HomeMy WebLinkAboutA009 - Council Action Form dated November 28, 2006 ITEM #
DATE 11/28/06
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR THE IOWA STATE READY MIX SUBDIVISION
The property owner, Iowa State Ready Mix Concrete, Inc., is requesting approval of a
Preliminary Plat for the Iowa State Ready Mix Subdivision. The proposed subdivision
includes nine (9) numbered lots for commercial/industrial development, one(1)lettered lot
to be dedicated as public right-of-way for Hancock Lane, and one (1)lettered outlot, Outlot
A, for future development. The site is zoned General Industrial (GI) and is designated as
General Industrial with a Greenway designation along the easternmost part of the property,
adjacent to the Skunk River in the Land Use Policy Plan.
According to the project narrative, prepared by Fox Engineering and dated October 10,
2006, Outlot A was previously a limestone mine that the applicant is filling with waste
excavation and concrete debris. The project narrative further identifies that the fill is
allowed to consolidate for a period prior to development and that the top portion of the fill
contains a minimal amount of concrete and other debris.
The following table identifies the existing land use, existing zoning, and LUPP designation
of the properties surrounding the site.
DESCRIPTION OF SURROUNDING AREA
AreaLUPP Designation Zoning Designation
North Government/Airport General Industrial (GI) and Railroad
Government/Airport District (S-GA)
South Highway-Oriented Commercial Agricultural (A) Agriculture
East Greenway& General Industrial General Industrial (GI) Skunk River&
Storage Units
West General Industrial General Industrial (GI) Cenex Gas &
Industrial Uses
The utilities adjacent to this site will be adequate to serve the needs of this future
development.
Water. The City maintains sufficient water capacity to serve this area.An eight-inch
water main is located in the Sondrol Avenue right-of-way along the south side of the
subject site. The developer will extend the eight-inch water main to provide water
service to Lots 1 through 8 in Hancock Lane. Lot 9 is currently being served by an
eight-inch extension of the 12-inch water main in East Lincoln Way.
Sanitary Sewer. An eight-inch sanitary sewer main currently exists within the
Sondrol Avenue right-of-way and will be extended in Hancock Lane to provide
service to Lots 1 through 8. Lot 9 is provided with sanitary sewer service from an
existing 36-inch diameter.line in East Lincoln Way.
z
Storm Sewer. Storm drainage within Iowa State Ready Mix Subdivision will be
collected by a storm sewer system in Hancock Lane and by storm sewers in the rear
yard of the proposed lots. The storm sewer system within the rear yard of the
proposed lots is proposed to collect storm drainage from the proposed lots and from
the surrounding developed properties.
The storm system will eventually outlet into the pond, located within Outlot A. The
applicant intends to create a bio-retention area within Outlot A to filter flow from the
adjacent lots and from the storm sewer before the water exits into the pond. The
applicant proposes to allow the lots adjacent to the pond to discharge directly into
the bio-retention area. The Iowa State Ready Mix site, Lot 9, is proposed to
continue to discharge directly into the pond.
As a result of the Development Review Committee (DRC) review of this project it
was determined that Lot 9 would also be required to utilize the bio-retention cell,
rather than discharging directly into the pond. Staff has not reviewed the design of
the bio-retention cell as of the date of this report, therefore, a stipulation has been
added which requires that the design of the bio-retention treatment cell be reviewed
by the Water and Pollution Control Department prior to its construction.
Electric. The subject area falls within the City of Ames Electric Service Boundary.
The site can be adequately served by municipal electric services.The developer will
extend the electric facilities into the site to serve the proposed subdivision.
Streets and Vehicular Access. The developer will construct proposed Hancock
Lane northward from Sondrol Avenue approximately 520 feet to where it terminates
with a cul-de-sac. The developer will install sidewalks on one side of Hancock Lane.
These improvements are consistent with the requirements of the Subdivision
Ordinance.
Essential Community Services. The estimated fire response time to the subject
area is within five (5) minutes. The City's fire response time goal is to have 85% of
the land area of the city within a response time of five (5) minutes or less. Fire
Station Number 1, located at the intersection of 13th Street and Burnett Avenue,
provides fire coverage to the subject area.
Mary Greeley will supply ambulance services to the subject property.
The subject area falls within an existing police patrol area.
The submitted Grading Plan Detail, Sheet 3, attached, identifies off-site grading located
directly west of the proposed subdivision. During the Development Review Committee's
(DRC) review of this project, the Public Works Department determined that an easement
would be required for this off-site grading area. The applicant has not complied with this
request; therefore, staff has added a stipulation to require an easement for this off-site
grading work.
2
During the Development Review Committee's (DRC) review of the Iowa State Ready Mix
Subdivision, a Shared Use Path was identified by staff as a requirement along the eastern
edge of Outlot A, directly west of the Skunk River. This pathway is identified as a Shared
Use Path within the Ames Area MPO Long Range Transportation Plan, dated October
2005, attached, and on the Parks Master Plan Map as a Greenbelt Trail. Staff has recently
discussed the policy of pathway requirements with City Council who determined that
identified pathways shall be constructed as development occurs.
It is important to note that this pathway connection, along the western side of the Skunk
River, has been identified as a first priority pathway connection by our Parks and
Recreation Department and this connection is within the City of Ames five-year Capital
Improvements Plan. However, it should be further noted that there have been two
concerns expressed related to the improvement of the Shared Use Pathway by the
applicant. The first concern is the potential conflicts between the industrial nature of the
property and the recreational use of the Shared Use Path. Secondly, the applicant does
not intend to further develop Outlot A at this time. The applicant has chosen to provide the
City of Ames with a 30-foot wide easement for this future pathway, but has chosen to not
agree with construction of the pathway at this time. Therefore, staff has added two
stipulations that requires the applicant to enter into a Developer's Agreement with the City
of Ames for the creation of the 30-foot wide easement, to determine the location of the
pathway, and for the construction of the Shared Use Path.
As identified on the Preliminary Plat and within the Project Narrative,the majority of the site
is located within the Floodway Fringe with the eastern most portion of the property,
adjacent to the Skunk River, being within the Floodway. Development of the proposed lots
will require compliance with Municipal Code Section 9.5(c), which requires that all
non-residential structures be elevated a minimum of three (3) feet above the base flood
elevation or be floodproofed to such a level. Municipal Code Section 23.407(5) requires
that all property located within the floodway shall be preserved within an easement,
granted to the City of Ames from the subdivider. The applicant has determined that they
will comply with the requirements of Section 23.407(5) only if FEMA requires this
compliance. Staff is bound by the current provisions of the Municipal Code to
confirm conformance with the applicable standards of that Code; therefore, staff
does not have the latitude to allow a divergence from that Code. However, upon
further research staff has determined that there is no justifiable reason for this
section of the Code. Staff will bring forward a text amendment to remove this
requirement from the Municipal Code. Due to the current requirements, however,
the two stipulations should be retained to confirm compliance.
STIPULATIONS:
Staff believes the Preliminary Plat for the Iowa State Ready Mix Subdivision should be
approved subject to the following stipulations:
1. That the developer will construct and dedicate all public improvements within the
development to City of Ames Urban Standards, as required, including: dedication
of public right-of-way, street paving, curb, gutter, sidewalks, street lights, water
main, sanitary sewer main, and storm sewer improvements, prior to approval of the
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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.
2. The design of the bio-retention treatment cell shall be reviewed and approved by the
Water and Pollution Control Department prior to its construction.
3. Prior to Final Plat approval, improvement of the 10-foot wide Shared Use Pathway
shall be provided through a Development Agreement between the property owner(s)
and the City of Ames.
4. Prior to Final Plat approval, the 30-foot wide easement for the Shared Use Pathway
and the location of the pathway shall be provided through a Development
Agreement between the property owner(s) and the City of Ames.
5. According to Municipal Code Section 23.302(7)(b),the Final Plat must be submitted
to the Planning and Housing Department for approval within one year from the date
of City Council approval of the Preliminary Plat. The City Council may grant an
extension of time for the validity of the Preliminary Plat for a period not to exceed
one additional year. If the applicant is unable to comply with the one-year timeline,
and/or the granted extension, the applicant will be required to re-apply for the
Preliminary Plat.
6. Prior to Final Plat submittal, the subdivider shall grant an easement to the City over
any portion of any area included within the floodway. This stipulation shall be
eliminated if Municipal Code Section 23.407(5) is removed.
7. Development of the proposed lots will require compliance with Municipal Code
Section 9.5(c), which requires that all non-residential structures be elevated a
minimum of three(3)feet above the base flood elevation or be floodproofed to such
a level.
8. Priorto any land disturbing activities, an easement shall be created forthe proposed
off-site grading.
9. Prior to any land disturbing activities, a SWPPP, NPDES, and authorization of
COSESCO permit application shall be provided.
Recommendation of the Planning &Zoning Commission. At its meeting of November
15, 2006,with a vote of 5-1,the Planning and Zoning Commission recommended approval
of the Preliminary Plat with the stipulations listed above. The Commission expressed
concerns about the number of stipulations and questioned if the application is premature
due to the number of outstanding issues. The applicant's representative further discussed
the number and need of the stipulations. Staff identified during the meeting that
Stipulations #1, #5, and #7 are found within the existing Municipal Code and have been
included as Stipulations to clarify the requirements that staff typically receives questions
about.
4
The major point of discussion was regarding Stipulation #3, which requires the
improvement of the Shared Use Path by the developer. The Commission noted that
variation from the current City policy regarding shared use paths would be more
appropriate at the City Council level rather than at the Planning and Zoning Commission
level.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Iowa State Ready Mix
Subdivision with the stipulations listed above.
2. The City Council can deny the Preliminary Plat for Iowa State Ready Mix
Subdivision.
3. The City Council can approve the Preliminary Plat for Iowa State Ready Mix
Subdivision, with modifications.
4. The City Council can postpone action on this request and refer it back to City staff
and/or the applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
The proposed Preliminary Plat is consistent with the surrounding land uses, existing
zoning, and LUPP designation. Stipulation#1 ensures the.installation of the required public
improvements. Stipulation #2 ensures review of the bio-retention cell by the appropriate
department prior to construction. Stipulations#3 and#4 require a Developer's Agreement
for the construction of the identified shared use path and the location and creation of the
easement for the subject pathway. Stipulation #5 clarifies the timing requirements of the
Preliminary Plat approval. Stipulation#6 and#7 outlines the City of Ames requirements for
construction within the Floodway Fringe and protection of the Floodway. Stipulation #8
requires an easement for any off-site grading and stipulation #9 identifies the necessary
permits that need to be obtained prior to any land disturbing activities on-site.
The applicant does object to Stipulation #3, which requires the applicant to improve the
Shared Use Path. However, the City Council. has recently confirmed its expectation that
identified Shared Use Paths must be constructed as development occurs. Therefore, it is
the recommendation of the City Manager that Alternative#1 be adopted, and that the City
Council approve the Preliminary Plat for Iowa State Ready Mix Subdivision with the
stipulations listed in this Action Form.
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CAFAPPROVAL
SS B K_V---' SL
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To be sent to:
Scott Renaud
FOX Engineering
1601 Golden Aspen Drive, Suite #103
Ames, Iowa 50010
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Legend
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The plan includes over 250,000 feet of �� ,�-- B Existing Shared Use Paths
new shared use paths to be constructed r `--- � Signed Shared Roadways
'� Bike Lanes
over the next 25 years. That is an average . 3 Future Shared Use Paths
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of almost 2 miles per year. __ `- � Future Unpaved Paths
EXISTING AND PLANNED BICYCLE FACILITIES
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OCTOBER 2005