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HomeMy WebLinkAboutA014 - Council Action Form dated August 24, 1999 (large map not scanned) • 1 , ITEM#: DATE: 08/24/99 COUNCIL ACTION FORM SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR SOUTH DUFF COMMUNITY PARK SUBDIVISION, LOCATED EAST OF SOUTH DUFF AVENUE AND SOUTH OF BILLY SUNDAY ROAD. ACTION FORM SUMMARY: This is a request to approve the Preliminary Plat for South Duff Community Park Subdivision, a five lot development, located east of the South Duff Avenue frontage road and south of Billy Sunday Road, which is currently a City-owned access driveway that serves the Youth Sports Complex, the City of Ames Animal Shelter, and the former Waste Water Treatment Plant. Approval of this request is recommended with stipulations. BACKGROUND: The developers are requesting approval of a preliminary plat for a five lot subdivision located east of the South Duff Avenue frontage road and south of the City-owned driveway known as Billy Sunday Road. Billy Sunday Road is a driveway that serves the Youth Sports Complex, the City of Ames Animal Shelter, and the former Waste Water Treatment Plant. The developers have requested that the City create a right-of-way that is 66 feet wide in the location of Billy Sunday Road driveway, which abuts this property on the north, in order to provide public street access for four of the five lots in the South Duff Community Park Subdivision. Development of this property into a five lot subdivision would not be possible, unless each lot has frontage on and access to a public street as per Section 29.9(7) of the Zoning Ordinance. On July 13, 1999, the City Council approved the creation of a 66' right-of-way on City-owned land that abuts this property to the north under the following conditions: that the right-of-way not be created until the City Council takes action to approve the Final Plat of the South Duff Community Park Subdivision, and that the developers sign a Waiver of Right to Appeal Assessments related to the special assessment financing the street improvements. This property is currently undeveloped, and includes a total of 16.82 acres of land. The - lot sizes range from 2.37 acres to 6.33 acres. The property slopes to the north and northeast, and there are two small areas of floodplain in the two northeast corners of proposed Lot 5. ANALYSIS: Land Use Policy Plan (LUPP). The Land Use Policy Plan (LUPP) designates this site as suitable for Highway Oriented Commercial uses. The developers have indicated that they are planning a commercial subdivision on this site. Zoning. This property is zoned G-C (General Commercial), which is consistent with the intended use of the property, and the proposed lots meet the bulk regulations in the zoning Ordinance. Utilities. The extension of utilities into this site will be adequate to serve the needs of this proposed development. Water Distribution. There is an existing 8-inch water main, located to the north of the site, and a 14-inch water main in the frontage road along the west boundary of the site. An 8-inch water main will be constructed by the developer along the north side of Lot 1 and the west side of Lot 2, which will be result in a looped system between the existing14-inch water main and the existing 8-inch water main. A 15' wide water main easement will be required along the north property line of Lot 1 and the west property line of Lot 2 with the Final Plat. The installation and cost of all new water mains will be the responsibility of the developer and this will be documented in a Developer's Agreement that must be signed prior to submittal of the Final Plat. Sanitary Sewer. There is a 60-inch sanitary sewer outfall, located to the east of the site, and a 10-inch sanitary sewer main in the frontage road to the west the site. An 8-inch sewer main will be extended to the west in the Billy Sunday Road right-of-way from the 60-inch sanitary sewer outfall to serve Lots 2-5. And an 8-inch sanitary sewer main will be extended to the east in Lot 1 from the 10-inch main in the frontage road to serve Lot 1. A 10' wide sanitary sewer easement will be required for the 8-inch sanitary sewer main in Lot 1. The installation and cost of all new sanitary sewer mains will be the responsibility of the developer, and this will be documented in a Developer's Agreement that must be signed prior to submittal of the Final Plat. Storm Water Management. Storm water management will be handled individually on each lot as it is developed. A storm water management plan will be required as part of site plan approval. Electric. This site can be adequately served by electricity. There are overhead poles along Billy Sunday Road, however service to all of the lots will be underground. 2 Street and Vehicular Access. As stated above, this property fronts on the frontage road along South Duff Avenue, and access to Lot 1 will come from this street. Access to Lots 2-5 is proposed to come from an extension of Billy Sunday Road, which is not a dedicated street at this time. However, on July 13, 1999, the City Council approved the creation of a 66' right-of-way for Billy Sunday Road with the declaration of the 66' right-of-way not to become effective until the City Council is requested to approve the Final plat for the South Duff Community Park Subdivision. Note: an 80' right-of-way is shown on the Preliminary Plat. After the City Council meeting, staff met with the developer and determined that an 80 right-of-way would give more flexibility for location of the street and utilities. Since all of the proposed right-of- way is already City-owned land, the adjustment of the right-of-way width has little consequence. A 26 foot wide street will be constructed within the Billy Sunday Road right-of-way, which will be extended from the frontage road on the west to 50 feet east of the west boundary of Lot 5. The developer will be responsible for the cost of the construction of the entire length of Billy Sunday Road. The method used for financing the street improvements will be a special assessment financing with the details to be finalized after the approval of the Preliminary Plat, and prior to the submittal of the Final Plat. The developer will be required to sign a Waiver of Rights to Appeal Assessments in order to use special assessment financing. The developer has also requested that the City Council waive the maximum street length of 1,320 feet without intersecting streets. In this case due to the location of this site, which is bounded by City owned land, State property and floodplain, there does not appear to be any other options for providing additional streets so that there are two means of accessing this development. No parking will be permitted on Billy Sunday Road, since it will be a 26-foot wide street without curb and gutter. A sidewalk will be installed by the developer on the south side of Billy Sunday Road, and a bicycle path will be installed on the east side of the frontage road adjacent to Lot 1, since a bicycle path is planned for the east side of the frontage road. There is Cy-Ride service along South Duff Avenue with stops at Airport Road, which is south of this site. Landscaping. No street landscaping is planned with this development. 3 STAFF COMMENTS: Staff believes that the preliminary plat for South Duff Community Park is consistent with intent and provisions of the Subdivision Ordinance, the Zoning Ordinance and the policies of the City, provided the following stipulations are placed on the approval of the preliminary plat: 1. That the developer's responsibility for the installation of the new water mains and new sanitary sewer mains shall be documented in a Developer's Agreement, which shall be signed prior to the submittal of the Final Plat. 2. That the City Council shall waive the maximum street length of 1,320 feet. 3. That the developer shall be responsible for cost of the installation of the full length of Billy Sunday Road from the South Duff frontage road, to 50 feet east of the west line of Lot 5. This street improvement will be done through a Special Assessment and the details for the Special Assessment shall be worked out in a Developer's Agreement, which shall be signed prior to the submittal of the Final Plat. 4. That the developer shall sign a Waiver of Rights to Appeal Assessments prior to the submittal of the Final Plat. 5. That an ordinance shall be prepared at the time the Final Plat is approved to restrict parking on both sides of Billy Sunday Road. 4 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission reviewed this request at their meeting of August 4, 1999 and approval of this request was recommended with the following stipulations: 1. That the developer's responsibility for the installation of the new water mains and new sanitary sewer mains shall be documented in a Developer's Agreement, which shall be signed prior to the submittal of the Final Plat. 2. That the City Council shall-waive the maximum street length of 1,320 feet. 3. That the developer shall be responsible for cost of the installation of the full length of Billy Sunday Road from the South Duff frontage road, to 50 feet east of the west line of Lot 5. This street improvement will be done through a Special Assessment and the details for the Special Assessment shall be worked out in a Developer's Agreement, which shall be signed prior to the submittal of the Final Plat. 4. That the developer shall sign a Waiver of Rights to Appeal Assessments prior to the submittal of the Final Plat. 5. That an ordinance shall be prepared at the time the Final Plat is approved to restrict parking on both sides of Billy Sunday Road. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for South Duff Community Park Subdivision with the stipulations listed above. 2. The City Council can deny the Preliminary Plat for South Duff Community Park Subdivision. 3. The City Council can modify this request and approve the Preliminary Plat for South Duff Community Park Subdivision. 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 South Duff Community Park Subdivision. Attachment 5 CAFAPPROVAL SS BK SL J JP SR To be sent to: Mike Sloter Jensen Design Build 235 Alexander Avenue Ames, Iowa 50010