ࡱ> ceb`  7bjbj <_.\ \ \ \ \ \ \ p 8888p\<p ..******&&&&P'*P.$/he2t.\ *****t.\ \ **.F$F$F$*\ *\ *&F$*&F$F$\ \ F$* X.l8F$r&L.0.F$13< t13F$13\ F$,**F$*****t.t."***.****p p p $p p p p p p \ \ \ \ \ \   STAFF REPORT September 6, 2005 (34, 35, 36)PRIVATE  RE: a. Case No. 253-S-5 b. Case No. 13393-P c. SD 1190 - Preliminary Plat, Cedar Valley APPLICANT: Bill Hillix Hillix Construction Company, L. L. C. 9808 Grand Avenue Kansas City, Missouri 64114 AGENT: Fred Byam Byam Engineering 3501-G Sterling Avenue Independence, Missouri 64052 LOCATION: generally located on the west side of Noland Road about 1,000 feet north of Bannister Road AREA: about 20.2 acres REQUEST: a. to amend the Longview Area Plan by changing the recommended land use from agricultural to low density residential. b. to consider rezoning from District RA (agricultural) to District R-1bb (one-family dwellings, low density). c. to consider approval of a preliminary plat for 31 single-family lots in District R-1bb (one-family dwellings, low density) SURROUNDING LAND USE: North single-family residential (Silvertooth Fahey Farms), zoned R-1aa (one-family dwellings, low density) South Little Blue River, residential, zoned RA (agricultural) and C-1 (neighborhood retail business) East Noland Road, residential, undeveloped, zoned RA West - Little Blue River MAJOR STREET PLAN: Noland Road is classified as a primary arterial (non-bicycle route) by the Citys Major Street Plan, with a minimum right of way width of 100 feet. LAND USE PLAN: The Longview Area Plan currently recommends agricultural uses for this site. ARTERIAL STREET IMPACT FEE: This site is located within District F, and will be assessed at a rate of $706 per single-family unit for an estimated total of $21,886. PREVIOUS CASES: none EXISTING CONDITIONS: The proposed development site currently contains one single-family house near its western boundary. A driveway leads from Noland Road to the house within the right of way of Unity Central Highway. There is also unconstructed right of way for Boggs Hollow Road within the plat area. The site has about 1,180 feet of frontage on the west side of Noland Road, which is a two-lane road without curb, gutter or sidewalks. The site extends about 1,000 feet to the west at its widest point to the east bank of the Little Blue River. The extreme westerly point of the site, as well as a narrow drainage way in the center of the site are within the floodplain. The site is very flat, with the greatest change in elevation being the river bank, the top of which is about 15 feet above the stream. PLAN REVIEW: The applicant is requesting approval of a preliminary plat for 31 single-family lots. The single entrance from Noland Road extends about west in a 75 foot right of way as a boulevard cross section with a 6 foot wide median. From that point, two standard width residential streets extend to the west and south about 727 feet and 555 feet respectively, terminating in cul de sacs. Sidewalks are proposed on both sides of the interior streets, as well as along the Noland Road frontage. All lots exceed the 12,000 square foot minimum lot size and 85 foot average lot width required in District R-1bb. The areas of the site that lie in the floodplain are reserved as open space. No portion of any residential lot lies within the floodplain. Due to the proximity of the site to the Little Blue River, no on-site detention is proposed. Lots 1-7 and Lot 31 back onto Noland Road, and are shown with the required 50 foot buffer strip. No direct access to Noland Road will be permitted. Lots 1-7 will access the southerly internal street. Lot 31 will access the entrance boulevard at a break in the median about 75 feet west of Noland Road. Ten additional feet of right of way will be dedicated for Noland Road, for a total of 50 feet west of centerline. The project is proposed to be developed in one phase, commencing in 2005 with completion in 2006. ANALYSIS: The proposed land use plan amendment, rezoning and preliminary plat are in keeping with the low density residential characteristics of the surrounding area, and are supported by staff. The length of the southerly street beyond its intersection with the entrance boulevard (727 feet) exceeds the Citys policy of limiting cul de sac length to 600 feet. The street serves 15 lots. Staff feels that it is impractical to make a street connection across the central drainageway, within the floodplain. A connection of the southerly street to Noland Road was discussed, however any benefit is outweighed by the negative impact of creating another access point on a primary arterial. Tracts should be shown for any requested residential identification signage, which will also require the approval of the Board of Zoning Adjustment. The vacation of Unity Central Highway and Boggs Hollow Road within the site will be required prior to recording of the final plat. This case was continued from the August 16, 2005 docket to allow for discussion of area-wide drainage issues. A meeting was scheduled for a date following the preparation of this report, so no recommendations are made at this time, however additional conditions may be proposed at the time of hearing. Following the August 16 hearing, the applicant proposed the use of the central drainageway tract (Tract A, 1.69 acres) as private open space. Staff supports that concept, provided that an extension of the tract to the public streets is made, and that a trail be constructed within the tract. The area of the tract would satisfy the parkland dedication requirement for the proposed 31 lots. RECOMMENDATIONS: This plat was reviewed by the Plats Review Committee on June 22, 2005. Staff recommends approval of Case Nos. 253-S-5 and 13393-P without conditions, and recommends approval of SD 1190 Preliminary Plat, Cedar Valley subject to the following conditions: 1. That three copies and an 8 X 11 transparency of a revised drawing be submitted prior to the ordinance request showing: a. revision of the notes so as to prohibit all direct access to Noland Road from any lot b. a minimum 10 foot setback from the new Noland Road right of way for the residential identification sign c. all required off-site easements for utilities, grading, and/or street improvements that are to be obtained by the Developer. i. depiction of the concept for storm water detention, volume controls, or treatment areas as appropriate and show how project is to be managed by storm water facilities (including public systems, detention areas/tracts, approximate grading, etc.) showing that the project can be feasibly designed in accordance with APWA 5600 adopted Standards. Off-site systems (natural, proposed, or existing) should be shown for purposes of conveying conceptually how systems will be connected, and 100-year conveyance paths. d. any private open space medians areas, islands, or monumentation tracts labeled A, B, C, etc. e. a 20 foot wide extension of Tract A to the public street f. a conceptual paved trail in Tract A, with a minimum surface width of eight feet, per staff approval 2. That the developer cause the area to be platted and processed in accordance with Chapter 66, Code of Ordinances of Kansas City, Missouri, as amended, commonly known as the Subdivision Regulations. 3. That the developer dedicate additional right of way for a primary as required by the Development Services so as to provide a minimum of 50 feet of right of way as measured from the centerline of Noland Road. 4. That the developer submit 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. 5. That the developer submit plans for grading and siltation and erosion control to Development Services for approval prior to the commencement of any construction activities. 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 insure adequate sight distance at the Noland Road entrance as required by Development Services. 8. 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. 9. 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. 10. That the developer secure permits to construct or reconstruct existing sidewalks, curb and gutter, storm sewers, and street lights as necessary along all development street frontages, as required by Development Services, prior to recording the plat. 11. That any relocated street lights be integrated into existing street light system as required by Development Services. 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 provide a storm water conveyance system to serve all proposed lots within the development and determine adequacy as required by the Department Public Works. 15. That the developer obtain a floodplain certificate from Development Services prior to beginning any construction activities with the floodplain. 16. That the final plat contain a restriction prohibiting direct access to Noland Road from any lot. 17. That the final plat show the limits of the 100-year floodplain and the lowest opening or elevation or Minimum Low Opening (MLO) of any structure on each lot that abuts a 100-year flood prone area. 18. That the developer submit covenants, conditions and restrictions to the Law Department for approval for the maintenance of private open space and enter into a covenant agreement for the maintenance of any stormwater detention area tracts, if necessary. 19. That the developer contribute $6,855.58 in lieu of parkland dedication for 31 units (31 units X 3.7 X .006 X $9,961.61 (year 2005) = $6,855.58) in satisfaction of Section 66-128 of the Subdivision Regulations, or that the developer provide private open space per staff approval, with the determination to be made prior to ordinance request. 19. That the developer install hard surface roads and provide for fire protection as required by the Fire Department prior to construction beyond foundations. 20. That the developer receive the approval of the Board of Zoning Adjustment for any residential identification signage. 21. That the developer petition for the vacation of existing rights of way within the plat area. 22. That the developer secure approval of the Street Naming Committee for all street names prior to submittal of the first final plat, and that the developer submit a copy of the approved street name plan as part of each final plat submittal to the Department of City Planning and Development. 23. That the developer submit a street tree planting plan as part of the final plat, secure the approval of the City Forester for street trees planted on right-of-way in front of residential lots (with a copy to be submitted to the City Planning and Development Department staff), and agree to plant in conformance with the plan approved by the City Forester. The plan shall include size, type, species, and placement of trees. Respectfully submitted, Larry H. 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