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Review File: Harvest Estates (15153 Nowthen Blvd. NW) <br />Preliminary Plat <br />April 3, 2015 <br />Page 3 of 6 <br />The site will have three (3) access points to major roads: 1) Nowthen Boulevard (at 150th Lane); 2) Alpine Drive (at <br />Helium Street); and 3) Trunk Highway (TH) 47/Saint Francis Boulevard (at 152nd Avenue). Based on a split between <br />these three intersections upon full build -out (existing homes + proposed development), it appears that the traffic <br />levels would continue to be within acceptable levels of service. The Preliminary Plat includes enhanced internal <br />circulation with a loop street consisting of 152' Way NW/Krypton Terrace connecting to Helium Street NW on the <br />northern portion of the plat. A new cul-de-sac will extend from Helium Street on the southern portion of the plat. <br />Interim Improvements <br />A portion of the northernmost proposed road is impacted by the phasing plan. This area is located near the former <br />Police Department building. Staff recommends that the parking lot for this building serve as an interim turnaround <br />due to the proposed schedule, as opposed to constructing a full-sized cul-de-sac. However, the plans show a full- <br />sized cul-de-sac in the event Phase II does not commence construction in 2016. The Development Agreement and <br />financial surety requirement shall address this staging issue to ensure the City can react as needed. <br />Sidewalks and Trails. A sidewalk is proposed on the south side of the proposed southern cul-de-sac (152nd Avenue <br />NW) and along the north side of the proposed loop street. Staff notes that six (6) foot wide concrete sidewalks are <br />included on both sides of the streets in Meadow, the adjacent residential development. It is noted, however, that <br />MEADOW was accomplished through a Planned Unit Development (PUD), in which the Developer requested a <br />deviation to lot size, and a public benefit was added by creating sidewalks on both sides of the public street. This is <br />not the case with Harvest Estates. Staff desires policy direction from the Planning Commission regarding this matter. <br />City Code requires sidewalks on one (1) side of each newly constructed public street. In addition, a small six foot wide <br />concreate sidewalk shall be reconstructed on Lot 8, Block 2 located in the northeast corner of Phase 2. <br />A ten (10) foot wide bituminous trail is required connecting the proposed internal road to Nowthen Boulevard near <br />the location of the existing driveway. This will be constructed during the Phase 2 development. Plans should be <br />revised to show this trail connection. <br />�r J L <br />ALPINE DRIVE (1 53R 0 AVENUE N.w.) <br />-- — TTTTTTTTT-1 F I —r---1 I- <br />--� <br />\ / is 1 war <br />/41 <br />\\\� • tea: '"~-- -1 <br />J L <br />---- k1.,\ U '=i�— J L <br />- is�Wo EanE N.w. <br />`�� it—TT <br />... \ ® ®t " — — — s‘,4 -,..T <br />/ i �, o� a� " " = I---1 1 cwc+ rrslo +c <br />\\., V AID - - —1s <br />- S AEwi,uK <br />L— -- IA NU AVEM1VE N_W <br />III <br />HARVEST <br />ESTATES <br />LEGAL DESTAIPTION <br />rivuror LOr RANUIRIMEMO <br />- lt4 G6.11Pocrr <br />tt rru1A514 <br />\ PoVlo1.7 LE <br />PON <br />VOLE 1 rA QE <br />1 I -i <br />Violet IR4Srem 8olti 3toeS <br />OFScREET lb F(krat <br />MEfttow <br />