HomeMy WebLinkAboutA022 - Council Action Form dated February 13, 1990 ITEM #:
DATE: 02/13/90
COUNCIL ACTION FORM
SUBJECT:
Resolution Approving a Conceptual Development Plan for Or`cl a-Vb E"sf=a
BACKGROUND:
The proposed Conceptual Development Plan for the Orchard Estates Fourth
Addition is required because this plan depicts a change in the proposed
development from the approved preliminary plat for this area which was
approved in 1972. At that time, this property was shown as .the site for a
future PUD under the R-2 zoning regulations.
This seven (7) lot single-family residential subdivision on a 4.81 acre site
is located north of the Chicago and North Western Railroad tracks and east
of Minnesota Avenue. This proposed subdivision will complete the platting
of the Orchard Estates development which is located east of Scholl Road
and north of the Chicago and North Western Railroad. At the present time
this site is vacant, and it contains a drainage channel and some wooded
vegetation.
ANALYSIS:
LUPP: The Land Use Policy Plan (LUPP) designates this area as suitable
for low-density residential.
Zoning: This property is currently zoned R1-10 (Low-Density Residen-
tial). The proposed lot sizes are consistent with the 10,000 square foot
minimum lot size required in the R1-10 zoning district. The lots range in
size from approximately 17,000 square feet to 51,000 square feet. The
gross density for the entire development is 1.46 d.u./acre.
A drainage channel penetrates a portion of Lot 3, which affects the amount
of buildable area. It is possible to place a single-family home in the site
within the required setbacks, however the home would have to be carefully
designed for the. lot. The developers are aware of this concern, and when
the surveying for this subdivision is done for the Administrative and Final
Plats, there may be a slight readjustment of the lot to provide additional "
buildable area.
2
Public Utilities
Water: A six-inch water main will be extended along Canterbury
Court from Minnesota Avenue to serve these seven (7) lots.
Sanitary Sewer: An eight-inch sanitary sewer line will be extended
along the southeast property line of Lot 3 into Canterbury Court
from an existing eight-inch sanitary sewer that runs through the
northern portions of proposed Lots 1, 2, and 3, and the northeast
side of Lots 3 and 4.
Storm Sewer: A storm sewer connection for the sump lines for each
of the lots is proposed in an easement along the northwest side of
Lot 4. This sewer will drain into the drainage channel that is
located along the north side of this proposed development.
The existing drainage channel that abuts and passes through this
property is experiencing some degradation. Because of this condi-
tion, a check dam or drop structure is needed for bank stabilization.
This work will be done by the City to improve the drainage condition
in the area.
Electric: Electric power is available to each lot.
Streets and Vehicular Access: Canterbury Court, a cul-de-sac, is pro-
posed as the primary access for the seven (7) lots in the addition.
Canterbury Court comes off of Minnesota Avenue, which is a north-south
street extending between Kingman Road and Ontario Avenue. A temporary
bridge has been constructed over the Chicago and North Western Railroad
tracks to provide access to Ontario Avenue. The primary access to the
Orchard Estates development is via Scholl Road across the railroad tracks,
a quarter of a mile to the west. The Minnesota Avenue bridge will be
removed and replaced by another north-south crossing of the railroad
tracks in the future through a mutual agreement between the City and the
railroad. The future location of that crossing has not been determined at
this time. However, the Minnesota Avenue access will not be removed
until another railroad crossing is developed. Therefore, the developers
are only being required to pave Minnesota Avenue to the south side of
Canterbury Court and not to the bridge.
At the Planning and Zoning Commission meeting of January 3, 1990, a
concern was expressed by numerous neighboring property owners regard-
ing the safety of the bridge on Minnesota Avenue over the railroad tracks.
Specifically, these neighbors were concerned about the increased traffic
that would be generated because of the subdivision and the speed of
motorists over the bridge.
The original intent of this bridge was to provide temporary emergency
access only for emergency vehicles to the Kingman-Amherst area and to
the Applied Science Center area, during the time when the Scholl Road
at-grade crossing is blocked by a train. Minnesota Avenue was never
intended to be used for residential and commercial movement into and out
of the area north of the Chicago and North Western Railroad tracks.
3
However, a recent 24-hour traffic count taken 20 feet south of the Minne-
sota bridge indicates there were 622 vehicles using the Minnesota bridge.
This traffic count implies that the residents of Orchard Estates and some
employees of the Applied Science Center are using Minnesota Avenue. as a
primary access to the area. The projected traffic volumes for Orchard
Estates Fourth Addition would be approximately 70 vehicle movements which
would be an 11% increase in traffic across the bridge, if Minnesota Avenue
were used exclusively. It should be noted that no accidents have been
reported on Minnesota Avenue for five years, 1984-1988.
A study to determine the location for a permanent crossing of the Chicago
and North Western Railroad in the Scholl Road area is scheduled for the
1991-1992 Fiscal Year in the City of Ames Capital Improvement Plan.
However, no determination has been made, if or when, a new crossing will
be built.
City staff has evaluated five alternatives for addressing the safety and
traffic concerns at the Minnesota Avenue bridge which include: limited
sight distance, narrowness of the bridge which makes two-way movement
difficult, frequent use of the bridge by residents and employees in the
area for accessing the area north of the railroad tracks, and the use of
the bridge as a school route with no separated walkway. The five alterna-
tives are listed below with comments concerning how each addresses the
problem.
1. Do nothing. This would be a continuation of the situation as
it currently exists with the added traffic for Orchard Estates
Fourth Addition.
2. Remove the bridge. This alternative would eliminate all the
traffic and safety concerns, however, there would be no
emergency access available if the Scholl Road crossing is
blocked.
3. Make Minnesota Avenue one-way_going north with no left turn
on Kingman Road. This alternative would address the concern
about the narrowness of the bridge and limited sight distance
and would allow for separation of pedestrian movement.
However, the use of a one-way street could prove confusing to
the motorist and is inappropriate when a one-way pair of
streets cannot be provided.
4. Allow only emergency access across the bridge by means of a
gate. This alternative addresses the traffic concern as well as
safety considerations due to sight distance problems and the
narrow bridge width, which makes two vehicles passing each
other difficult. It also addresses the safety of school children
since there would not be traffic on the bridge.
5. Install pretimed, traffic control lights to allow alternate, single
direction access and provide a separated pedestrian walkway
for school children. This alternative improves the safety of
school children and addresses the sight distance concerns, and
the narrowness of the bridge since traffic movement would be
4
alternate one-way. In addition, the use of the traffic control
devices should discourage frequent traffic movement along
Minnesota Avenue since there will be short delays for alternate
single direction movement. [Note: the traffic control lights
would be similar to the lights used on Haber Road where the
road narrows to one-way under the overpass. ] Emergency
vehicles would be able to override the system through the use
of warning devices.
The City staff believes Alternative #5 is the best approach to the problem.
This alternative addresses the safety concerns involving separation of
pedestrian movement for school children, provides for single direction
access which takes care of the sight distance and narrow pavement width
concerns and the traffic control device serves to discourage the use of
Minnesota Avenue as a primary access to the residential area north of the
railroad tracks. The developer has agreed to pay for the traffic control
devices and the extension of a sidewalk along the west side of Lot 7 in
Orchard Estates Fourth Addition which will be channelized to the pedestri-
an walkway across the bridge. The City will create a separated walkway
across the bridge as a part of this project.
Parkin The developers are proposing a three car parking island in the
end of the cul-de-sac. Staff has some serious concerns about this type of
parking island. A major concern is maintenance of this type of island.
Curb edges could easily be damaged by snow plowing equipment and
vehicles using the street. In addition, there are liability concerns since
the City would be responsible for this parking area. Aesthetics also enter
into the objection to this type of development. When looking down
Canterbury Court, one would see three cars parked in the middle of the
cul-de-sac. Staff believes streets should be used for traffic movement and
not for the storage of vehicles, particularly in the middle of the street.
This parking area also appears to be unnecessary because there should be
adequate room on private property to park additional vehicles.
At the Planning and Zoning Commission meeting of January 17, 1990, this
item was reviewed again and the Commission recommended that the CDP for
Orchard Estates be approved with the following stipulations:
a. That the parking area be removed from the island in the
cul-de-sac and the island size be reduced to a 15 foot radius;
b. That developer pay for traffic control devices for alternate,
single direction access across .the bridge; and
C. That the developer extend a sidewalk along the west side of
Lot 7 which will be channelized to the four (4) foot wide
pedestrian walkway across the bridge which will be developed
by the City.
ALTERNATIVES
1. The City Council can approve the CDP for Orchard Estates Fourth
Addition as submitted.
a.
2. The City Council can approve the CDP for Orchard Estates Fourth
Addition with the stipulations as recommended by the Planning and
Zoning Commission.
3. The City Council can deny approval of the CDP for Orchard Estates
Fourth Addition.
4. The City Council can table this request for additional information
from City staff or the developer.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt
Alternative #2. This will approve of the CDP for Orchard Estates with the
stipulations that:
a. That the parking area be removed from the island in the
cul-de-sac and the island size be reduced to a 15 foot radius;
b. That developer pay for traffic control devices for alternate,
single direction access across the bridge; and
C. That the developer extend a sidewalk along the west side of
Lot 7 which will be channelized to the four (4) foot wide
pedestrian walkway across the bridge which will be developed
by the City.
COUNCIL ACTION:
y\bpo\caf\orchard.213