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HomeMy WebLinkAboutA024 - Council Action Form dated December 8, 1992 (large maps not scanned) ITEM #: 32 DATE: 12/08/92 COUNCIL ACTION FORM SUBJECT: Resolution Approving a Revised Conceptual Development Plan for Southwood-Sub:diyson; Located West of South Duff Avenue and North of South Sixteenth Street. ACTION FORM SUMMARY: This is a revision to Phase 2 of the Southwood Subdivision. Phase 2 will be platted as one lot and Chestnut Drive west of Buckeye Avenue will be eliminated from the CDP. The Planning and Zoning Commission and staff recommends approval of this CDP request with the stipulations listed in the report. BACKGROUND: The original CDP for Southwood Subdivision was approved on June 14, 1988. That plan showed a 53 lot subdivision which was to be developed in two (2) phases. Subsequently the Final Plat for the First Addition to Southwood Subdivision was approved with 16 lots instead of the original 20 lots, shown for Blocks 1 and 2 on the CDP. At this time, the developers are requesting approval of an amended CDP, which will result in the platting of the remainder of the subdivision as Lot 1 of Southwood Second Addition. This lot contains 26.57 acres, and it will be developed as the building site for a discount store and another associated commercial build- ing. As part of this proposal, Chestnut Street will no longer be extended to the west and then south to South Sixteenth Street. (See attached original CDP and proposed CDP.) ANALYSIS: Land Use Policy Plan. The Land Use Policy Plan (LUPP) designates the majority of the Southwood Subdivision site as commercial service. A small portion of the north edge of the First Addition to Southwood Subdivision also is designated as agricultural/greenbelt. Zoning History. This property is currently zoned G-C, General Commer- cial. In 1988, a portion of the site, north of Lots 1 and 10 of Block 2 of the First Addition to Southwood Subdivision, was rezoned from A-1 to G-C. 0 , 2 Utilities. All utilities are adequate to serve the proposed revised subdivi- sion. Water. Existing: 14-inch water main in South Duff northwest of the Subdivi- sion. 8-inch water main extending west and south from the main in South Duff along Buckeye Avenue to South Sixteenth Street. 12-inch water main in South Sixteenth Street. Proposed: None Sanitary Sewer. Existing: 54-inch main in the northwest portion of the proposed Lot 1 of Southwood Second Addition. 8-inch main in Buckeye Avenue. 8-inch main in South Sixteenth Street. Proposed: None Storm Sewer. Existing: 12-inch to 18-inch storm sewer in South Sixteenth Street. 12-inch to 21-inch storm sewer in Buckeye Avenue that empties into Squaw Creek. Proposed: None at this time. A storm water management plan will be developed for Lot 1 of the proposed Southwood Second Addition at the time of the development of that lot. Electric. There is adequate electric service in this area to serve this subdivision. Streets and Vehicular Access. Access to the Southwood Subdivision is from the interior streets, Buckeye Avenue and Chestnut Street, and from South Sixteenth Street. No access is allowed directly from South Duff Avenue. A signalized intersection will be developed at the intersection of Chestnut Street and South Duff Avenue when traffic warrants it. • 3 The extension of Chestnut Street west of Buckeye Avenue and then south to South Sixteenth Street, will be eliminated by this proposed revision to the CDP. This street was part of the previous plan to serve additional lots which will not be developed now. Adequate access to the proposed Lot 1 of the Southwood Second Addition will be provided from Buckeye Avenue and South Sixteenth Street. A bicycle path will be installed along the south property line along the north side of South Sixteenth Street. All exterior streets have been built to commercial standards which will provide adequate thickness for Cy-Ride access. No parking is permitted on the streets within the subdivision since the streets have been built with a width of 31 feet from back of curb to back of curb. This is sufficient width for two drive lanes on a commercial street but will not permit parking on the street. Parking has been taken off of South Sixteenth Street on the south side of the street from South Duff Avenue to Elwood Drive, and it has been removed on the north side of South Sixteenth Street from South Duff Avenue to South Kellogg Ave- nue. Parking on the north side of South Sixteenth Street will have to be removed from Kellogg Avenue to the west property line to provide ade- quate room for turning movements. Sidewalks are provided on both sides of the street within the interior of the subdivision. The City Council granted relief from the sidewalk re- quirement along South Duff Avenue since South Duff serves as the rear lot line for these lots that abut South Duff Avenue. The bicycle path along South Sixteenth Street also will provide for pedestrian movement. Other Considerations. A possible wetland area has been.identified on this site. The developers will need to apply for and receive 404 and 401 Permits from the Army Corp of Engineers and the Department of Natural Resources or have a determination made that these permits are not neces- sary. This must be done before the Final Plat is approved. Staff has also received information from an archeologist at the Historic Preservation Bureau that this site may include a significant archeological site which needs to be investigated. The Land Use Policy Plan specifically addresses archeological sites in Policy G.1.1. which states, "The natural character of stream slopes and valleys, areas of natural beauty, and historical, geological and archeological sites of significance in the Ames area will be preserved." Therefore, staff believes a stipulation needs to be added to the approval of the CDP that requires that no land disturbing activity on this site be allowed until this archeological site has been investigated, and that the Administrative Plat not be approved until the results of the archeological investigation are provided to the City. The Planning and Zoning Commission reviewed this request at their meeting of November 19, 1992 and recommend that this request be approved with stipulations. The Commission also recommended that the stipulation regarding the need for the archeologist report and the need for 401 and 401 Permits be completed prior to land disturbing activity. - 4 The developer requested this change because they did not believe they could obtain the 401 and 401 Permits and complete the archeological report before the final plat as recommended by City staff. Staff believes this alternative stipulation is acceptable since land disturbing activity is the activity that is ultimately to be prevented prior to receipt of the 401 and 404 Permits and the archeological investigation. ALTERNATIVES: 1. The City Council can approve of the revised CDP for Southwood Subdivision with the following stipulations: (a) That the bicycle path be installed along the north side of South Sixteenth Street; (b) That parking be removed from the north side of South Sixteenth from South Kellogg to the west property line at the time of approval of the Final Plat; (c) That no grading or excavation activity be allowed for construction purposes until this site is investigated by an archeologist, and the archeologist report furnished to the City. In addition, no grading or excavation activity shall be allowed until the developer receives 404 and 401 Permits from the Corps of Engineers and the Department of Natural Resources, or clearance is obtained from them. 2. The City Council can deny approval of this request for approval of the revised CDP for Southwood Subdivision. 3. The City Council can approve the request with modifications or with other stipulations. 4. The City Council can table this request for additional information from the developer or City staff. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #k1. This will allow the developer to proceed with the next phase of the platting process. —_Attachment ORIC 47 State Histofical Society of Iowa Y � � W.A.. ' The Historical Division of the Department of Cultural Affairs November 10, 1992 Mr. Ray Anderson Department of Planning and Housing City of Ames Ames, Iowa 50010 Dear Ray: I am writing to express our office's concern about a development project proposed at the location of archeological site 13SR166 (see enclosed map) . As I discussed with you over the phone yesterday, the site certainly has the potential to be significant. A number of diagnostic stone tools have been collected from the surface of the site. The site has never been tested, so the integrity of the subsurface deposits is unknown. If there are intact subsurface deposits, site 13SR166 could yield- important information about the prehistory of the Ames area. The site should be investigated before it is destroyed. If development must occur in this area, then our office urges the City to ensure that site 13SR166 is tested by an archeologist, and all important data recovered from the site before 'it is destroyed. If you have any questions, please do not hesitate to contact me at (515) 281-8744. Sincerely, Kathy Gourley, Archeologist Historic Preservation Bureau cc: Mr. Scott Renaud, Clapsaddle, Garber, .and Associates Ms. Susan Duncan, Office of the State Archaeologist Ms. Jo-An Baker, Ames Historic District Commission RECEIVED f OEPT.�OF PLANNING'&HOUSING ❑ 402 Iowa Avenue [Capitol Complex ❑ Montauk Iowa City, Iowa 52240 Des Moines, Iowa 50319 Box 372 (319) 335-3916 (515) 281-5111 Clermont, Iowa 52135 (319) 423-7173 IOWA SITE RECORD OFFICIAL SITE NUMBER 13SR166 ACCESSION NUMBER 1. County Story Local site name 2. Range 24W Township 83N Section 11 N, SW SE SW 3. On the Eh 'Z, SW ;4, NW '14, SE 14, SW . SE Z, NW k, , SW ' . Wh SW NE SE SW 4. Type of site Possibly Archaic and Maps used USGS Ames East 1975 Quad Woodland habitation 5. Tenant Address South 16th Street 6. Owner Warren Zenor Address Ames, Iowa 50010 7. Informant Address 8. General location of site in relation to streams, bluffs, river terraces, including modern landmarks such as roads and houses. Located on a high terrace above the right bank of Squaw Creels within the corporate limits of the city of Ames. Surface scatter of lithic debris and worked stone tools. Elevation: 900-905 ft. North of new U.S. Highway 30 and west of U.S. Highway 69 (Duff Avenue); west across .the street from the A & W restaurant. Soil is Thurman loamy fine sand, an excessively drained soil deposited by.wind action and glaciation. ..Approach to site by walking north to the site from the Zenors' Estimated site size 20 acres house. ( 9. Present condition Under row-crop cultivation 10. Previous excavations By whom Address 11. Material collected: a. Bone Lanceolate projectile point, corner notched pro ect a po nts, b. Stone end scrapers, 1 drill base, bifaces, chipped stone debris c. Pottery d. Other Owner David Ballard, Jr. -Address Ames, Iowa 12. Method of collection Surface 13. Other material reported Owner Address 14. Recommendations Further surface reconnaissance 15. - References . I ArrasmithTrail 16. Recorded by David Ballard, Jr. Address Ames, Iowa 50010 Contract Completion Report/ 17. Date recorded June 9, .1975 Research Paper - - Sketch map of location Range 24W Township 84N Sectioa- 26 Indicate the chief .topographical features, such as streams grid elevations. Also indicate houses and roads. Indicate the site location by enclosing the site area with dotted line. 3 it Jyytsi7TfH�R � LSsr ' .�•II '}� Settling Ponds I j.�l I pr• �rLlbr_ary�� _1 �_. ,......,� r � yO8• .'' S S1H• -*.: a Tj; Pk V 9 Ft i1—igl? hj( `. _ t -1� 1; Gravel t ••Pit I xdOL ' 9 _�::.r Lp/NC01 714)l lL w yIn •`i (� Squaw creek �eeo 10 Park s UAW17- ;. -- t1 -► `" I t_ L it E Fi 1 i �... W 'A-S -H I N G N 0 I Trader 1 Park 1 t I � ■'..... .. Gd In S i. p t ' B g l ' I�n• 'a i I Station i ``.�• 1 It 1 I i Sewage • ' i Disposal!,AMES Stile Nurser •i ' MUNICIPAL AIRPORT r- ! .:; Y , 3 it _.� ' Notes: The site was again visited by David Ballard, Jr. and David Gradwohl in November of 1978 and additional lithic debris was recovered.