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HomeMy WebLinkAboutA019 - Letter to Mayor and Council dated August 13, 1991 from H & F Builders - request for revisions to Ames Municipal Code r F I L F7) c A. Ni 7 Ci; CITY Of REALTOR-S H & F BUILDERS 803-24th STREET,AMES,IOWA 50010(515)232-4214 FAX(515)232-5521 August 13 , 1991 Mayor Larry R. Curtis Members of the City Council City of Ames 515 Clark Avenue Ames, Iowa 50010 Re: Requests for Revisions to the City of Ames Municipal Code Northridge Parkway Subdivision Dear Mayor and Council Members: The developers of Northridge Parkway Subdivision have submitted a Conceptual Development Plan for development of the approximate 150 acres located immediately north of the existing Northridge Subdivision. This additional property would continue to be developed as further additions to the Northridge Parkway Subdivision. As part of the CDP approval process , we are hereby formally requesting your consideration for revisions in two specific sections of the Ames Municipal Code. The first request deals with the required widths for street rights-of-way; the second request deals with installation of sidewalks in the public street rights-of-way. Each request is outlined in further detail below. • Street Standards - Right-of-Way Widths Section 23.22 (STREET STANDARDS ) of the Municipal Code sets forth standards for right-of-way widths for various classifications of public streets in paragraph ( 2 ) , ja4.I s_of-_way_widths__ The minimum design standards are listed as follows: Parkways, boulevards: One hundred ( 100 ) feet. Arterials: Eighty (80 ) feet. Collector, residential: Seventy (70 ) feet. Business, industrial areas: Eighty (80 ) feet. Minor, residential: Sixty (60 ) feet. Cul-de-sac, residential: Sixty (60 ) feet with fifty-five foot radius. Business alleys: Twenty-four (24) feet. Residential alleys: Twenty ( 20 ) feet. Mayor Larry R. Curtis Members of the City Council August 13 , 1991 Page Two The present code allows modifications to these standards with the following paragraph: " Upon request of the developer and upon concurrence of the City Council, the right-of-way widths may be modified on non-through, service access , minor streets such that sufficient area is maintained for utility construction. The minimum acceptable width shall be the proposed roadway width plus 29 feet in residential-zoned areas and 35 feet in commercial-and-industrial-zoned areas. In no instance shall the minimum right-of-way widths be less than 50 feet in residential-zoned areas and 60 feet in commercial-and- industrial-zoned areas. (Ord. No. 2932, Sec. 1 , 9-10-85 ) We are requesting that the text be revised to allow modifications in the minimum right-of-way widths for through collector streets and through minor residential streets with the present code language modified as follows: "Upon request of the developer and upon concurrence of the City Council, the right-of-way widths may be modified on through or non-through residential collector streets, or through or non-through, service access, minor streets such that sufficient area is maintained for utility construction. The minimum acceptable width shall be the proposed roadway width plus 29 feet in residential-zoned areas and 35 feet in commercial-and-industrial-zoned areas. In no instance shall the minimum right-of-way widths be less than 50 feet in residential-zoned areas and 60 feet in commercial-and- industrial-zoned areas. (Ord. No. 2932, Sec. 1 , 9-10-85) " In the case of this development, segments of Ridgetop Road and Sycamore Road have been designated by City staff as residential collector streets, requiring a 70 foot right-of-way width. This type of right-of-way is typically designated in order to accommodate the potential for future expansion of the street pavement to four lanes of traffic. It is our position, as developers of this project, that Ridgetop Road will not be expanded to four lanes at any time in the future due to the proximity of County Road R-50 ( a major arterial roadway ) . We are therefore requesting that the required right-of-way widths for both Ridgetop Road and Sycamore Road be reduced to sixty (60 ) feet. Mayor Larry R. Curtis Members of the City Council August 13, 1991 Page Three • Installation of Sidewalks The second request deals with installation of sidewalks on both sides of public streets. Section 23.29 of the Municipal Code, "ADDITIONAL DUTIES OF OWNERS" , sets forth the following: "The owner and subdivider of the land being platted is responsible for the grading ; seeding or sodding of residential lots; planting of trees in the parking area; construction of sidewalks within the street areas, walkways (as appropriate) , street lights, and street signs. All such improvements shall be done under the direction and supervision of the director of public works or director of the electric utility as appropriate. " In order to allow flexibility in the location and construction of sidewalks, we request that the language be modified to include the following additional paragraphs: "Upon request of the developer and upon concurrence of the City Council, installation of sidewalk along one side of the public right-of-way will not be required where the developer of the land provides pedestrian sidewalk along or near the rear lot line of any row of lots within a single block. In any single block of lots, where it has been determined that construction of sidewalks on one or both sides of the public right-of-way will adversely impact existing trees, due to the location of trees or the presence of steep slopes, the developer will not be required to construct sidewalks for those lots. In the case of this development, we are proposing to construct sidewalks through common open space areas. These sidewalks are adjacent to rear yard areas , and will provide a safe and convenient means of pedestrian access to virtually all areas of the development. Where cul-de-sac streets are proposed to access lots along the western boundary of this development, construction of sidewalks in these areas will be extremely difficult due to the density of existing trees and the slope of the land. Severe grading will be required to install sidewalks in their normal location within the public right-of-way, and we feel strongly that deletion of sidewalks within these particular cul-de-sacs will create a much more appropriate setting for residential lots. Mayor Larry R. Curtis Members of the City Council August 13, 1991 Page Four We would appreciate your favorable consideration of these requests . Please feel free to contact us with any questions regarding these issues. Sincerely, Donald M. Furman For the Developers: Erben A. Hunziker Donald M. Furman Buck Construction Co. , Inc. R. Friedrich & Sons, Inc.