4.1 PCSR 07-26-2016 - Laserfiche WebLink

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Analysis Comprehensive Plan The property is guided for urban residential development per the Comprehensive Plan. This land use designation includes areas guided or residential uses in areas that will be served by municipal sewer and water services.The Comprehensive Plan supports the proposed land use. Transportation/ Circulation The platted parcels will be along a newly constructed road, Ivanhoe Street,which can be accessed from the north by the existing stubbed in street of 191st Ave NW. Each parcel will have a single driveway with a maximum width of 30 feet,when measured at the property line. Sidewalks will be constructed along both sides of Ivanhoe and will connect to the existing walks on 191st Ave NW. Currently, the only access to the entire River Park Subdivision is at 191st Ave and Cleveland Street. This access would be the only entrance/exit point for 130+ homes and an elementary school. The planned termination of Ivanhoe would be approximately three-quarters of a mile from that access. Ordinance limits cul-de-sacs to 700 feet,but allows longer runs when future development is planned. Staff understands there is intent for future development near the desired termination that would make a future connection,but there are public safety concerns with allowing a long dead-end with one access point for that many users. The desired parcels and street right-of-ways can be preliminary platted,but staff recommends limiting final plats south of the power line easement until the connection to Twin Lakes Parkway is made. This planned road has been rough graded with main line utilities already installed.The connection would provide access through Twin Lakes to River Park and create an important connection between Cleveland Street and Twin Lakes Road. Alternatively, the applicant has requested approval to be contingent on construction of 190th Ave,which will connect to Cleveland Street about 1,500 feet south of the current access point. This addresses one of staffs concerns regarding a single access point,but leaves a long cul-de-sac (— 1,900 feet). Staff requests the Planning Commission provide a recommendation to the City Council for the preferred connection. Staff recommends that approval of a Final Plat for parcels south of the power line easement to not be made until the connection to Twin Lakes Parkway is completed. Grading/ Drainage The Engineering and Stormwater Departments continue to review the plans and are working with the applicant to ensure the proposal meets current city standards. In general, the grading and drainage plans will follow previous approvals with a stormwater pond in the northwest corner of the platted area. Wetlands There is a large wetland west of the parcels on the southern half of the plat.An easement over the parcels preserving the 45 foot wetland buffer must be added to preserve compliance with city code.The 25 foot wetland buffer is required to be signed at every property line in accordance with city codes. \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\P\P 16-11 River Park Fourth\4-Planning Commission\P 16-11 PC Staff Report RP4.docx