2002-077 Council Resolution - Laserfiche WebLink

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Street A is proposed as a large loop in the southern half of the development. While this section has two access points they form the same intersection and create a situation similar to a long cul-de-sac. Staff has evaluated other alignment options, however it appears that these would cause additional wetland impacts. Staff has reviewed this issue with the Public Safety Department and the Centennial Lakes Fire Department and determined that there are no access concerns with the proposed layout. Staff is also recommending that the applicant provide a street stub alignment to the south of the development in the approximate location of Street G. This would allow for a future connection with East Holly Drive. The 2001 Transportation Plan identifies East Holly Drive as a future Minor Collector and proposes its future connection with Holly Drive to the west and southerly to Ash Street (County J). While these projects are not planned in the near term, it would be practical to reserve the option to connect this subdivision to Holly Street in the future. It appears that an alignment option is available that would minimize impacts to existing properties to the south. It is likely that the connection would not be made until development takes place to the south. Street Width. In response to comments received by Rice Creek Watershed District the Developer is requesting a reduction in the City's standard street width to reduce impervious surface. The City currently requires a thirty-two (32) foot street width. The developer is requesting a twenty-nine (29) foot width. Section 302 of the City Code states that the City Council may permit variations from the street construction standards. Staff has evaluated the request and determined that the proposed twenty-nine foot width would be sufficient to handle local traffic needs within the development. However, it does appear that parking would need to be limited to a single side to insure emergency vehicle access. Additionally, the reduction in street width coupled with a curvilinear design of the subdivision's streets may reduce visibility of on -street pedestrian movements. Sidewalks along Street A and Street B may be necessary to alleviate this concern. The Environmental Board recommended reducing the street width. The Planning & Zoning board recommended that the street width be constructed to the city standard 32 foot width. Grading and Drainage. The City Engineer has completed review of the Grading and Drainage Plan. His comments, dated July 3, 2002, are attached. A Rice Creek Watershed District (RCWD) Land Development Permit is also required. The City's Local Water Management Plan calls for the minimum floor elevation, including basement to be 4 feet above the groundwater, 4 feet above the normal water level, or 2 feet above the 100 year flood elevation, whichever is greatest. The plan appears to satisfy these requirements based on the proposed normal and highwater levels. The developer is currently monitoring existing groundwater elevations for verification. Final adjustments will be made with the final grading plans. Stoneybrook Page 4