HomeMy WebLinkAboutA001 - Council Action Form dated November 10, 2009 -rab � c,J
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ITEM # a-b
TE: 11-10-09
COUNCIL ACTION FORM
SUBJECT: SUBDIVISION ORDINANCE TEXT AMENDMENTS RELATED TO FIRE
TRUCK TURNAROUNDS AND AMENDMENTS TO PLATS
BACKGROUND:
These two subjects both pertain to amending the City's subdivision code. They are
being processed simultaneously but are being shown as two separate ordinances.
The first pertains to required turnarounds for fire trucks. These turnarounds are
required to facilitate ready movement of fire apparatus, including situations where
apparatus needs to quickly leave one scene to respond to a call in another location.
Currently, the Municipal Code specifies that turnarounds be located in the public right-
of-way. This is often achieved by the use of cul-de-sacs, which is a common means of
terminating dead-end streets and meets this requirement. It can also be achieved by
means of hammerhead or "Y" turnarounds, which may be allowed in the right-of-way,
but are less common designs for public roads.
There are situations where neither a public cul-de-sac nor a public hammerhead is
desirable, particularly when a road is expected to continue into a future phase of the
subdivision or onto an abutting property. Turnarounds in these situations are usually
temporary, so requiring that they be placed in the right-of-way either consumes land that
would otherwise be used for a continued row of lots, or requires a later vacation of the
right-of-way back to private ownership.
A fire turnaround is required to meet fire code requirements when a road exceeds 150
feet in length. A dead-end road without a turnaround is allowed if it does not exceed
this length. The code also provides for discretion by the local fire authority to increase
the length if the intent of the code can be met. Accordingly, staff has drafted
amendments that provide various alternatives for meeting the turnaround requirement
when a road is planned to extend to a future phase or abutting site. These provisions
address the associated requirement for easements if turnarounds are not located in
public right-of-way, and how the creation and recordation of easements are to be
coordinated with the platting process.
A strike-out/underline version of these proposed text changes is attached, along with
the same changes formatted in ordinance form for adoption.
The second proposed subdivision code change pertains to amendments to
subdivision plats. There are currently no provisions in the code that describe plat
amendment procedures, or that provide any other means for amending a plat than the
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same procedures for approving an entirely new plat. That may be appropriate for major
changes, but can be burdensome and expensive to the developer when the amendment
is minor in nature. The proposed amendments include new definitions describing both
major and minor plat amendments and lay out procedures for these amendments. The
text of these proposed amendments is attached in ordinance form.
Recommendation of the Planning & Zoning Commission. At its meeting of October
21, 2009, with a vote of 6-0, the Planning and Zoning Commission recommended
approval of the subdivision ordinance text amendments related to turnarounds for fire
trucks and related amendments to plats. There was no public comment on this item at
that meeting.
ALTERNATIVES:
1. The City Council can:
(a) Approve the proposed subdivision ordinance text amendment pertaining to
fire truck turnarounds, and
(b) Approve the subdivision ordinance text amendment pertaining to
amendments to plats.
2. The City Council can approve the subdivision ordinance text amendments as
proposed with modifications.
3. The City Council can deny the proposed subdivision ordinance text amendments.
4. The City Council can refer this issue to staff for further information.
MANAGER'S RECOMMENDED ACTION:
The proposed amendments pertaining to turnarounds would provide greater flexibility in
meeting fire code turnaround requirements when laying out a phased subdivision. The
proposed ordinance pertaining to plat amendments would simplify and speed up the
amendment process for developers, and would provide needed clarity on the
procedures for amending plats.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1, which is to:
(a) Approve the proposed subdivision ordinance text amendment pertaining to
fire truck turnarounds, and
(b) Approve the proposed subdivision ordinance text amendment pertaining to
amendments to plats.
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Strike-out/underline version of the proposed text changes to Section 23.403(7) of
the Ames Municipal Code:
(7) Dead End Streets: Dead-end streets shall not be permitted to be longer
than 150 feet (as measured from the closest edge of the perpendicular street's driving
lane) without a turnaround complying with minimum fire code and SUDAS standards,
except under the following circumstances:
(a) The dead-end street ultimately extends to a future phase of the
subdivision. In this case, a temporary turnaround must be provided in compliance with
all fire-code requirements. A fire apparatus access easement shall be provided for the
turnaround if it is not located in public right-of-way, which easement shall be identified
on the preliminary and final plat. If the turnaround is located outside the bounds of the
current plat, then a separate instrument creating the easement shall be recorded prior to
preliminary plat approval, or prior to final plat approval if the turn-around is within the
plat but outside the bounds of the current phase of said plat; or
(b) The dead-end street is an anticipated extension beyond the bounds
of the subdivision plat. In this case, there shall be no structures fronting on the dead-
end street, and there shall be no lots having primary access on the dead-end street,
beyond the first 150 feet of the street; or
(c) Alternative methods of compliance are approved by the fire code
official as authorized under Section 503 of the International Fire Code.
(d) Required turnarounds for fire apparatus vehicles shall be posted
"No Parking — Fire Lane", unless the turn-around is wide enough to accommodate both
curb parking and fire apparatus access.
(e) If required turnarounds are located in easements, the following
requirements apply:
(i) Required easements proposed within the bounds of the plat
shall be identified on both the preliminary plat and final plat.
(ii) If easements are located outside the bounds of the plat, or
located within the plat but outside the bounds of the current phase of said plat, then a
separate instrument creating the easement shall be recorded prior to preliminary plat
approval.
(iii) The City of Ames shall be a named party in the easement,
and the easement language shall specify that the easement will expire upon final plat
approval of a plat that extends said road into a future phase or abutting subdivision.
However, wheRthe street is planned to GGntini a and ultimately pFevid
aGGess to future adjaGeRt subdivisions, theR a temporary tUFRaFGURd shall be provided
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