HomeMy WebLinkAboutA023 - Council Action Form dated October 22, 2002 - Item 30c ITEM # 30 G'
DATE 10/22/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR "DAYTON
INDUSTRIAL PARK SUBDIVISION", INCLUDING APPROXIMATELY 15.55 ACRES,
GENERALLY LOCATED EAST OF SOUTH DAYTON AVENUE,AND APPROXIMATELY
ONE-QUARTER MILE SOUTH OF EAST LINCOLN WAY.
BACKGROUND:
Subdivision Proposal. The Developer is requesting approval of a Preliminary Plat for
"Dayton Industrial Park Subdivision", including approximately 15.55 acres, of which 0.69
acres is part of the existing public right-of-way for South Dayton Avenue.
The Developer is proposing to subdivide the subject property into 13 lots for industrial land
use, ranging in size from 0.68 acres to 1.81 acres. Three outlots (Outlots A, B, and C)will
be established for the street right-of-way of Armstrong Street, Glidden Avenue, and
Southeast 5th Street.
The Developer intends to develop the property for general industrial land use with access
provided to the subdivision from South Dayton Avenue and from Southeast 5th Street.
Land Use Policy Plan (LUPP). The Preliminary Plat is consistent with the Land Use
Policy Plan Map designation of "General Industrial".
The proposed subdivision is located inside the boundaries for the"New Lands—All Other"
development area. This development site is part of an industrial expansion area located
adjacent to the west boundary of the Ames Industrial Park. The location is important in
meeting the community's near-term industrial land use needs.
Zoning. The subject property is zoned as "GI"(General Industrial). Surrounding properties
in all directions are zoned as "GI" for industrial land use. There is no minimum lot area.
The minimum frontage is 25 feet and the maximum building coverage is 85%. Land uses
proposed for the lots in this subdivision must receive approval of a site plan. The process
for approval of a site plan involves the review and approval of a Minor Site Development
Plan by City staff, or review and recommendation of a Special Use Permit by the Planning
and Zoning Commission, followed by review and approval by the Zoning Board of
Adjustment. The type of land use proposed will determine which of the two approval
procedures is required.
Existing Land Uses. The subject property includes agricultural land. The surrounding land
use to the north, east, and west is a non-conforming residential structure,vacant land area,
and developed land area with industrial land uses. The land to the south is occupied by
non-conforming single-family residential dwellings and an auto salvage operation, all of
which began prior to annexing the properties into Ames.
Utilities.The municipal utilities in the area are adequate, and can be extended to serve the
proposed subdivision.
Electric. This site is inside the service area for the Ames Municipal Electric Utility.
The necessary electric capacity is in place to serve the industrial land uses
proposed for this subdivision.
Water Distribution. An eight-inch water main is planned in all proposed street
right-of-ways for the subdivision, including Armstrong Street, Glidden Avenue, and
Southeast 5th Street. The proposed water main will connect to existing water mains
in the South Dayton Avenue right-of-way and in the Southeast 5th Street right-of-way
to the east. This will establish a looped system in this industrial part of the
community. All costs associated with these water main improvements are the
responsibility of the developer.
Sanitary Sewer. An eight-inch sanitary sewer main is planned in the proposed
street right-of-ways for Armstrong Street and for Glidden Avenue in the subdivision.
Sanitary sewer will be extended from the southwest corner of the subdivision in the
South Dayton Avenue right-of-way to Armstrong Street. All costs associated with
the sanitary sewer improvements are the responsibility of the developer.
Storm Sewer. Twelve-inch and 18-inch storm sewer mains are planned in the
proposed street right-of-ways for the subdivision to control the storm water runoff
generated by the proposed development.
Stormwater Management. The run-off control for this subdivision will be designed and
implemented within each proposed lot. Runoff will be controlled through on-site detention
at intakes, or in detention areas within each lot and conveyed to the street and storm sewer
system. The rate of runoff from the development is not allowed to increase above the
pre-development level of runoff.
Erosion Control. The Developers have submitted an erosion control plan for the
proposed subdivision, as described on sheet Number 1 of the Preliminary Plat. These
erosion control measures meet the minimum requirements of the City.
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Streets and Vehicular Access. Access to the subdivision will be from South Dayton
Avenue and from Southeast 5th Street. The section of Southeast 5th Street that will
connect to the internal streets for this subdivision is planned for construction as part of this
development. The north one-half of the street right-of-way is located inside the subdivision
boundaries. The south one-half of Southeast 5th Street is located on land owned by
property owners outside the proposed subdivision. The City of Ames intends to negotiate
with the property owners to purchase the land necessary to construct the south one-half of
the right-of-way for Southeast 5th Street. The new section of Southeast 5th Street will
connect to the existing section of Southeast 5th Street located directly to the east.
Southeast 5th Street will be extended west to connect to South Dayton Avenue as
development occurs on adjacent parcels of land, or as traffic demands warrant. Southeast
5th Street is a minor arterial street in the Transportation Master Plan, and is planned for
extension to South Duff Avenue, as part of future transportation improvements in the
community.
Access to Lots 1, 2, and 3 will be restricted on the Final Plat. A temporary access to Lot 1
will be granted from South Dayton Avenue, until such time that Southeast 5th Street, east of
South Dayton Avenue, is constructed to connect with South Dayton Avenue.
A note must be included on the Final Plat that states that access to Lots 2 and 3 is
restricted to Armstrong Street.
Armstrong Street and Glidden Avenue are the two internal public streets proposed for the
subdivision. Each street will have a right-of-way width of 66 feet and a paving width of 31
feet back-to- back of curb. The section of Southeast 5th Street to be constructed will have
a right-of-way width of 80 feet and a paving width of 31 feet. These right-of-way and
paving widths meet the minimum subdivision standards for public streets. On-street
parking will not be permitted in this subdivision.
Subdivision regulations require sidewalks to be installed on both sides of all streets. The
Developers are requesting that this requirement be waived by the City Council. Section
23.103(1) "Waiver/Modification", of the Subdivision Regulations reads as follows:
(1) Where, in the case of a particular subdivision, it can be shown that strict
compliance with the requirements of the Regulations would result in
extraordinary hardship to the Applicant or would prove inconsistent with the
purpose of the Regulations because of unusual topography or other conditions,
the City Council may modify or waive the requirements of the Regulations so
that substantial justice may be done and the public interest secured. Provided,
however, that such modification or waiver shall not have the effect of nullifying
the intent and purpose of the Regulations. In no case shall any modification or
waiver be more than necessary to eliminate the hardship or conform to the
purpose of the Regulations. In so granting a modification or waiver, the City
Council may impose such additional conditions as are necessary to secure
substantially the objectives of the requirements so modified or waived.
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� i
Staff believes the conditions necessary to approve a waiver of the requirement for
sidewalks, have not been met, and the waiver should not be granted by the City Council.
A bicycle path, 10 feet wide, is planned along the west side of the proposed subdivision, in
the right-of-way for South Dayton Avenue. The developer is responsible for the installation
of this bicycle path.
Fire. It is the City Council's goal to have a minimum of 85% of the land area in Ames
within a maximum fire department response time of five (5) minutes. The proposed
subdivision is located in the 15% of land area that is beyond a fire department response
time of five (5) minutes.
Stipulations. The following stipulations should be placed on the approval of the
Preliminary Plat for Dayton Industrial Park Subdivision to assure that it will be developed
consistent with the intent of the Subdivision Ordinance and other ordinances, adopted
plans, and policies of the City of Ames.
1. A note must be included on the Final Plat that states the access to Lot 1 from South
Dayton Avenue is granted only on a temporary basis, until such time that Southeast
5t" Street, east of South Dayton Avenue, is constructed to connect with South Dayton
Avenue.
2. A note must be included on the Final Plat that states that access to Lots 2 and 3 is
restricted to Armstrong Street.
3. The Developer is responsible for the cost of extending and constructing all water,
sanitary sewer and storm sewer utilities, as well as all streets, sidewalks, and other
public improvements in the proposed subdivision.
4. No construction for street improvements associated with Armstrong Street, Glidden
Avenue, and Southeast 5t" Street shall commence prior to the required right-of-way
being owned by the Developers or the City of Ames.
5. The Developer is required to install and dedicate all public improvements prior to
approval of the Final Plat, or execute an Improvement Agreement to guarantee the
completion of all public improvements and provide security in the form of an
Improvement Guarantee, as set forth in Section 23.409 of the Municipal Code.
6. On-street parking will not be allowed on the streets in this subdivision.
7. The developer shall be responsible for the construction of a 10-foot wide bicycle path
along the east side of South Dayton Avenue.
8. A Development Agreement shall be signed prior to the submittal of the Final Plat,
documenting the responsibilities of the developer and the City in the development
of this site.
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RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of October 2,
2002 and approval of the Preliminary Plat was recommended with the stipulations
described in this report. The Planning & Zoning Commission did indicate that the
requirement for the installation of sidewalks should be enforced.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Dayton Industrial Park
Subdivision with the stipulations described in this report.
2. The City Council can deny the Preliminary Plat for Dayton Industrial Park
Subdivision.
3. The City Council can approve the Preliminary Plat for Dayton Industrial Park
Subdivision with modifications.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is approval of the
Preliminary Plat for Dayton Industrial Park Subdivision, with the stipulations described in
this report.
Attachments
s:\Council Action Forms\Preliminary Plats\Dayton Industrial Park Subdivision- 10-22-02.doc
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