5.1 PCSR 08-23-2016 - Laserfiche WebLink

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plat includes the re-platting of 48 townhome units to 18 single-family lots and two outlots that include portions of the driveways utilized by existing townhomes. All parcels have access to existing public streets and many lots abut the stormwater parcel. Four of the 18 lots front 191'Ave,which will be a primary transportation corridor through the subdivision. The applicant has requested a reduced front yard setback of 25 feet. This front yard setback has been supported by the city on recent plats in the area,including Miske Meadows and River Park Third. Grading and Drainage Minimal grading modifications are required and the construction limits do not extend beyond the previously approved plat boundaries. Silt fence will be installed to prevent materials from reaching the existing stormwater pond and catch basins will be protected from sediment runoff. Impervious surfaces will decrease by approximately 50% due to the change in building type. Additional stormwater ponds are not proposed for this project, and all runoff will be directed to the existing stormwater infrastructure. All lots are shown to allow split level look-out style homes. Utilities Each parcel is required to be served by city sewer and water. Public improvements were installed as part of the townhome project,but the original water service was a 6" line for each unit. ERMU policy requires disconnecting these lines at the main,impacting existing streets, and new 1" services will need to be provided for each parcel. Sanitary lines can be adjusted to service the existing proposed homes,provided the lines align properly. This process has been completed on a number of re-platting projects throughout the city. Transportation and Circulation The River Park subdivision currently has only one access point at 191st Ave and Cleveland Ave. This access serves 59 single-family parcels, 32 constructed townhome units, and Twin Lakes Elementary School. These uses generate an estimated 1,182 vehicle trips per day,which exceeds the recommended traffic livability standards for a two-lane road. Additional traffic within the subdivision is a concern, and the development is at the point that a second access is needed. In reviewing previous approvals for River Park, the project area has received approval for 48 townhome units,but additional platting would be required prior to building permits being issued. However, additional city approvals are not required for this plat, and they can be recorded at the county without signatures from the mayor or city attorney. Previous city approvals from 2005 provided authorization to build the townhomes,potentially generating an additional 288 vehicle trips per day. The proposal reduces the number of units to 18 single-family homes, reducing traffic impacts to 180 vehicle trips per day. Due to the reduction in traffic impacts, staff supports the proposed application. Applicable Regulations Subdivision These findings are necessary for City Council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the honing regulations(article VI of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. The subdivision is correctly zoned, and the application includes a CUP to update the PUD. N:\Departments\Community Development\Planning\Case Files\P\P 16-15 River Park Meadows\3-Planning Commission\P 16-15 RPM PC Memo.docx