Agenda - Council - 07/25/2017 - Laserfiche WebLink

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Dimensional/Bulk Standards: When preparing the Preliminary Plat, the Developer must demonstrate compliance with the bulk standards of the R-1 Residential (MUSA) district. As proposed, it appears that all lots meet the minimum bulk standards. However, as noted above, the Preliminary Plat is proposing a temporary road easement rather than dedicated right-of-way for the cul-de-sac bulb. If right of way is dedicated, multiple lots would be deficient in lot size. Specifics are outlined in the Staff Review File. As part of the Public Hearing, an adjacent property owner did support the 'temporary road easement' approach so that he could potentially develop his lot in the future. Note that the use of road easement or right-of-way has no direct bearing on whether a cul-de-sac could be extended in the future to facilitate additional development, as there is a process to vacate both. Wetlands: While no wetlands are indicated on the National Wetlands Inventory, the Engineering Department believes that there may be wetland present as a result of drainage patterns in the area. As noted in their Staff Review Memo, they are requesting a wetland delineation be completed. Density Transitioning: As proposed, the development is not subject to the density transitioning standards. However, it is worth noting that there is an existing line of mature evergreen trees along the entire length of the eastern boundary of the Property that does provide some buffering/screening between the proposed project and the existing homes. Streets and Access: Six of the eight lots will gain access from an extension of the 168th Lane NW cul-de-sac. The existing home and the proposed Lot 4, Block 1 will be accessed from 168th Avenue Northwest. It appears that the proposed extension of 168th Lane NW terminates in a temporary cul-de-sac (labeled as such on the plans). Staff noted that this cul-de-sac would need to be constructed to meet the minimum street design standards, including right-of-way with a sixty (60) foot radius per City Code Sec. 117-614. The Applicant has since submitted a Variance to deviate from the minimum radius requirement, which it tentatively scheduled for review by the Planning Commission on August 3. The City has struggled with 'temporary' cul-de-sacs, which are generally smaller in size than the minimum design standards require, in the past as it is uncertain when a road may be extended to facilitate future development. In recent years, the City has been put in a position of responding to variance requests to allow lots to become buildable because the owner cannot control when adjacent land will develop, which would extend a road and eliminate the cul-de-sac. Multiple discussions have been had on this topic and the policy direction at this time is to require any proposed cul-de-sac to be designed and constructed to the minimum standards, which does include dedicating right-of-way with a radius of sixty (60) feet for the cul-de-sac bulb. In the case of the existing temporary cul-de-sac, the City was aware of the Cole's desire to develop and was actively working to extend the road and utilities to this site. The Coles have been contemplating a subdivision for several years and had, at one time, submitted a concept plan to the City that was generally consistent with the proposed Preliminary Plat. At the time of the concept plan, the discussions about temporary cul-de-sacs hadn't fully evolved. Nonetheless, that is the policy direction that Staff is operating under now and therefore, we feel it important to remain consistent. However, at the Public Hearing, the owner of the adjacent parcel at 16850 Garnet St did state that he favored the 'temporary' cul-de-sac as it would allow him to subdivide his property in the future (no timetable was noted). Potential solutions to cul-de-sac size deficiency: 1. Amend the preliminary plat to create necessary cul-de-sac size. Development to the east of this site is purely speculative and not guaranteed. The City has not reviewed any concepts for development of this site. Staff recommends that the Preliminary Plat be corrected for required cul-de-sac size. 2. Grant a Variance to cul-de-sac size. The Developer has requested a variance to cul-de-sac requirements. All recent developments in this situation have been required to develop cul-de-sacs and the appropriate size. Staff recommends for fairness and equity, that the project not deviate from these requirements.