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HomeMy WebLinkAboutNotes, Meeting PLANNER 9/30/2010 . . PRE10-00003 Development Issues Meeting - Cardno WRG and Hayden Homes Jasper Meadows Phases 9 & 10 (Map 18-02-03-33, TL 100) Q1. It has come to our understanding that there is a desire to relocate the proposed intersection of Quartz Avenue and the Bob Straub Parkway, as shown in the approved master plan for Jasper Meadows, further to the south. What is the City and/or County process and timing of this activity? Will this require [a] modification to the approved master plan? A: Staff has initiated a master plan amendment to show a conceptual street intersection at or near the existing "Webb Farm' driveway about 630 feet south of the Phase 9/10 area. This will include removal of the fixed street intersection at Quartz Avenue shown on the adopted Jasper Meadows Master Plan. The proposed amendment can be completed as a Director's decision, which is a Type II land use process requiring public notification. The typical timeframe for completing this type of land use action is approximately 60-75 days (from initiation to issuance of a decision). From a functional perspective, it remains to be seen whether the relocated access points would meet desired operational parameters (particularly sightlines) for an all-tums intersection. Staff observes that the eastbound approach to Bob Straub Parkway may have less than optimal sight distance for northbound traffic (travelling at highway speed) due to a sweeping curve and crest in the road. Q2. Are there any limitations to the build out of Phase 9 and 10 of Jasper Meadows? (Transportation, water, sewer, storm drainage) A: The Jasper Meadows neighborhood is bisected by the Bob Straub Parkway, which is classified as a rural highway. Staff advises that the maximum number of dwelling units accessible from a single point of entry into both halves of the neighborhood (South 57th Place at Mt. Vernon Road and South 59th Street at Mt. Vernon Road) may be exceeded if: a) Quartz Avenue is not constructed as an alternate south access to the development area; and/or b) South 57th Street is not connected through the adjoining properties to the existing intersection at Mt. Vernon Road. In the absence of an alternate physical access to Phases 9 & 10 it is uncertain if development can proceed in a timely fashion. Public Works Engifleering and Transportation to comment. Q3. What is the timing and process for the Land Use Review approvals? Can this process be expedited in any way? A: Aside from pOSSible Master Plan amendments, the two subdivision phases would require the standard pre-submittal and subdivision tentative plan submittal procedures. Much of this process is . dependent upon timely, complete submittals by the developer and prompt response to requests for information or plan revisions. It is possible to request an expedited subdivision review for either or both phases; however, expedited review costs significantly more than the standard subdivision application and is. at the discretion of the City's Public Works and Development Services directors. Q4. What is the timing and process for Construction Plan approval? Can this process be expedited in any way? A: Public Works Engineering to comment. Q5. Is there a density or open space requirement beyond what is stated in the master plan? What is the process for modification of the Master Plan? A: There doesn't appear to be an open space requirement beyond what is stated in the adopted Master Plan. There is contemplation of a neighborhood park somewhere in the vicinity of South Date Received: ~bl/do/l> Planner: AL . . 57'" StreetlMt. Vernon Road in the adopted Willamalane Park and Recreation Comprehensive Plan (2004); however, this does not specifically affect the Phase 9/10 area. Another future neighborhood park is contemplated south of the Phase 9/10 area to serve the North Jasper-Natron area (Site 1.21, Park and Recreation Comprehensive Plan, 2004). Density was considered when allocating the single family and cluster development areas within Jasper Meadows, and in part to preserve regulated wetlands as neighborhood open space. At buildout, net density for the neighborhood would be expected to fall within the allowable range for Low Density Residential zoning (up to 10 upa). The adopted Master Plan contemplates a net . dwelling unit density of approximately 7.5 upa for the entire Jasper Meadows neighborhood including approximately 9.6 upa for Phases 4-10. Staff advises that the Master Plan can be amended through a Type I or Type II Master Plan modification depending upon the nature and extent of modifications proposed. Modification can be used to add new land area to the master plan area (Type II) and/or to extend the 7 year lifespan (Type I or Type II). The adopted Master Plan is currently set to expire in February, 2012. Dat~ Received: Planner: AL 9 110 ~/O / /