ࡱ> KMJ` )bjbj ->-!prrrrrrr   8B$f,/26/8/8/8/8/8/8/$0hQ3\\/r  \/rrq/### rr6/# 6/##r~-Trr~. @) 5!-.T/0/-3)"N3~.3r~.dV#\/\/w#X/   rrrrrr  STAFF REPORT September 6, 2005 ( 29 ) RE: SD 1206 -- Preliminary Plat Panijan Subdivision APPLICANT: Joseph Panijan 6740 NW Oregon Avenue Kansas City, MO 64151 REPRESENTATIVE: David Pavlich Aylett, Flowers Survey & Engineering Co. 201 NW 72nd Street Gladstone, MO 64118 LOCATION: Generally, south of NW Linden Road and north of NW 67th Terrace, at North Oregon Avenue (extended). AREA: About 10.48 acres REQUEST: To consider approval of a preliminary plat for three single family lots in District R-1a (One-family dwelling district, medium density). MAJOR STREET PLAN: NW Linden Road is listed as a Bicycle Route. PREVIOUS CASES: None ARTERIAL STREET IMPACT FEE: Benefit District: Northland District E Discounted Fee: $715 per single-family dwelling Estimated Fee: $1,430 for two homes, $2,145 for three EXISTING CONDITONS: This site is rectangular in shape and extends north, south between 550 and 721 feet between N Oregon Avenue (extended) on the south, to NW Linden Road on the north. On the south, N Oregon Avenue dead-ends at the site and will be extended to the north about 170 feet to allow for additional access to the proposed new lots. North Oregon Avenue is a standard 50 foot wide residential street serving about 18 single family homes between NW 67th Terrace to the south and the site. The E/W dimension of the site is about 720 feet. The site is bordered on the north by NW Linden Road. Northwest Linden Road is a 60 foot wide right of way with an unimproved two-lane asphalt road with open ditches and no sidewalk, curb and gutters or street lights. The site contains one single family lot on the west side of N Oregon Avenue on the far south side of the site. The remainder of the site is characterized by dense tree cover, with multi-layered canopies within a north-facing Maple/Linden flora community. The site has strong slopes from south to north with a high elevation of 971 to a low elevation of 894. The flow then on the north side, adjacent to NW Linden Road is from west to east. The northern one-third of the site is identified on the plan as being within the 100 year floodplain. PLAT REVIEW: This preliminary plat proposes the division of the 10.5 acre site into three lots within two phases. The first phase will be two lots on either side of N Oregon Avenue extended. Lot 1 will be 0.34 acres. Lot 2 will be 0.25 acres. A house within proposed Lot 1 exists and is on the west side of N Oregon Avenue. Lot 2 will be across the street. Lot 3 (in Phase 2) will be the entire remainder of the site and will contain 9.07 acres. Currently, the existing house on N Oregon Avenue is within the entire site as one tract. The subdivision regulations require one structure per lot, therefore no other homes can be constructed on this 10.5 acre tract until it is further subdivided. The owner of the existing home wants to sell it and wants to create one additional lot (Lot 2) but does not have a plan for the remainder of the site (Lot 3) at this time. Platting typically requires infrastructure improvements. It is likely that only Lots 1 and 2 will come in as a single final plat. If that is the case, the developer will be required to make improvements to N Oregon Avenue. Once Phase 2 (Lot 3) is platted however, City staff recommends that both additional right of way be dedicated and standard City improvements be made to NW Linden Road Neither public parkland nor private open space is being dedicated or provided with this project. The developer will owe the following amount in satisfaction of Section 66-128, * 3 SF units x 3.7 people/unit x 0.006 acres/person = 0.0667 acres * 0.0667 acres x $9,961.61/acre = $ 663.44 or $221.15 per lot. This money will likely be spent in Frank Vaydik Park at NW 56th Street and NW Waukomis Drive. This park is 136 acres large and was acquired by the City in 1966. RECOMMENDATION: City Development Department Staff recommends Approval of SD 1206, Preliminary Plat, Panijan Subdivision, subject to the following conditions as provided at the Plats Review Committee meeting held on August 24, 2005: 1. That the developer revise the plat in the following manner: Put a proposed dedication of 36 feet on the south side of NW Linden Road (30 feet for a collector road and 6 feet for the bicycle lane). Show the distance between the south line of Lot 1 and the existing house. Add a note to Lot 3 that No building permits will be issued for Phase 2, Lot 3 until the lot is platted. Show the walkway extending all of the way around the proposed cul-de-sac. 2. That the developer shall cause the area to be platted and processed in accordance with Chapter 66, Code of Ordinances of the City of Kansas City, Missouri, as amended, commonly known as the Subdivision Regulations. 3. That the developer submits a Macro/Micro storm drainage study to Development Services for approval for the entire development when the first plat is submitted, and that the developer construct any improvements as required by Development Services. 4. That the developer dedicate additional right of way for a collector street with a bike path as required by the Department of Public Works so as to provide a minimum of 36 feet of right of way as measured from the centerline of NW Linden Road with the Second Phase. 5. That the developer improve the southern one-half of NW Linden Road to collector street standards as required by the Department of Public Works, including curbs, gutters, sidewalks, street lights, existing roadway section transitions to meet vertical and horizontal alignment standards, and relocation of utilities with the Second Phase. 6. That the developer design and construct all interior streets to City Standards as required by the Department of Public Works, including curb & gutter, storm sewers, street lights, and sidewalks. 7. That the developer obtain the grading consents, and all grading, temporary construction and drainage/sewer easements from the abutting property owner prior to submitting any public improvements. 8. That the developer shall subordinate to the City all private interest in the area of any right-of-way dedication as required by the Public Works Department, and that the developer shall be responsible for all costs associated with subordination activities. 9. That the developer secure permits to construct sidewalks, curb & gutter, storm sewers, and street lights as necessary along all development street frontages, as required by Development Services, prior to recording the plat. 10. That any relocated street lights be integrated into existing street light system as required by the City Engineers Office. 11. That the developer submit plans for grading, siltation, and erosion control to Development Services for approval and permitting prior to beginning any construction activities. 12. That the developer secure a land disturbance permit from Development Services prior to beginning any construction, grading, clearing, or grubbing activities, if the disturbed area exceeds one acre. 13. That the developer extend sanitary sewers to ensure individual service is provided to all proposed lots and determine adequacy as required by the Department Public Works. 14. That the developer extend water mains as required by the Water Services Department. 15. That the developer construct hard surface all-weather roads and provide for fire protection as required by the Fire Department prior to construction beyond footings and foundations. 16. That the developer provide a storm water conveyance system to serve all proposed lots within the development and determine adequacy as required by the Department Public Works. 17. That the developer obtain a floodplain certificate from Development Services prior to beginning any construction activities with the floodplain. 18. That the developer show the limits of the 100-year floodplain on the final plat. 19. That the developer submit a street tree planting plan as part of the final plat with a copy to be submitted to the Department of City Development, secure the approval of the City Forester for street trees planted on right of way in front of residential lots, and plant the street trees in conformance with the plan approved by the City Forester. The plan shall include size, type, species and placement of trees. 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