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Review File: Harvest Estates (15153 Nowthen Blvd. NW) <br />Preliminary Plat <br />Apri13, 2015 <br />Page 3 of 6 <br />The site will have three (3) access points to major roads: 1) Nowthen Boulevard (at 150`' Lane); 2) Alpine Drive (at <br />Helium Street); and 3) Trunk Highway (TH) 47/Saint Francis Boulevard (at 152' 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 (152' 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 />--- <br />ALPINE DRIVE (issRo AVENUE nw) <br />VALE <br />HARVEST <br />ESTATES <br />nvimir LOT RSOUIRexsxra <br />- it4 Go,'focrr <br />- crwcREW SI6Ewb_1C <br />ktZ r."-rE <br />SvL vJ •At.k <br />ai SiCEK <br />stpx ET lb Mati4 <br />