05-18-2015 Planning Commission Packet

Home Browse Search

15-3734 � ' May 14,2015 Page 4 of 5 there are a number of private roads in the City extending well beyond 1 UUU feet, it has been City policy to establish corridors for possible future development of "through roads" where that ability exists. A question fot discussion is whet�ier a corridor should be dedicated from the proposed road, extending west to Stubbs Bay Road Additionally, it is noteworthy that the applicant, staff and City Attorney are working with the developer of Kintyre to establish easement rights and responsibilities for the extension of Kintyre Lane to serve this proposed development. The sketch plan shows a proposed road corridor width of 50 feet which meets code. The standard minimum paved width for a road serving more than 7 units would be 28', and this would be a rural section (shoulders and ditches} except where curbing is necessary to manage stormwater. The minimum paved diameter for a cul-de-sac i.s 8Q feet. Street design and grading infozmation is required at the time of preliminary plat for City Engineer and Fire Marshal review. Road Improvements andJor Easements Needed The City will require a Road, Drainage and Utilities Easement over the private road, which should be platted as an outlot and designed and built to City private mad standards. Standard perimeter drainage and utility easements will be required along all property boundaries in the plat as well as Conservation and Flowage Easements over any delineated wetlands and drainageways. Park/Trail Easement/Fees or Dedication Needed The CMP indicates tb.a.t a future trail is proposed along Stubbs Bay Road, connecting form a conceptual trail along the south side of the Burlingtan Northern railroad corridor down to the shore of Stubbs Bay. Whethex ttus trail will ever be completed is unknown; a 10' easement along the west boundary for future trail purposes should be explored. Additionally, as 6 new building sites are being proposed, payment of the standard Park Dedication fee for 6 new building lots would be appropriate; the current fee is $5,550 per lot or a total of$33,300. The subdivision proposai should be reviewed by the Pazk Commission once a preliminary plat application is filed. Stormwater and Drainage Improvements & F'ees Creation of a new private road is likely to require stormwater ponding and/or other stormwater management measures. Given the general slope to the northeast, it is likely that ponding would occur in the area of one of the 4 proposed northerly lots. Ponding areas will require the establishment of easements and the ponding areas will not be creditable as dry buildable area. The property will be subject to the Stormwater and Drainage Trunk Fee. Anticipated final Council action on revisions to the Trunk Fee would result in a fee of 6 lots @ $768Q/lot = $46,080. Utility Locations and Availability The properties would be served by private on-site septic systems and private welis. Full soil testing and system design will be required for each new Iot. Wetlands on Site and/or Impacted