HomeMy WebLinkAboutA001 - Council Action Form dated January 11, 2000 r '
ITEM#: b'
DATE: 01/11/00
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR DAYTON
PARK, THIRD ADDITION, LOCATED NORTH OF SOUTHEAST 16T" STREET AND
WEST OF 1-35.
ACTION FORM SUMMARY: This is a request to approve the Preliminary Plat for Dayton
Park, Third Addition, a 48.2 acre, lot subdivision, located north of Southeast 16th Street
and west of 1-35.
Approval of this request is recommended with stipulations.
BACKGROUND:
The developers are requesting approval of a preliminary plat for a subdivision with 10
buildable lots and three (3) unbuildable outlots, located north of Southeast 16th Street and
west of 1-35. This property is currently vacant and includes a total of 48.2 gross acres. The
lot sizes of the buildable lots range from 1.7 acres to 4.6 acres. It is the developer's intent
to plat this property in two phases, the first phase consisting of Lots 1 and 2 and Outlot 2A.
The remainder of the lots would be platted in Phase 2.
The name of this subdivision is Dayton Park Subdivision, Third Addition. A Conceptual
Development Plan was submitted in 1978 and amended in 1980 that included the land
shown on the attached Preliminary Plat as Dayton Park Subdivision, First Addition, and
Dayton Park Subdivision, Second Addition, as well as this property. A new Preliminary Plat
is being submitted for the Third Addition due to changes in lot layout and subdivision
requirements.
The zoning of this property is G-1 (General Industrial), which would allow for a variety of
industrial uses, as well as some commercial uses. The draft zoning map shows the zoning
of this property to be a combination of"GI", General Industrial, and "A", Agricultural. The
agricultural zoning was placed on an area of land in the western portion of the site that is
shown as the three outlots on the Preliminary Plat. This area has been set aside for storm
water detention, surface water flowage, and surface water storage, and it cannot be
developed for any other purpose.
ANALYSIS:
Land Use Policy Plan (LUPP). The LUPP map designates this site as Environmentally
Sensitive Land due to its location within the floodplain of the Skunk River. The boundary
of the 100-year floodplain extends diagonally through the site, as noted on the Preliminary
Plat. The Base Flood Elevation (BFE) in this area is at 883.3 MSL (Mean Sea Level).
r
Because of the location of the floodplain, all buildings will have to be constructed at least
one (1) foot above the base flood elevation on those lots within the 100-year floodplain.
Therefore, any building improvements will be required to be flood proofed or elevated to
an elevation of at least 884.3.
Zoning. The existing zoning for this property is G-1 (General Industrial). It is anticipated
that in the future this site will be rezoned to a combination of "A", Agricultural and "GI",
General Industrial. The uses that may be developed on this property would have to be
consistent with allowable uses for General Industrial as they apply at the time that the
property is developed.
Utilities.
Water Distribution. A 12-inch and an 8-inch water main will serve this site, which
will be located in the north side of Southeast 16" Street and the east side of the
right-of-way for South Bell Avenue, respectively. A temporary hydrant will be placed
on a stub-out from the 12-inch main for a future water main extension to the east
under 1-35. This 12-inch water main must be extended to the east lot line of Lot 10
as part of the Final Plat requirements for Lot 10, which is in Phase 2 of this
subdivision.
Sanitary Sewer. A 10-inch sanitary sewer main is located in the center of Southeast
161h Street. This main will be extended north in the center of South Bell Avenue to
the limits of the subdivision.
Storm Water Management. The storm water management plan for the Dayton Park
Subdivision was developed earlier to serve the entire Dayton Park development.
Storm sewer and an overland flowage easement is located between Lots 1 and 2 and
between Lots 3 and 4 that will direct the storm water from all of the lots to the
retention pond.
Electric. This property can be adequately served by the electric utility.
Street and Vehicular Access. Access to the lots in the Third Addition will come from
Southeast 16th Street, South Bell Avenue, and from an unnamed cul-de-sac extended east
of South Bell Avenue. The extension of Southeast 16th Street and South Bell Avenue
exceeds the 1,320 foot requirement as provided for in Section 23.403(9)(c) of the
Subdivision Ordinance. In order for these streets to comply with this requirement, they
could not extend beyond the south property line of proposed Lot 1. The Preliminary Plat
shows an extension of Southeast 161h Street and South Bell Avenue to the northern extent
of the Preliminary Plat, which creates a street length of approximately 2,680 feet. The
developer has asked for a waiver of Section 23.403(9)(c).
2
r '
The rationale for this street length maximum includes:
• A need for intersecting streets that create an opportunity for motorists to maneuver to
the major street system (collector or arterial) by means of more than one travel way.
This improved traffic circulation design eliminates the potential for larger volumes of
traffic collecting at a single intersection.
• The need for intersecting streets also addresses a potential problem associated with
the delivery of fire and emergency services. In the event that the single long street is
blocked or disrupted, the ability to provide affective fire emergency services could be
severely compromised.
Options that are available to solve this problem are not easy, but might include the
p p Y, 9
extension of South Bell Avenue north and connect to South Bell Avenue that has been
constructed in the Ames Community Industrial Park. The difficulty with this option is that
it would require the extension of South Bell Avenue across an intervening piece of land for
a length of approximately 1,250 feet. Another option would be that an intersecting street
that would link the proposed segment of South Bell Avenue with Dayton Avenue to the
west could also be constructed. Again, the difficulty with this option is that it would require
that this intersecting street extend across other property that is not part of this subdivision,
and it would also require that this intersecting street be constructed through the storm
water detention basin that is located on the proposed outlots.
It may be reasonable to support a waiver of the maximum street length requirement to the
extent of Phase 1 only, since as a matter of degree, just two lots are involved, which make
up only 13.6 % of the net buildable lot area. This would result in a street length of 2,010
feet, which is about 50% greater than the maximum street length. However, to grant a
waiver for both phases of the subdivision would result in a maximum street length that is
twice what the Subdivision Ordinance allows, and would involve all 10 lots that can be
developed and 86.7 % of the net buildable lot area. This would be a significant waiver and
would destroy the intent of the ordinance to allow for an orderly distribution of traffic to and
from the subdivision and to provide for public safety.
Temporary paved turn-a-rounds are shown on South Bell Avenue at the northern extent
of Phase 1 and Phase 2, since this street would be a dead end until South Bell Avenue is
extended north to link up with the other end of South Bell Avenue.
The developers are proposing a 66-foot wide right-of-way with a 31-foot wide street for
South Bell Avenue. According to the new Subdivision Ordinance, the street width may be
narrowed to 26 feet from back of curb to back of curb. The 31-foot wide street is being
proposed to continue the street width that has been constructed to link with South Bell
Avenue to the north. The street width, however, for the cul-de-sac street should be
narrowed to 26 feet. Also, a street name should be submitted for the cul-de-sac prior to
the Preliminary Plat being forwarded to City Council for approval. No parking will be
3
permitted on either side of the streets within the subdivision, including the cul-de-sac.
The developer has requested that sidewalks be waived within the subdivision. Although
at this time sidewalks would not connect with an existing sidewalk system on Southeast
16th Street, sidewalks would allow for pedestrians to walk within the subdivision. There is
a street length of more than 1,450 feet through the Third Addition from the west edge of
Lot 1 to the north edge of Lot 4, which would provide for a significant opportunity for
walking within the subdivision.
Cy-Ride service is not available to this site and there are no bicycle paths in the area.
Landscaping. No street landscaping is planned at this time as part of this development.
STAFF COMMENTS:
Staff has reviewed the Preliminary Plat for the Third Addition of the Dayton Park
Subdivision, and has determined that the proposed Preliminary Plat meets the
requirements of the City's regulations provided the following items are made stipulations
of approval:
1. The extension of the 12 -inch water main, east of the intersection of Southeast 16th
Street and proposed South Bell Avenue must be extended to the easterly lot line of
proposed Lot 10 at the time this lot is included in a Final Plat.
2. Sidewalks along the extension of Southeast 16th Street and South Bell Avenue must
be installed, or the developer must obtain an approval of a request to waive this
requirement as part of the City Council's decision on this Preliminary Plat.
3. The approval of the Preliminary Plat can only occur if the City Council agrees to
waive the maximum street length requirement that is provided for in Section
23.403(9)(c). If the City Council is to waive this requirement, staff recommends that
this waiver be limited to the street length that is proposed as part of Phase 1 of this
Preliminary Plat, which included Lots 1 and 2. Prior to the approval of the Final Plat
of Phase 2, staff recommends that the developer be required to extend South Bell
Avenue to link with South Bell Avenue to the north, or to construct an east/west
intersecting street that would extend to Dayton Avenue.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of December
15, 1999 and approval of this request is recommended with the following stipulations:
1. The extension of the 12 -inch water main, east of the intersection of Southeast 16th
Street and proposed South Bell Avenue must be extended to the easterly lot line of
proposed Lot 10 at the time this lot is included in a Final Plat.
4
2. Sidewalks along the extension of Southeast 16th Street and South Bell Avenue must
be installed, or the developer must obtain an approval of a request to waive this
requirement as part of the City Council's decision on this Preliminary Plat.
3. The approval of the Preliminary Plat can only occur if the City Council agrees to
waive the maximum street length requirement that is provided for in Section
23.403(9)(c). If the City Council is to waive this requirement, staff recommends that
this waiver be limited to the street length that is proposed as part of Phase 1 of this
Preliminary Plat, which included Lots 1 and 2. Prior to the approval of the Final Plat
of Phase 2, staff recommends that the developer be required to extend South Bell
Avenue to link with South Bell Avenue to the north, or to construct an east/west
intersecting street that would extend to Dayton Avenue.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Dayton Park Subdivision, Third
Addition with the stipulations listed above.
2. The City Council can deny the Preliminary Plat for Dayton Park Subdivision, Third
Addition.
3. The City Council can modify this request and approve the Preliminary Plat for Dayton
Park Subdivision, Third Addition.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
Preliminary Plat for Dayton Park Subdivision, Third Addition, with the stipulations listed
above.
Attachment
s:\caf\dayparkthi rd 111
5
`�`Vi gea 99N� ��•,����i1I{v O��l p��p1Ii�f/'!J,/fYOJ _ `-•��8� �'j/�•\,9•`/s�G?r.�,L�>w[O 9��aJ x(v nw��iN�"/l_'�/]f�IN[ri sdxs3u+i;
N3�I� O 3�ISBC!N�m� 4�0�S
A oN 1V 1�1
000z 0 NVr
poll ml
3aa
O tzIC
3nN3Av Ana Wtijd 3QW�O¢i
�s `+pC,
-----------_ 5 a
Q �2 jig )w
W
OI
01.
O boa 'ems
' ° d 1c
W
1 V
iP
pe
a �
le• , MNY 1 1 KM0.'W� '
ft
V 7 i
b 6 K
oe
O � iAl—
W
_ -;rn'�AO'Ot 1Rrw8"w Aoa =`' Q
--_-_
------- �
�,
• o
i �'-------__ � XI MQ.I AOA -� 1 ����1• /1 Fm�� V{ � b
w N fi i�nN3ne ; 738 rt' p o Hinos.
100, .,w 'Anr
A- ZiS aadlF�0i0iA111 I 0� ISS
W
I ZO'OLZ ,
I 3*e*O.00N7. I N. O
1 III
rullr•na RIOT..avcc ,
j /LKJfALtli I � O 3N H W
O h In Z (n
1 , ^ O,( y
K yg
aNcwaa Q F-
W
Otd t a O g ly- (7 3 tiit�
1 I F—
V7 O
VVV i ,�1b N.MMCY7C 1 '(•
.mY7[ ,
N V'^
, � wr •m m ,�a I
�
F—
° k k Fos 1_ `° N
d N
d
�i
---------------------------------------
_J1Y3�'di✓J'_�7$IJ 3NONd373[_____ i 6 rZ07i ------- ----- -- -- o---------
__
3�Z,k0—OON
�► s ° 4,4I
za
,pa 3 0 ti -�• °� .«. ...� to
At
p �sd, O/1 N 1 ppp s� »s )p,,,1 Z+► At gl
� 3 0 4 3333 I � r,.r
1 ,
'H U Q j m .uwt .ssnvi .onw� .aysw ronrd ' 3h,
3W� ry
t 3nd Nouda Hinos
_..
09 6[F[
M„>rL-,YO-OON
M,fl-,f0-00N 3
hLl lz
VMWlUH'89NINNVId30Id30 ?
VM01`S3Wb 30 A110
m03
99
��N� = Sf�"WJ AVMH'JIH 31VIC1♦71 N1' 2
W < IV s;
lZ r n i�
U] �8 �O
€ O �91 6`
3gQ d ly 2 0 $ Rg p��77 as �C
p
VI
W Kj c5S 3nH311V iirW H1nOS Z C
--- lm
tip
Q Ilk
Al
7 \ I / / /O ■ I avi
I 3
W
-- — — -- a
I I ( aZfl S•:i' 1— � FQJ < it q
N 1 OSe
�j I _A l �\ err s .+pole.Door Q 3 W r W
O M
° d Z cn
O O 3 ^ Q • 41
eLKKW]CW��{
LLJ
tj 1 W 0 (n o =
�r�war ti
N
Vlil t m
Ln
8 s z ' a
4zr� w d►,a N
ry
8 O' fu I II I I III
�y O° A. O tz 4 Cm
Is muniiiiiiiiii
If ILL
----- F�
ij end �Noi)�\va �Hinos ����-;
9N 9NINNdId d0'1d30
vMO►'glwv 40 All'.
OCR 9 0 NVr
QL
L.03AI3038
~
u I I a O
� � SC�'�N AVMN`JIH 31V1SM31NI� Z
000000o 00
o � � oo � �oo kkkkkk J o I�,
Wp 8 OO Nc�j ^ON W � � � oO �
o0 —_ZISKINK_ -Q ,R x � �` ( Q, oc
ZW
= N W I I I I I I I I000aoQOQo \ m ill
`c 3nN3AY .wna I+uios — h O N) 00 h ^v h io LnQc
N vF O
(,)
10
o
0
I W
1
=�Z
O
� W t-��� 4
In<
\ I
91
~�
!Se
I \
Ie
' is
1 I I V
2 41t
^.� rrc•.rot '� •g$$. N
yyi +r� Z
_ 6 k
u O 'O W
'1 O
O �nN]nd ���e �o cm
Hinos
j
?aes� � $
o f L 1HlOSq]T�0'U~ Ig 31 Y y=
y C S 'Q
-7 I yYpllt i Y]IO IW Wt.mYl[ I $ O ;N I-W
m lllll
" o
gg1 ^1
e pp55 b Q J
I� S255
Ld
O i o N
I
1, z
1 �
------ ------------ -------------- -------- -- ��, ----------------------------------------- w IN. 5
b
---------------- -1N3W3 �� 3NOHd�3i----- ----------------- -- -- -------------
------------------------ yy (
o to I
O g $ 4,0 $ 1 8 'S t a LSD
/ N / �
r °°` o qt f 4
s I
a.
••
I 1
FFk
pp, .sr,et ,xuvl .00n j .rowrr aomlr 1 1
I
11Ld N 01J.ba diao-S
I