Agenda - Planning Commission - 07/12/2001

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CASE #: 3 REQUEST FOR PRELIMINARY PLAT APPROVAL OF CENTEX ADDITION; CASE OF CENTEX HOMES By: Community Development Director Sylvia Frolik Background: Centex Homes has submitted a preliminary plat for the subdivision of property generally located north of 153rd Avenue N.W. and east of T.H. #47. The property is approximately 74 acres in size and is proposed to be subdivided into 155 single family lots. The following items are enclosed: a) b) c) d) e) f) Site location map Proposed Preliminary Plat (3 sheets) Sketch Plan (1 sheet) Planning Commission meeting minutes dated May 1, 2001 regarding sketch plan Park Commission meeting minutes dated May 10, 2001 City Staff Review Letter dated July 5, 2001 Notification: State statutes require notification of public hearing to property owners within 350 feet of the subject property. Staff attempted to notify property owners within 700 feet of the subject property Observations: The property is zoned R-1 Urban Residential. It is located in the Metropolitan Urban Service Area and the development is proposed to be served by sanitary sewer and municipal water. The current comprehensive plan and the draft comprehensive plan designate this area for low density residential. The proposed net density of the plat is 2.08 units per acre. City Code establishes a minimum lot size of 10,800 square feet; all of the lots exceed the minimum and the average lot size is 15,709 square feet. All of the lots meet the minimum 80 foot width requirement. It is also noted that Lots 1, 2, and 3 of Block 1; Lots 5, 6, 7, 8, 9, and 10 of Block 2; and Lots 1, 2, 3, 11, 12, 13, and 14 of Block 3 are in the Scenic River Overlay District for which there is a 90 foot minimum lot width and 12,150 square foot size requirement. All of the lots appear to meet this requirement also. Two accesses are proposed onto Alpine Drive (aka 153rd Avenue) to the south via Xkimo Street and Waco Street; one access is proposed to 156th Lane to the north via Yakima Street. There are also 3 other street connections with existing streets in adjacent neighborhoods proposed: 155th Lane, Waco Street, and Ute Street. A traffic generation analysis was prepared based on the sketch plan and street changes from sketch to preliminary plat are significantly different. A revised traffic generation analysis will be presented at the meeting on July 12. The City Engineer also has concerns with the revised street system. The straight alignments of 155th Lane and of Waco Street make these streets strong candidates for future traffic calming requests. The maximum cul-de-sac length is 600 feet; the Yakima Street cul-de-sac is 655 feet long; a variance or modification is required.