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HomeMy WebLinkAboutA014 - Council Action Form dated June 14, 1988 (large plans not scanned) ITEM #: _ DATE: 06/14/88 COUNCIL ACTION FORM SUBJECT: Resolution Approving the Conceptual Development .Plan for Southwood Subdivision. BACKGROUND: This proposed subdivision is located west of South Duff Avenue and north of South Sixteenth Street, and it contains 43.03 gross acres. The developers are proposing 53 lots which range in size from 21,600 square feet to 80,500 square feet. This site will be developed in two phases. The first phase will be the eastern portion of the property and the remainder of the site will be Phase 2. (See attached CDP.) LUPP: The existing Land Use Policy Plan (LUPP) designates a portion of this area as suitable for commercial development and the remainder as agricultural/greenbelt. The 100-year floodplain and the floodway district boundaries are located in the area designated as agricultural/greenbelt. The proposed Land Use Policy Plan (LUPP) designates the majority of the site as suitable for commercial service which is intended for office and planned-commercial type development. The northern portion of the site, next to Squaw Creek, is designated for open space since this land is located within the 100-year floodplain and floodway district boundaries. ZONING: This property is currently zoned "G-C" (General Commercial). The developers have applied for a rezoning of the A-1 portion of the property from "A-1" to "G-C". This request has been approved by the City Council. WATER: There is a 14" water main along the west side of Duff Avenue in the northeast corner of the property. Water will be brought into the subdivision with an 8" main which will form. a looped water system by connecting with the 12" water main in South Sixteenth Street. SANITARY SEWER: A 54" sanitary sewer main runs through the northern part of this property. All the lots in Phase 1 and a portion of the lots in Phase 2 will connect with this sewer main through an 8" line in Buckeye Avenue and Chestnut Street. The remaining lots along the north-south portion of Chestnut Street will be served by an 8" main that connects with the 8" sanitary sewer in South Sixteenth Street. STORM SEWER: Storm drainage along Buckeye Avenue will drain into storm sewers along that street, in a northerly direction to the Squaw 2 Creek. Storm sewer intakes also are provided at the intersection of Chestnut Street and South Sixteenth, and on Chestnut Street as it turns easterly. STREETS AND VEHICULAR ACCESS: No access will be allowed to individual lots from South Duff Avenue. A signalized intersection will be designed at the point where Chestnut Street intersects with South Duff Avenue. (The intersection shown on the attached CDP will be changed to coincide with IDOT plans for a five-lane facility along South Duff Avenue, south of Squaw Creek. The fifth lane will be designed for turning movements to the east and west.) The approval of the access onto Duff Avenue must come from the IDOT and must be received prior to City Council approval of the CDP. All interior streets will be built to commercial standards which will provide adequate thickness for Cy-Ride access. The developers will be requesting that parking be removed on the north side of South Sixteenth Street and that the sidewalk along South Sixteenth Street be waived by City Council. They will be providing sidewalks along both sides of the internal streets within the development. No sidewalk is required along South Duff Avenue because only the rear yards of the lots in the subdivision abut this street. The City and the developer will be entering into an agreement which outlines the financial responsibility of both parties for the improvements on South Duff Avenue. The improvements include the signalized intersection at Chestnut Avenue and South Duff Avenue and the construction of the fifth lane. The agreement must be signed prior to City Council approval of the CDP. This Conceptual Development Plan has been reviewed by the City Staff Development Review Committee, and it has been found to be consistent with applicable City codes. ANALYSIS: This Conceptual Development Plan depicts a 53 lot subdivision. Although there are 53 lots the developers have indicated that they intend to sell the lots in groups of two or more in the first phase to accommodate the needs of individual purchasers. Therefore, the intensity of development will not be as great as might be implied by the number of individual lots shown. Access from South Duff Avenue will be limited to one access point which is spaced more than one quarter of a mile from the next controlled intersection at South Sixteenth Street. This spacing is consistent with appropriate traffic engineering standards for a controlled arterial street and the Transportation Plan for the City of Ames. (This is a State Highway.) This planned, signalized intersection will provide for turning movements to the east and west. Approval of this intersection is pending at the Iowa Department of Transportation. 3 Access to the site also can be gained from South Sixteenth Street. Buckeye Avenue is 240 feet west of South Duff Avenue and Chestnut Street is 630 feet west of Buckeye Avenue. Street widths within the site are 31' back to back in an 80' right-of-way on both Buckeye Avenue and Chestnut Street, west of Buckeye Avenue. These street widths allow for two drive lanes, but since this is a commercial street, there is insufficient width for a parking lane. The entrance drive off of South Duff Avenue will be a boulevard with two drive lanes into the site and two drive lanes out of the site. The configuration of the street system within the subdivision should provide for good traffic movement within the site and good access to and from the surrounding area. A street tree planting program has been submitted by the developers which includes a variety of overstory trees. Ohio Buckeye and American Chestnut trees will be used to carry out the street naming theme, as well as, Little Leaf Linden, Norway Maple, American Linden, Skyline Locust, Hackberry, and Seedless Ash. This is the first commercial subdivision in Ames with a complete street tree planting plan, and it should be an enhancement to both the development and the area. A minor note is that the street designation for Chestnut Street should be changed to Chestnut Drive since this is a curvilinear street. The designation of "Street" is used only on east-west roadways. This change can be made at the time of the submittal of the Administrative Plat. The Planning and Zoning Commission reviewed this request at their meeting of June 1, 1988, and recommended that the City Council approve this CDP with the following stipulations: a. That the intersection of Chestnut Street and South Duff Avenue be approved by IDOT prior to the CDP approval of City Council; b. That the agreement for financial responsibility between the City and the developer for the improvements of South Duff Avenue is signed prior to City Council approval; and C. That Chestnut Street be renamed to Chestnut Drive prior to submittal of the Administrative Plat. ALTERNATIVES: 1. The City Council can approve the CDP for Southwood Subdivision with the following stipulations: a. That the intersection of Chestnut Street and South Duff Avenue be approved by IDOT prior to the CDP approval of City Council; b. That the agreement for financial responsibility between the City and the developer for the improvements of South Duff Avenue is signed prior to City Council approval; and 4 , C. That Chestnut Street be changed to Chestnut Drive prior to submittal of the Administrative Plat. 2. The City Council can deny approval of the CDP for Southwood Subdivision. 3. The City Council can table this request for additional information from the developer or City staff. MANAGER'S RECOMMEND ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative H. This will allow the developer to proceed, provided approval from the Iowa Department of Transportation is received and the agreement for financial responsibility is completed.