Agenda - Planning Commission - 04/09/2015

Home

Review File: Harvest Estates (15153 Nowthen Blvd. NW) Preliminary Plat April 3, 2015 Page 5 of 6 Developer that would either 1) amend the scope of Phase I or 2) divide the project into three (3) phases. Regardless, Staff will support the current phasing plan as outlined in the Purchase Agreement. The intent of this section is to outline outcomes and alternatives now that additional design details are known that weren't available during concept and sketch plan review. Only a portion of 152nd Lane (proposed Northern street) will be able to be constructed with the current phasing plan due to existing buildings. Interim Step #1 of the current phasing plan would utilize the existing parking lot for the former police station as a `temporary cul-de-sac'. Interim Step #2 of the current phasing plan in the event of delay of Phase II would be to construct an actual cul-de-sac at the end of 152' Lane for Phase I. As the Commission is aware, these `temporary' cul-de-sacs can be challenging. There are ten (10) lots proposed on 152' Lane in Phase I. All of 152' Avenue (proposed Southern street) will be able to be constructed as designed without impacts to existing buildings or need for temporary cul-de- sacs. There are fourteen (14) lots proposed on 152nd Avenue, all created in Phase I. Additionally, there are seven (7) lots proposed to be created along existing Helium Street. '-AL'INL DR.,''L ( 5 RD AVENUE h.'W'.) Historically, the City sees an average of ten (10) to twenty (20) lots per development constructed each year in the current market environment. City Staff has received this feedback from a number of local developers as well. Twenty- one (21) lots would be created with the construction of 152' Avenue and lots created along existing Helium Street. The benefit to the City would be to avoid a phased construction of 152nd Lane, avoiding construction staging conflicts and temporary cul-de-sac conditions. The benefit to the Developer would be a lower Financial Guarantee requirement and cost -savings in construction staging and reconstruction. The City's Subdivision Ordinance would provide the City the tools to require full cul-de-sac construction and associated rights-of-way. If the City were to require full cul- de-sac construction and associated right-of-way, two (2) lots would need to be removed from Phase I. Grading Plan Development of the Grading Plan has discovered the need for more imported fill to be required than anticipated by the Developer in order to obtain the mix of floor plans desired by the Developer. The geographic area of impact is focused on the future Phase II.