ࡱ> ` Abjbjss -td9`(((82))D Xd********WWWWWWW$Yh[dWU;**U;U;W**WQ=Q=Q=U;p**WQ=U;WQ=Q=R/R7T*) `g(;d#S+WtW0 XASP\)<P\<7T7TP\KT*/Q=346k***WW<X*** XU;U;U;U;D   STAFF REPORT April 4, 2006 (9, 10)PRIVATE  RE: a) Case No. 13528-P b) Case No. 13528-CUP-1 Applicant: Ron Baldwin BPI Midwest 6606 N. Antioch Road Gladstone, MO 64119 AGENT: Robert C. Parks Weiskirch and Parks Engineers 111 N Main Street Independence, MO 64050 LOCATION: Generally located east of N Brighton Avenue and south of NE 92nd Street AREA: Approximately 63 acres RequestS: a) Consider rezoning approximately 63 acres from District RA (Agriculture) to R-1a (One family dwelling unit) b) Consider approval of a preliminary Community Unit Project plan in District R-1a (One family dwelling unit), to allow for 102 single family lots and several tracts LAND USE PLAN: The Gashland Area Plan, approved by City Council Resolution No. 47383 on February 11, 1977, recommends low density residential (up to 8.7 units per acre) SURROUNDING Land Uses: North: NE 92nd Street, single family residence, NKCA Baseball League fields, District RA (Agricultural) South: Undeveloped property, District RA (Agricultural) East: Undeveloped property, I-435, District RA (Agricultural) West: N Brighton Avenue, single family residences, District RA (Agricultural) MAJOR STREET PLAN: N Brighton Avenue is classified as a secondary arterial and bicycle route by the Citys Major Street Plan. NE 92nd Street is not included on the Citys Major Street Plan; however it functions as a collector. STREET IMPACT FEES: This site is located within Zone B, and will be assessed at a discount rate of $715.00 per unit, for an estimated total of $72,930.00 (102 single family units $715.00 = $72,930.00), totaling $72,930.00. PREVIOUS CASES: None CURRENT CONDITIONS: The area surrounding the planned Northview Valley subdivision is generally rural and undeveloped. The site terrain could be best described as rolling hills with some mature trees and vegetation. There are several existing houses and outbuildings as well as some livestock located along the east side of N Brighton Avenue as well as north and west of the site along the south side of NE 92nd Street. The same applicant is the developer of the Northview subdivision to the west as well. There is a NKCA baseball/softball field complex on the east side of N Brighton and on the north side of NE 92nd Street. N Brighton Avenue is an unimproved road with no shoulder and drainage ditches that are several feet deep. N Brighton Avenue is also quite hilly, especially at the intersection with NE 92nd Street as well as at the proposed entrance to the development off N. Brighton Avenue. The intersection with NE 92nd Street is just south of the top of a blind hill with only about 100 feet from the top of the hill and the intersection of NE 92nd Street. Drivers traveling either east or west on NE 92nd Street have difficulty seeing oncoming traffic to the south as well as to the north on N Brighton Avenue. The proposed entrance to the development is at the bottom of two hills on N Brighton Avenue and the entrance does not offer adequate lines of sight entering and leaving the subdivision. There is a pond located in the southwest corner of the development, with proposed lot 1, and is surrounded by dense mature trees. Overspill from the pond has created a drainage ditch that runs south of the pond and continues off of the property. There is an outbuilding being constructed west of the pond. The property slopes from the elevation of N Brighton Avenue down to the elevation at the pond. There is also an overhead power line easement located off site, at the southern property line. There are two poles, roughly 75 feet high running parallel to the southern property line. PLAN REVIEW: The applicant is requesting rezoning approximately 63 acres from District RA to R-1a and to consider approval of a preliminary Community Unit Project plan, to allow for 102 single family lots and several tracts. The lots range from 120-140 feet deep and 70-85 feet wide at the building lines. There are two accesses to the site. The primary access is provided off N Brighton Avenue by way of an 80 foot divided entrance which extends approximately 150 feet. The second access is a 50 foot wide entrance from NE 92nd Street approximately 1,100 feet east of the intersection of N Brighton Avenue. The internal streets are 28 feet in width with a 50 foot right of way. There are cul de sacs proposed at the end of NE 91st Street and the southern end of N Colorado Avenue. A temporary cul de sac will be constructed on NE 90th Street during phase one. NE 91st Terrace has a proposed eyebrow at the western property line. This roadway will dead end until future development causes it to be extended. NE 90th Terrace will also dead end, however on the eastern property line. Because the roadway is only the length of one lot in depth, a temporary cul-de-sac is not required. Proposed front yard setback lines are shown at 30 feet and side yard setbacks are shown at 15 feet along public right of way. A 25 foot landscaping buffer easement is proposed along the rear property line of lots 2-9. There are several tracts of private open space that create buffer zones along the divided entrance from N Brighton and a 25 foot wide tract along the northern property line on NE 92nd Street, as well as along the eastern property line. There are two storm water detention basins proposed. Tract A, approximately 6.86 acres, is located on the southern property line and extends to eastern property line. There is an existing pond located on Tract A and will remain as is. Access to the detention basin will be provided between lots 76 and 77. Tract B, approximately 2.35 acres, is located in between NE 91st Terrace and NE 91st Street, north of lots 18-25 and south of lots 10-17 and west of N Colorado Avenue. Access to Tract B is provided by a 90 feet strip along N Colorado Avenue. There is a private open space, Tract C, approximately 0.53 acres, for a neighborhood pool located in the northeastern corner of the site, south of NE 92nd Street. Access to the pool is provided from N Colorado Avenue, at the intersection of NE 91st Terrace. Seven off street parking spaces will be provided for the pool. The proposed CUP will be completed in two phases, both of which are scheduled to be completed by 2010. Phase one, 30.28 acres, consists of the northern portion of the development and Phase two, 11.20 acres, is the southern portion. The applicant shows no parkland dedication, street tree planting plan and no neighborhood identification signage submitted on the plan. ANALYSIS: Due to the nature of the surrounding rural and undeveloped land uses, this development will have three residential streets that dead end, of which, only NE 90th Street is proposed to have a temporary cul de sac. A lack of connecting streets isolates blocks, creates longer travel distances and forces more automobiles onto the arterial street network. Connected streets allow convenient automobile, pedestrian and bicycle circulation within the neighborhood and to adjacent activities. A 25 foot tract of private open spaces is proposed along the south side of NE 92nd Street the length of the property line for landscaping adjacent to a collector street. This landscape easement will provide for the tract to be planted with trees, devoid of accessory structures associated with the abutting lots, to provide a buffer to the lot owners from the collector roadway traffic and streetlights. The lots along the western property line of the development are roughly 400 feet from N Brighton Avenue and are buffered by several residential lots and should not be affected by N Brighton Avenue traffic. In pursuant to the parkland dedication requirement, the developer must contribute a total of $17,277.42 for 102 single-family lots; however the applicant did get credit for 0.53 acres of private open space for the community pool. The submitted plan does not identify any proposed neighborhood signage for the development. The applicant is required to identify the location and type of sign, including elevation on a revised plan or to request the Board of Zoning Adjustment to allow for neighborhood identification signage prior to the request for ordinance. This proposed development is in conformance with the Gashland Area Plan which recommends low density residential (up to 8.7 units per acre) and is consistent with the surrounding residential uses both existing and the proposed development on the west side of N Brighton Avenue. The applicant has agreed to make necessary improvements on both N Brighton Avenue and NE 92nd Street. RECOMMENDATION: The City Planning and Development Department Staff recommends APPROVAL of Case No. 13528-P without conditions and Case No. 13528-CUP-1 subject to the following conditions: 1. That six copies and an 8 X 11 transparency of a revised drawing be submitted prior to the ordinance request showing: a. submit a proposed neighborhood signage plan or the developer receive the approval of the Board of Zoning Adjustment for any subdivision identification signage b. remove proposed asphalt trail from the plan c. label the 12 inch water main easement on NE 90th Street at N Brighton Avenue d. submit traffic improvements as part of the development plan e. Show and label existing conditions including width of all Rights of Way, easements, roadway and center lines. f. Show all required off-site easements for utilities, grading, and/or street improvements that are to be obtained by the Developer. g. Depict 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 should be shown for purposes of conveying conceptually how systems will be connected, and 100-year conveyance paths. 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. That the developer submits a Macro Overall storm drainage study for the entire development to Development Services for approval at the time the first plat is submitted, with a Micro detailed storm drainage study to be submitted for each phase at the time of final platting, and that the developer construct any necessary improvements as required by Development Services. That the developer dedicate additional right of way for NE 92nd Street as a collector street with 30 feet of right-of-way from centerline, as required by Development Services. That the developer improve N Brighton Avenue by realigning vertically from about 1,100 feet south of NE 92nd Street to about 2,300 feet south, to achieve proper sight distances for the proposed side streets. The re-alignment must be done to the ultimate grade of future N Brighton Avenue. The improvement includes the construction of 2 12 foot lanes (24' of asphalt), roadside ditches, and grading of the full width of right-of-way, as required by Development Services. That the developer vertically realign N Brighton Avenue from about 70 feet north of NE 92nd Street to about 400 feet south of NE 92nd Street, to provide adequate sight distance at the intersection. This improvement will be placed at the ultimate grade of future N Brighton Avenue. That the developer widen existing NE 92nd Street from N Brighton Avenue east about 470 feet to the west line of this development. This improvement will be done at or near existing grade, and provide for two 12 foot lanes of traffic. That the developer construct a northbound left turn lane on N Brighton Avenue at NE 92nd Street, at ultimate grade, as required by Development Services. That the developer improve the south half of NE 92nd Street to collector street standards, as required by Development Services. That adequate sight distance be provided for each street connection to NE 92nd Street and N Brighton Avenue as required by Development Services. That the developer design and construct all interior streets to City Standards as required by Development Services, including curb & gutter, storm sewers, street lights, and sidewalks. That temporary on site cul-de-sacs be constructed as required by Development Services. That any relocated street lights be integrated into existing street light system as required by Development Services. That the developer submit a Street Name Signage Plan for the entire development area for approval by the Street Naming Committee prior to submittal of the first final plat. That the developer submit plans for grading, siltation, and erosion control to Development Services for approval and permitting prior to beginning any construction activities. 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. That the developer extend sanitary sewers to ensure individual service is provided to all proposed lots and determine adequacy as required by Development Services. That the developer extend all water mains to serve proposed lots within the development as required by Development Services. That the developer provide for fire protection as required by the Fire Department. 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 storm water detention area tracts. That the developer contribute $17,277.42 in lieu of parkland dedication for 102 single family lots, including the public open space credit for the community pool, in satisfaction of Section 66-128 of the Subdivision Regulations (102 x 0.006 x 3.7 = 2.26 acres less credit). That the developer submit a final Community Unit Project Plan to the City Plan Commission for approval, including plans for landscaping, signage, grading, building elevations and photometric study showing zero foot candles at the property lines. The final plan shall include berms, trees and plantings around and within the parking lots; show proposed pedestrian circulation; and include elevation drawings of signage. Respectfully submitted, Jacob R. 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