HomeMy WebLinkAboutA001 - Council Action Form dated June 22, 2021 ITEM: 40
DATE: 06/22/21
COUNCIL ACTION FORM
SUBJECT: CHAPTER 23 (SUBDIVISIONS) TEXT AMENDMENTS
BACKGROUND:
At the April 13, 2020 meeting, City Council directed staff to move forward with staff
recommended changes to Chapter 23 (Subdivisions) of the Municipal Code and to
coordinate preparation of ordinance changes with the City Attorney's office. Staff
requested initiating changes to provide clarification on and updates to application and
notification requirements.
The addendum and attached strike through and underline ordinance provide a detailed
description of the proposed changes. The changes address a broad range of issues,
including:
1. Conveyance parcel review steps and approval by staff
2. Overall application submittal requirements, including allowances for online
application submittals
3. Staff approval of boundary line adjustments and conveyance parcels
4. Public hearing requirements for Preliminary Plats with the Planning and Zoning
Commission
5. Updates to the Integrated Site Development Subdivision standards.
PLANNING & ZONING COMMISSION RECOMMENDATION:
At a regular meeting of the Planning & Zoning Commission held on June 2, 2021, the
Commission voted unanimously 5-0 to recommend that the City Council adopt the
proposed text amendments to Chapter 23 (Subdivisions).
Discussion was held on the current processes in place for approval of conforming and
non-conforming conveyance parcels, and ways to allow staff approval as opposed to
approval by the City Council.
ALTERNATIVES:
1. The City Council can approve on first reading the proposed text amendments to
Chapter 23 (Subdivisions).
Staff requests the City Council waive the rules and complete three readings of the
ordinance on June 22, 2021. Staff is aware of a handful of customers awaiting
approval of the proposed changes related to the plat of survey, integrated
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subdivision, or conveyance parcel review to proceed with their individual projects
and they would be able to proceed in one week instead of a month.
2. The City Council can direct staff to prepare alternative language to the proposed
text amendments.
3. The City Council can request additional information and defer making a decision.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed text amendments clarify requirements and expectations within Chapter 23.
This will provide property owners with a better understanding of the subdivision
requirements and the approval process. Expediting the review and approval process for
plats of survey that involve conveyance parcel review and boundary line adjustments
would benefit property owners, developers, City Council and City staff where little to no
discretion is applied to the reviews.
Staff recommends that the City Council proceed with all three readings on June 22, 2021
to approve the ordinance. A handful of customers have made inquiries about projects that
would benefit with saved time and effort related to the proposed changes and they would
like to start immediately if possible. The changes are principally related to administration
and application requirements and do not create new limitations or process for applicants
that would normally benefit from additional time for review over the course of three City
Council meetings.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1, approving the ordinance on first reading and waiving the
rules to approve on second and third reading.
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ADDENDUM
The proposed Chapter 23 (Subdivisions) amendments specifically address the following
primary topics: (City staff comments are in italics).
1. Update conveyance parcel categories.
Conveyance parcel review applies to properties that are not a platted lot in a
subdivision and typically are required to be reviewed for conformance to City
standards and have a plat of survey prepared to legally define property boundaries.
Code requires this to occur prior to issuance of a building permit to verify lot
standards and structure setbacks.
Staff proposes to combine conforming and non-conforming conveyance parcels
into a single category. Conforming conveyance parcels are those that conform to
the minimum size, area and width requirements specified in Ames Municipal Code
Chapter 29 at the time that a determination is made under the provisions of Section
23.307(4). Non-conforming conveyance parcels are those lots that do not conform
to the minimum area and width requirements or contain structures that do not
conform to minimum setback requirements, specified in Ames Municipal Code
Chapter 29 at the time that a determination is made under the provisions of Section
23.307(4).
With the change, it would eliminate ZBA review of conditions related to existing
structures and lots. However, if the lot was legally established and went through
conveyance review all new development is required to comply with current zoning
requirements, regardless of the nonconforming status of the lot or existing
structures. This change would remove a review step that appears to be
unnecessary concerning existing conditions of a lot and structure by the ZBA.
Often these properties were created and structures were built decades ago under
different codes. This change is not intended to legitimize illegally created parcels.
2. Allow staff to approve conveyance parcel reviews and boundary line
adjustments without action required by the City Council. Allow for a referral
to City Council by the applicant if desired.
Conveyance Parcels and Boundary line adjustments are currently
considered by the City Council as Plats of Survey, these are very often
routine with minimal to no discretion. Approval by staff without action by the
City Council would expedite the approval process for the applicant. There
are times that the applicant is waiting for staff approval of a Minor Site
Development Plan until the City Council has acted on the Plat of Survey,
prior to recording the Plat with Story or Boone County.
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3. Require a deed with the Final Plat and Plats of Survey submittals that
dedicate land to the City for public street right-of-way.
4. Add notification requirement for consideration of Preliminary Plats by the
Planning & Zoning Commission. By practice the Commission has held noticed
public hearings for the review of Preliminary Plats. However, there are no
Municipal Code or State law requirements for such as hearing. The proposed
changes reflect current practice and make notice mandatory.
5. Correct and clarify certain amendment procedures for Integrated Site Plan
Subdivisions. Adds allowance for shared building coverage standards along
with shared landscaping percentages for the overall site.
Clarify that a new plat is not needed if not re-subdividing and only making site
plan changes. Creates new amendment allowance for minor changes to
boundary lines as a Minor Subdivision, rather than requiring a new Major
Subdivision.
6. Update Subdivision application requirements, including allowing for digital
submittals.
7. Clarifications and corrections of typographical errors. Staff has proposed to
clarify the limitations on conveyance parcels and building and zoning permits
related to Principal Buildings, not to all types of permits. This means accessory
and detached structure are not subject to conveyance parcel review process.
The remaining changes in this category primarily address cross referencing
errors.
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF
THE CITY OF AMES,IOWA,BY AMENDING SECTIONS
23.102(4),23.103(2)(a),23.105(1),23.301(2)(b),23.302(1)(a)(ii)(iii),
(2)(a),(3)(a)(b)(c),(8)(b)(ii)(iii)(iv)(v)(vi),(9)(a)(c),23.303(1)(b)(i)(ii)
(iii)(iv)(v),(2),23.305(2)(a),23.307(1)(2)(3)(4)(a)(b)(c)(d),(5)(b)(c)
(e),(6)(7),23.308(2)(b)(c)(e),(3)(a)(iii)(iv)(v)(vi)(vii)(viii)(ix),
(4)(a)(b)(c)(i)(d),(5),(6)(a)(7),23.309(3),23.501(7)(8),
23.503(3)(g)(h)(i),23.504(2)(p)(q),23.704(3)(b)(c),23.706(1)(2)
THEREOF,FOR THE PURPOSE OF AMENDMENTS TO
CHAPTER 23 SUBDIVISIONS REPEALING ANY AND ALL
ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT
TO THE EXTENT OF SUCH CONFLICT;AND
ESTABLISHING AN EFFECTIVE DATE.
BE IT ENACTED,by the City Council for the City of Ames,Iowa,that:
Section One. The Municipal Code of the City of Ames,Iowa shall be and the same is hereby
amended as follows:
DIVISION I
GENERAL PROVISIONS
Sec.23.102.PURPOSE,APPLICATION,AND WAIVER/MODIFICATION.
(4) Such area of land shall be platted or reviewed in accordance with these
regulations,prior to issuance of zoning and/or building permits for ae..la principal building or
change in use of that area of land.A zoning permit and/or building permit shall not be issued with respect
to an area of land that is within the scope of 3(a)or 3(b)above until such area of land has been platted,in
accordance with these Regulations,or otherwise determined to be a legalized lot as defined in this Chapter.
(Ord.No. 4061,4-26-11)
Sec.23.103.WAIVER/MODIFICATION
(2) The requirements of the Regulations for the platting of a Minor Subdivision may
be waived by city staff when it is determined by city staff that:
(a)A clear and accurate description of the area of land will be provided by
means of a plat of survey to be procured by the property owner,and in compliance with Section 23.3W308.
Sec.23.105.ENFORCEMENT AND PENALTIES
(1) Enforcement:It shall be the duty of the Planning and Housing Director to
administer the provision of this Chapter. The Public Works Director has sole authority for the
administration and inspection of public improvements required by this Chapter.
DIVISION III
PROCEDURE
23.301.PRE-APPLICATION CONFERENCE.
(2) Procedure:
(b) The Applicant shall complete a Sketch Plan application and submit
seven copies of a Sketch Plan or a City approved portable document format(PDF)for the area of land
proposed to be subdivided at least five days prior to the Pre-Application Conference.The date of the Pre-
application conference shall be set by the Planning and Housing Director.
(Ord.No. 4095, 01-10-12)
Sec.23.302.MAJOR SUBDIVISIONS.
(1) Major Subdivision Preliminary Plat Procedure: The Applicant shall file a complete
Application for Preliminary Plat Approval of a Major Subdivision with the Department of Planning and
Housing at least 15 days prior to a regular meeting of the Planning and Zoning Commission and no later
than 90 180 days after issuance of the classification as major subdivision.
(a) An Application for Preliminary Plat Approval of a Major Subdivision shall
include:
••• (ii) ���rtwelve paper copies no larger than 24"X 36"and one black line
copy no larger than I I"x 17"of a Preliminary Plat prepared in accordance with subsection 23.501.The
Planning and Housing Director may allow for electronic submittals of Preliminary Plat documents in lieu of
all or some of the required paper copies;
(iii) a eamputer-diskette. nlai,:,.g a Ce,Y ,,,fie- Aide.]Design Tl,-.,..,;.,g 0
Plat,the Pr-elifninar-y
of the City of Ames,re,..., an electronic format portable document file(PDF)as approved by the City and a
CAD drawingto o City specifications if requested;and
... (2) Staff and Agency Review of Preliminary Plat;Concurrent Review by County:
(a) The Department of Planning and Housing shall file one copy of the A ppli at ,
Form and the Preliminary Plat with the City Clerk and shall distribute a copy of the Preliminary Plat to the
Department of Public Works and such other departments,persons,and utility companies as it determines
may be necessary or appropriate for their review,comments,and recommendations. City staff may request
additional information from the applicant to address the project's consistency with the City standards and
ordinances. The Department of Planning and Housing shall assemble,review,and report on any comments
or recommendations submitted to it for consideration by the Planning and Zoning Commission.
(3) Planning and Zoning Commission Review:
(a) Public Hearing Required.The Planning and Zoning Commission shall consider
the proposed Preliminary Plat at a public hearing conducted as part of a regularly scheduled meeting.
Notice of the public hearing shall be made by mail,as provided for by Section 29.1500(2 (d)Z (i),by posted
notice,as provided for by Section 29.1500(2)(d)(iii),and as may be required by Chapter 21 of the Iowa
Code.
(h) The Planning and Zoning Commission shall examine the Preliminary Plat,any
comments,recommendations,or reports assembled or made by the Department of Planning and Housing,
and such other information as it deems necessary or desirable to consider.
(a)Lc)Based upon such examination,the Planning and Zoning Commission shall
ascertain whether the Preliminary Plat conforms to relevant and applicable design and improvement
standards in these Regulations,to other City ordinances and standards,to the City's Land Use Policy Plan,
and to the City's other duly adopted plans.
(8)Major Subdivision Final Plat Process:
••• (b)An Application for Final Plat Approval of a Major Subdivision shall include:
••• (ii) six4eei3 twelve paper copies and one reproducible blackline copy no
larger than 11"X 17"of a Final Plat prepared in accordance with subsection 23.503.The Planning and
Housing Director may allow for electronic submittals of Plat documents in lieu of all or some of the
required paper copies,
(iii) an electronic format portable document file(PDF)as approved by the
City;
(iii) iv „teF diskette e Main n,.�An electronic file of a Computer Aided
Design Drawing of the Final Plat w-hieh shall be- idea in a f rmat meeting the hardware and s f*war-e
oei fi.a4ions of the Qty,--to City specifications,as ma,, b�quired by the Public Works Director.
(iv)o any Improvement Guarantee,as necessary,in a form consistent with
the requirements of Section 23.409 of the Regulations;and
(-v)Lvil any filing fee established by the City Council.
(9) Staff and Agency Review of Final Plat for Major Subdivision:
(a) The Department of Planning and Housing shall file one eopy of the Appheati
F-ofm a-ad the Final Plat with the City Clerk and sh disk44ute a eapy of the Appliea4ion Form an
distribute Final Plat to such other departments,persons,and utility companies as it determines may be
necessary or appropriate for their review,comments and recommendations.
(c) The Department of Planning and Housing shall forward the Final Plat to the City
Council for its review within 30 days after the Applicant has filed a complete Application for Final Plat
Approval if the Department finds and reports in writing that the Final Plat substantially conforms to the
approved Preliminary Plat and Final Plat requirements.An Application for Final Plat Approval of a Major
Subdivision shall be"complete"for the purpose of commencing time periods within which action by the
City Council is required when so certified by the Department of Planning and Housing.
(Ord.No. 3545, 1-11-00)
Sec.23.303.MINOR SUBDIVISIONS FINAL PLAT.
(1) Minor Subdivision Procedure:
(b) An Application for Final Plat Approval of a Minor Subdivision shall include:
(i) a completed Application Form(entitled"Application for Final Plat
Approval of a Minor Subdivision")available from the Department of Planning and Housing;
ii sixteen paper copies no larger than 24"x 36"and one blackline copy no
larger than 11"X17"of a Final Plat prepared in accordance with subsection 23.504. The Planning and
Housing Director may allow for electronic submittals of Plat documents in lieu of all or some of the
required paper copies;
(iii) an electronic format portable document file(PDF,)as approved by the
City;
(i4)(iv) An electronic file of a Computer Aided Design Drawing of the Final
Plat to City specifications,if required by the Public Works Director. a eamp••*er diskette,.,...taifiin
GeffTuter-Aided Design Dr-awing of the Final PW,whieh shall be provided in a femia4 meeting I
hardware and software specifications of the City,if practical.Where an applicant is unable to submit the
Final Plat of a Minor Subdivision in a Computer Assisted Design Dr- copy may be submitted
as an-alternative,along with a payment of fees equal-to
i 500 of the fee normally charged by resolution of the City r,.,,noi ; and
(iv)(v) any filing fee established by the City Council.
(2) Staff and Agency Review of Final Plat Approval for Minor Subdivision:The Department
of Planning and Housing shall file ofte eapy of the ppli.a4ioa F,.Fm a-ad the Final Plat with the City cleEk
and sha4 distribute a copy of the Application Form and the Final Plat to the Department of Public Works
and such other departments,persons,and utility companies as it determines may be necessary or
appropriate for their review,comments,and recommendations.The Department of Planning and Housing
shall assemble,review,and report on any comments or recommendations submitted to it for consideration
by the City Council.
Sec.23.305 APPROVAL,RECORDATION AND APPEAL.
(2) Appeal of Decision.
(a) Conveyance Parcels.Decisions of the Planning&Housing Director pertaining
to the determination of a Conveyance Parcels classification may be appealed by the owner thereof to the
Zoning Board of Adjustment within 20 days of the date of the decision.The appeal shall state the specific
reasons for the appeal and explain how the Director erred in the decision.
Section 23.307.REVIEW PROCEDURES FOR CONVEYANCE PARCELS.
(1) Purpose:
The purpose of this Section is to provide a review process to determine if Conveyance Parcels as defined in
Section 23.201(4-320)are to be recognized as independent developable parcels based upon the time of their
creation or based upon their conformance to applicable development standards.It is further intended to
define a process by which building,or zoning permits can be issued for conveyance parcels.
(2) Applicability
This Section applies to all parcels or divisions defined as Conveyance Parcels in Section 23.201(4- 20).
(3) Application for Review of Conveyance Parcel
Application for review of Conveyance Parcels shall be per forms approved by the Planning and Housing Director
and include all of the following:
(4) Review Procedures
The Planning&Housing Director(or designee)shall review the application and determine if the
Conveyance Parcel conforms to one of the following:
(a) Conformance to development standards.If the parcel was created by,or resulted
from a conveyance occurring a rip or to July 1, 1990 or prior to August 4,2009 and prior to August^
2009 a also, n f t all setback, area,and width. e and was legally established at that
time in conformance with zoning standards or conforms to current lot frontage,width,and area
requirements the Director shall issue a written determination that the lot is a conforming Conveyance
Parcel and is subject to the review provisions of Section 23.307(5).
ffem,a eewveyanee aeetffiag after-haly 1, 1990 and prior-to August 4,2009,but does not eoafofm to all
sethaek,size and width requirements,the Dir-eetof shall issue a�ATitten deter-mination tha4 the pareel is a
men eenAr-ming eenvej,,aneepar-eel and may only be developed ander-the provisions of Seetion(b)Nonconformance to development standards. if the par-eel was oreated by,or resulted
or
(0(12) Creation by plat of survey.If it can be verified that a plat of survey for the
conveyance parcel was recorded prior to August 4,2009,it shall be considered a pre platted Conveyance
Parcel;or
(d)0c Creation by deed or contract.If it can be determined that the Conveyance Parcel
was created by deed or contract and also surveyed prior to July 1, 1990,it shall be considered a pre-
established Conveyance Parcel.
(OLd) Unauthorized parcel.If the conveyance parcel is not deemed by the Director to
be a pre-platted or pre-established Conveyance Parcel,or has not otherwise been deemed a valid parcel
for permitting purposes under the provisions of this Chapter,the Director shall issue a written
determination that the parcel is not an authorized division or subdivision of land under the City's
subdivision standards,and that it is not recognized by the City as a valid parcel for permitting purposes.
The determination shall be forwarded to the applicant,and also to the county Recorder's Office,the County
Auditor's Office,and the City Assessor's Office.
(Ord.No. 4061, 4-26-11)
(5) Conforming Conveyance Parcel
Conforming conveyance parcels are those that conform to the minimum size,area and width requirements
specified in Ames Municipal Code Chapter 29 at the time that a determination is made under the provisions
of Section 23.3067(4). Conforming Conveyance Parcels are subject to the following requirements:
••• (b) Conveyance Parcels approved under this Section shall be described and recorded
by plat of survey as allowed under the provisions of Section 23.103(2),(as opposed to a final subdivision
plat).The property so described by the plat of survey shall be staked with official survey monuments as
specified in Section 23.401(45)prior to the recording of the plat of survey and prior to issuance of zoning
or building permits.
(c) All dedications and public improvements otherwise applicable to subdivisions as
required by the City's Design and Improvement Standards specified in Ames Municipal Code Chapter 23,
Division IV,shall be Installed prior to creation and recording of the plat of survey and prior to issuance of
zoning or building permits.
••• (e) Provisions of subsections 23.3067(5)(C)and 23.3067(5)(D)do not apply to
conveyance parcels created by boundary line adjustments,except that the requirement for a recorded plat of
survey shall be complied with prior to zoning or building permit issuance.
(6) Non eenfofming Conveyance Parcel
23.3067(4).Pemits shall not be issued on non eonfo We pareels exeeptunder-the following
will not be adversely aff-eeted by the gfanting of a per-mit on the lot.in making this deter-mination,-4he
Board shall consider:
(i) Whether-the Wt eanbe developed in a manner that re#leets suffounding
development patterns and sethaeks and does not need var-ia-nees for-new
:x) Wcxccxxcx existing acv cxvpxcxcxxc on the rEt either-EEix EIS t9 EaffEnt
eede,fire E9de andzfir-e separa4ion r-e"ir-ements and
(iii) Whether-,in the opinion of the City Engineer-,the lot conforms to all
applicable engineering and public improvement standards.
OV) Whether-,i the opinion of the Fire inspector-e the lot conforms to all
fire codes applicable at the time any structffes on the site were built,and conforms to any cufrent fire codes
pertaining to setbacks from property lines that have been moved closer to any structures after they were
hui4_.
(b) if the Plamiing&Housing Pireeter-detefmines that a nen eafifofmifig
eem,eya-nee pareel"alifies fer-legal Wt status tmdeF the pfovisions oft-his Seetion,building and---
pefmits shall fiet be issued fer-the lot tinless all eenditiens r-e"ir-ed for-eonfer-ming eom,eyanee par-eels in
474L6) Pre-platted and Pre-established Conveyance Parcels.
Any lot deemed to be a pre platted or pre-established Conveyance Parcel under the provisions of Section
23.3067(4)shall be recognized as a valid lot of record.Permits may be issued subject to conformance with
all development standards as adopted,and subject to the presence of survey monuments to facilitate
verification of setback compliance.
(Ord.No. 4061, 4-26-11)
(.9)Q Appeals.
Decisions of the Planning&Housing Director under the provisions of this Section 23.3067 are appealable
to the Zoning Board of Adjustment under the provisions of Section 23.305(2)(14a).
(Ord.No. 3998, 7-28-09)
See.23.308.REVIEW PROCEDURES FOR PLATS OF SURVEY.
(2) Applicability:
(b) Replats to correct errors as provided in Section 23.3101.
(c) Auditor's plats as provided in Code of Iowa Section 354.1-53.
(Ord.No. 4255, 4-26-16)
(e) Minor Subdivisions in areas of the Ames Urban Fringe designated as
Agricultural&Farm Service or Rural Residential,including required covenants described in(a).
••. (3) Application for Review of Plats of Survey.
(a) The applicant shall file an Application for a Plat of Survey with the Department
of Planning and Housing.Planning and Housing Director may allow for electronic submittals in lieu of all
or some of the required paver copies,The application shall contain the following information:
(iii) A legal description of the lot,tract or parcel to be divided or adjusted,
A dedication to the public,or other conveyance document in a format
acceptable to the City,of all lands as may be determined necessary for public use,
(iv4LvJ Six paper copies and an electronic format portable document file(PDF)
as approved by the City of a scaled graphic illustration(map)of the existing lot,tract or parcel,identifying
lot area,dimensions and reference to established survey monuments,abutting streets and rights of way,any
easements on or serving the site,and any existing structures on the site and within 10 feet of the site,
(v)vi Six paper copies and an electronic format portable document file(PDF)
as approved by the City of a map(graphic illustration)of the proposed plat of survey(not an official or
signed plat of survey),which includes the proposed name of the plat of survey,references established
survey monuments,includes all dimensions of lot or parcel lines,states the area of the lot or parcel by
square footage,and which shows all easements on or serving the parcels contained within the proposed plat
of survey.The format of the proposed plat of survey shall be in substantially the same form and format as
an official plat of survey and shall include signature blocks for the City of Ames Planning&Housing
Director,and for the surveyor who prepared the map,except that it shall be submitted unsigned by the
surveyor.
(vi)vii Identification of any contiguous or abutting lots or parcels under the
same ownership as the subject site.
(vim)viii The names and signatures of the owners of each lot or parcel that the
proposed plat of survey encompasses.
(viii) ix Any filing fee established by the City Council.
(4) Staff and Agency Review of Proposed Plat of Survey.
••• (a) Review for Completeness. The Department of Planning and Housing shall
review the application to determine if it contains all information required under Section 23.30-78(3).
(b) Distribution.Upon determination of completeness,the Department of Planning
and Housing shall file one copy of a complete application(less fees)with the City Clerk and shall also
distribute copies to the Office of the City Assessor,the Department of Public Works,the applicable County
Planning Department and County Auditor's Office,and such other departments,persons,and utility
companies as it determines may be necessary or appropriate for their review,comments and
recommendations.
(c) Review Procedures—Preliminary Decision.
(i) The dedication and installation of improvements necessary to comply
with all Design and Improvement Standards contained in Division IV of this Chapter,and with all other
adopted codes and regulations applicable to the division of land.
(d) Decisions of Denial.
If the Planning&Housing Department finds that the proposed plat of survey does not comply with all
standards defined in Subsection 23.30-7 43 (e),the Director shall render a written decision of denial.The
decision shall state how the proposed plat of survey does not conform to all adopted codes and standards.
Decisions of denial may be appealed to the City Council pursuant to Section 23.305(2).
(5) City Getmeil Review Final Decision.
Once a preliminary decision of approval has been rendered by the Planning&Housing Director for a Plat
of Survey,excepting Boundary Line Adjustments and Conveyance Parcels,the decision shall be forwarded
to the City Council for final review and decision.If the City Council agrees with the Planning&Housing
Director's preliminary decision,the Council shall render final approval of the proposed plat of survey.The
City Council's decision to approve the proposed plat of survey shall be by resolution,and the resolution
shall be certified pursuant to Code of Iowa Section 354.8. For Boundary Line Adjustments and Conveyance
Parcels the Planning and Housing Director is authorized to make a final decision of approval in writing,
including with conditions,for preparing the Official Plat of Survey.
(6) Installation of Required Improvements.
(a) All public improvements as required by this chapter shall be installed prior to
creation and recordation of the official plat of survey and prior to issuance of zoning or building permits.
These requirements do not apply to pre-platted conveyance parcels as described in Section 23.3067(-54)Uc
or to boundary line adjustments unless improvements are otherwise required under the provisions of
Section 23.309(e3).
(7) Preparation of Official Plat of Survey.
Once a proposed plat of survey has been approved by the City Council by certified resolution or,the
Planning and Housing Director,and once all conditions of approval pertaining to installation of public
improvements have been met,the official plat of survey may be prepared for signature by a licensed
surveyor in compliance with all conditions of approval. The prepared plat of survey shall in all respects
reflect the graphic illustration of the proposed plat of survey reviewed and appr-aved by the City Ge^uaei
except that it shall reflect any and all conditions of approval pertaining to the format or content of the map.
Sec.23.309.REVIEW PROCEDURES FOR BOUNDARY LINE ADJUSTMENTS.
Boundary line adjustments are subject to the following provisions:
••• (3) No public improvements shall be required in association with a boundary line adjustment
unless subject to the Conveyance Parcel review or unless the adjustment increases the street frontage of the
original lot or parcel that currently has frontage improvements,in which case existing frontage
improvements,which may include curbs,gutters,sidewalks,paths,street trees and/or street lights,shall be
extended across the entire frontage of the adjusted lots or parcels prior to preparation of the official plat of
survey,or prior to minor plat subdivision approval. Section 23.306(8)for installation of improvements
gpplies to this section.
(Ord.No. 3999; 7-28-09)
DIVISION V
SUBMISSION REQUIREMENTS
Sec.23.501.SKETCH PLAN CONTENTS.
••• (7) the location,width and character of all existing or proposed utility easements on or
abutting the area of land proposed to be subdivided.
(-7)M The Planning and Housing Director may waive requirements for identification of existing
infrastructure locations if no changes are proposed to the infrastructure or other requirements regarding
unique conditions of the site.
(Ord.No. 3524, 5-25-99)
Sec.23.503.FINAL PLAT(MAJOR SUBDIVISION).
••• (3) Major Subdivision Final Plat Attachments. The following shall be attached to and
accompany any Final Plat for a Major Subdivision:
(g) a dedication to the public of all lands within the plat that are designated for
streets,alleys,parks,open areas,school property,or other public use,if the dedication is approved by the
governing body:and
W(W a resolution from the City Council accompanied by an as-built certification from
the Municipal Engineer accepting and approving any required improvements that have been made or
installed along with any required maintenance bond for such improvements;and
(h)Q a resolution for approval by the City Council describing the area of land proposed
to be subdivided and stating that the plat depicting the proposed subdivision has been submitted to and
reviewed by the Planning and Zoning Commission and/or the City Council,that the owner has complied
with all relevant provisions of the code of the City of Ames and the laws of the State of Iowa,that the City
has accepted any areas dedicated for public use,that the plat is hereby approved,and that the Mayor and
the City Clerk are hereby directed to certify the resolution.
(Ord.No. 3524, 5-25-99)
Sec.23.504.FINAL PLAT(MINOR SUBDIVISION).
••• (2) Features.A Final Plat shall show,at a minimum,the following information:
••• (p) two monuments on the boundary of the proposed subdivision shall be noted as
being in accordance with the City's requirements relative to the established State Plane Coordinate System
as defined in Chapter 355 Code of Iowa.
(p)(g) a deed for land to be dedicated to the City as public street right-of-way,if
required.
DIVISION VII
INTEGRATED SITE PLANS
23.704. REQUIREMENTS FOR INTEGRATED SITE PLAN SUBDIVISION.
(3) Building and Structures. Setbacks. All buildings and structures contained in the
Integrated Site Plan Subdivision are subject to the following setback provisions:
(l) Setbacks are not required from interior property lines within the Integrated Site
Plan Subdivision.However,property lines may not bisect buildings unless a firewall is located along said
property line.
(6)(c) Building Coverage and Floor Area Ratio(FAR). Shared maximum building
coverage and floor area ratio standards may be gpproved for the overall site.
(4) Landscaping.The landscaping standards of the underlying zone apply to each lot within
the subdivision,except as follows:
(a) Minimum area landscaping calculations and landscaping percentages may be
based on the area of landscaping in the entire subdivision rather than the area of landscaping on individual
lots within the subdivision subject to conformance with phasing provisions in Section 23.705.
23.706. AMENDMENT,MODIFICATION AND VACATION.
(1) Amendments or modifications to an Integrated Site Plan Subdivision are processed as
both an amendment to the subdivision plat and the associated Integrated Site Plan, being processed
simultaneously and under the same review criteria and procedures specified for an initial application for
an Integrated Site Plan Subdivision (per Section 23.703), except for Site Plan Amendments. Site Plan
Amendments do not require a new Preliminary Plat.
(a) Site Plan Amendments include the following:
i. Minor Subdivision Plat for a boundary line adjustment of a lots within
the Integrated Site Plan.
ii. Site Development Plan changes to site improvements,such as parking,
landscaping„ building design, stormwater treatment measures that do not affect lot dimensions and
infrastructure capacity.
iii. Amendments qualified as a Major Amendment per 23.306 are not Site
Plan Amendments
(2) The following types of amendments require the consent of all owners within the subdivision:
(a) Major amendments as defined in Section 23.306.
(b) Amendments that are not consistent with recorded covenants and maintenance
agreements.
(3) Amendments pertaining to the layout or improvements on individual lot(s), and that do
not otherwise fall under the provisions of subsection 1 above,require only the consent of the individual
affected lot owners.
(4) If a portion of an Integrated Site Plan Subdivision is vacated, the property subject to
the vacated portion shall constitute one lot unless the property is subsequently divided by an approved
subdivision. Development of the vacated lot is subject to an amendment to the Integrated Site Plan
Subdivision and associated Integrated Site Plan.
Section Two. All ordinances,or parts of ordinances,in conflict herewith are hereby repealed
to the extent of such conflict,if any.
Section Three. This ordinance shall be in full force and effect from and after its passage and
publication as required by law.
Passed this day of
Diane R.Voss,City Clerk John A.Haila,Mayor