Agenda - Council - 02/08/1994 - Laserfiche WebLink

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CASE REQUEST FOR REVISED PRELIMINARY PLAT APPROVAL OF RIVENWICK AND F][NAL PLAT APPROVAL OF RIVENWICK 2ND ADDITION; CASE OF RIVENWICK CORPORATION By: Zoning Administrator Sylvia Frolik Background: Rivenwick CorpOration has submitted their request for final plat approval of Rivenwick 2nd Addition. This ~nd Addition is platting the remaining residential lots in the subdivision. The proposed final l~lat varies from the approved preliminary plat for Rivenwick in that the westernmost part, of 137th Avenue has been designed as a cul-de-sac versus a through street to Riverdale Drive .N.W. Consequently, it is necessary for the developer to seek approval for a revision to the preliminary plat prior to f'mal plat approval of the 2nd Addition. The following items are enclosed for your information: a) b) c) d) e) f) h) Sit~ location map Approved Preliminary Plat Pr .oposed Revision to preliminary plat Ci'~ Staff Review. letter dated December 27, 1993 Letter fi-om Richard Bloom dated January 28, 1994 providing supporting argument foria cul-de-sac design of 137th Avenue N.W. Mqmorandum from James Gromberg to Ryan Schroeder dated January 28, 1994 coSparing values of cul-de-sac lots and through street lots Prqposed resolution to grant final plat approval Proposed development agreement Observations: The necessity to grant formal approval to a revision of the preliminary plat for Rivenwick is precipitated by th6 Developer's desire to constract 137th Avenue N.W. as a cul-de-sac versus a through street. It ~as been the Developer's observation in the development of the fn-st phase of Rivenwick that th9 current market demand is for higher home value consmaction on the more private cul-de-sac, lots. Mr. Bloom's letter of January 28 also presents some projections for increased property-tax revenue to the City if 137th is developed as a cul-de-sac versus reduced and delayed levels of ravenue generation with a through street. The Planning Co .n~fission conducted a public hearing on January 4, 1994 regarding the proposed revision to the pr~Iiminary plat for Rivenwick. There were no written or verbal comments submitted to the Pl~x~g Commission. For technical reasons discussed in the City Staff review letter of December27, 1993, the Planning Commission recommended.City Council denial of the request to revise th6 preliminary plat to design 137th as a cul-de-sac versus a through street. Subsequent to the planning Commission meeting on January 4, I994, City Staff assembled some information pertah~' g to cul-de-sac and through street lots to verify or discount the claims being made by the develtpers of Rivenwick. Mr. Gromberg's memo of January 28 bears out that cul-de- sac lots are more d~sireable to the buyer, foster construction of the higher value home, generate increased levels of property tax revenue to the City, and the increased cost to maintain cul-de-sacs versus through sued;ts is not significant when compared to the additional revenue generated. With the proposed;revision to the street layout, the number of tots in the 2nd Addition would increase from 44 to '45. The City Staff review letter of December 27 noted some additional needs as far as drainage and utility easements, aivariance to the lot width requirement on 3 of the lots and the over-extended length of the137th Avenue cul-de-sac. Subsequent to receiving the review tetter and the January 4 Planning Cornmissign meeting, the developer has made revisions to the final plat to provide for the additional drainage ~asements, eliminate the need for variances to lot widths, and reduce the length of the cul-de-sac to Within the established limit of 600 feet for dead-end streets. 4/5