recommended Final Configuration of the College Street with Shell Toomer

Parkway Intersection.

Figure E2 - Recommended Final Configuration of the Shell Toomer Parkway With Mill

Creek Road Intersection.

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Figure E3 - Recommended Final Configuration of the Shell Toomer Parkway With

Middle Access Road Intersection.

Figure E4 - Recommended Final Configuration of the Shell Toomer Parkway With

Eastern Access Road Intersection.

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West Pace Village RezoningPL-2009-00660

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The City of Auburn, Alabama does not guarantee this map to be free fromerrors or inaccuracies. The City of Auburn, Alabama disclaims anyresponsibility or liability for interpretations from this map or decisionsbased thereon. This information contained on this map is a generalrepresentation only and is not be used without verification by anindependent professional qualified to verify such information.

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ROSALIE CT

PUBLIC HEARING NOTICETHE PLANNING COMMISSION WILL HOLD A

PUBLIC HEARING ON THURSDAY, DECEMBER10, 2009 IN THE COUNCIL CHAMBERS AT 141 N.ROSS ST. AT 5:00 P.M. PLEASE CALL THE CITYOF AUBURN PLANNING DEPARTMENT AT (334)

501-3040 FOR ADDITIONAL INFORMATION.

Vicinity Map

Entire Agenda Available At: www.auburnalabama.org/pc

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Subject property

The applicant is requesting to rezone approximately 165.5acres by applying the Planned Development District overthe existing Comprehensive Development District (CDD)zoning.

West

Pace

LLC

Cleveland Real Estate Investments

37 Hotel Auburn LLC

Jones/Naftel Property

Auburn Outing Club Inc

Morris Property

Ladiga LLC

Park Place Plaza LLC

Links CrossingMagnolia Gardens at

Auburn Links Subdivision

staff report: west place village pdd

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