Agenda - Planning Commission - 04/07/2016

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not place conditions on how the phasing of the project must occur. Also, the cul-de-sac length is an interim condition that will be eliminated when the land north of 159th Ave and south of 161 st Ave (all within the Woodlands Preliminary Plat) is developed as it will create additional road connections. The additional 'flow' entering the sanitary sewer system from this phase will also aid in moving the effluent through a relatively flat segment of this utility. Thus, it appears to be a reasonable use of the property that does not alter the essential character of the locality. Alternatives Alternative # 1: Adopt Resolutions # 16-04-063 and # 16-04-064 approving a variance to deviate from the maximum allowable length of a cul-de-sac. The proposed Final Plat complies with the approved Preliminary Plat of Woodlands; however, based on the phasing of the project, it is resulting in the road terminating mid -block. When the future phase to the north commences, it should result in additional road connections to 160th Ave (not yet constructed) and 161st Ave (existing), thus eliminating the need for this Variance. The Variance essentially is an interim solution. Staff supports this alternative. Alternative #2: Do not approve the Variance. Without the Variance, the Final Plat of Woodlands 2nd Addition would need to be revised such that the road does not extend more than 600 feet beyond Uranimite St, which would eliminate four (4) or five (5) of the proposed lots. The sanitary sewer line through this area is fairly flat with relatively few homes connected at this time. The gravity flow would benefit from these additional homes coming 'on-line'. As this is only an interim issue and the need for this Variance will be eliminated with a future phase of the Woodlands Project, Staff does not support this alternative. Funding Source: All costs associated with this request are the Applicant's responsibility. Recommendation: Staff recommends approving Resolutions #16-04-063 and #16-04-064 granting a variance to the maximum allowable cul-de-sac length. Action: Motion to adopt Resolutions # 16-04-063 and # 16-04-064 granting a variance to maximum allowable cul-de-sac length on the Subject property. Attachments Site Location Map Overview of Phase II Area View of Road Segment Resolution #16-04-063: DRAFT Findings of Fact Resolution #16-04-064: DRAFT Variance Form Review Inbox Reviewed By Date Tim Gladhill Tim Gladhill 04/01/2016 11:36 AM Form Started By: Chris Anderson Started On: 03/30/2016 03:50 PM Final Approval Date: 04/01/2016