Consider Approvals Related to the Final Plat for Woodlands 2nd Addition; Case of Lennar

Lennar Corporation (the "Developer") has submitted an application for Final Plat review of Woodlands 2nd Addition.  The Final Plat consists of fifteen (15) new single family residential lots (combined with the first phase of Woodlands, this accounts for forty-one [41] of the eighty-five [85] lots approved as part of the Preliminary Plat).  The Final Plat substantially complies with the approved Preliminary Plat of Sweetbay Ridge (2005) and Country Club Hills (2014).

In accordance with City Code, only City Council approval is required for a Final Plat without a Public Hearing.

The site is guided Low Density Residential (LDR) on the Comprehensive Plan and is located in the R-1 Residential (MUSA) district. As outlined in the attached technical review memo, the proposed subdivision generally conforms to all minimum standards of the City's Zoning Code; however, an interim variance for length of street is necessary as outlined below.

The Landscape, Grading, Street, and Utility Plans generally conform to the City's minimum standards, with necessary revisions as outlined in the Staff Review Letter.
 
As part of the review of the Preliminary Plat for Country Club Hills (since renamed Woodlands), the City Council directed the Developer to eliminate the proposed roadway connection from 159th Ave to Traprock St to the south.  The Final Plat conforms with that direction as there is no longer a road connection from the Woodlands project to the Traprock Commons neighborhood.  While the road connection has been eliminated, the Final Plat does include a bituminous trail connecting 159th Ave NW and Traprock St, which was a concept that appeared acceptable to the residents of Traprock Commons.  As a result of this phase of the Woodlands project, a trunk water line will be extended south to the northern terminus of the Traprock St cul-de-sac and a fire hydrant will be installed.  This will follow the trail corridor and will aide in any fire responses to the Traprock Commons neighborhood. 

As a result of the phasing of this project, 159th Ave NW will, at least temporarily, terminate mid-block.  This results in a roadway length of more than 600 feet, which exceeds the design standards of City Code.  The Developer has proposed to construct 159th Ave NW ninety (90) feet past the intersection with Sapphire St and will also construct ninety (90) feet of Sapphire St north of its intersection with 159th Ave.  This proposal has been reviewed by public safety staff and is acceptable as an interim solution.  Due to the length of the roadway, albeit a temporary condition, the Planning Commission will be considering a Variance for this condition at their April 7, 2016 meeting.  Staff is supportive of the Variance as the condition triggering the need for it will be eliminated with a future phase of this project.  Staff will provide a verbal update to City Council on the outcome of the Planning Commission action at the meeting.

Staff has worked with the Developer to address the unlikely scenario that the remainder of the project is not completed, leaving a dead-end street without a cul-de-sac.  The cost of constructing the cul-de-sac is included in the Stage I Surety calculation and the Development Agreement stipulates that the cul-de-sac bulb shall be constructed if the future phase is not commenced within twelve (12) months of the recording of a the Development Agreement.  Thus, should the City need to initiate construction, the required Financial Surety would cover that cost.  The Developer has also drafted a Temporary Drainage, Utility, and Roadway Easement to address the portions of the cul-de-sac that would extend beyond the platted right of way. This was the same solution that was used for Harvest Estates.

Alternatives

Alternative #1: Approve Resolutions #16-04-071 and #16-04-073 granting Final Plat approval of Woodlands 2nd Addition and approving the Development Agreement subject to review and approval as to legal form by the City Attorney as well as review by the City Engineer regarding the cost estimates for the Stage I surety and contingent upon compliance with the Staff Review Letter dated April 7, 2016.  The Final Plat is consistent with the approved Preliminary Plat and as long as a variance to cul-de-sac length is approved by the Planning Commission, there are no major discrepancies unresolved.  Staff supports this alternative.

Alternative #2: Do not grant Final Plat approval for Woodlands 2nd Addition.  The Final Plat is consistent with the Preliminary Plat.  However, if the variance to cul-de-sac length is not approved by the Planning Commission, the City Council should not approve the Final Plat as presented. 

All costs associated with this request are the responsibility of the Applicant.

Staff recommends approving the Final Plat contingent upon the following:

• Compliance with the Staff Review Letter dated April 7, 2016; and
• The Developer entering into a Development Agreement with the City; and
• The Developer recording a Tree Preservation Easement against certain lots in both Woodlands and Woodlands 2nd Addition; and
• Recording of a Temporary Drainage, Utility, and Roadway Easement

Motion to approve Resolution #16-04-071 granting Final Plat approval of WOODLANDS 2ND ADDITION contingent upon the following:

1. Compliance with the Staff Review Letter dated April 7, 2016; and
2. Developer entering into a Development Agreement with the City; and
3. Developer recording a Tree Preservation Easement against certain lots in both Woodlands and Woodlands 2nd Addition; and
4. Developer recording a Temporary Drainage, Utility, and Roadway Easement.

-and-

Motion to approve Resolution #16-04-073 approving a Development Agreement for WOODLANDS 2ND ADDITION, subject to review and approval as to legal form by the City Attorney and subject to review and approval of the Stage I cost estimates by the City Engineer.