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HomeMy WebLinkAboutA007 - Council Action Form dated April 23, 1985 (large map not scanned) I, ITEM #: ' DATE: 4/23/85 COUNCIL ACTION FORM �1J� SUBJECT: Resolution Denying the Approval of the Revised CDP/PUD for the Spring Valley Subdivision BACKGROUND: The development group of H & F Builders , Buck Construction and Friedrich Construction is requesting approval of a revised CDP/PUD for the property commonly known as the "Spring Valley Subdivision". This revised CDP/PUD is proposed to contain a total of 98 lots. Eighty (80 ) of these lots are proposed to be single-family detached lots; 18 of the lots are proposed to be zero-lot-line, single-family attached, two-unit structures . Single-family detached lots average 12,290 square feet while the single-family attached lots average 6,570 square feet. The total area of the proposed CDP is 46.05 acres. The proposed gross density is 2.64 units per acre while the proposed net density is 3.79 units per acre. The proposed R1-10 zoning, if approved, will accommodate 4.3 units per acre. The developers are proposing to dedicate 4.48 acres of green space along the westerly portion of the Subdivision to the City for publicly-dedicated green space. This area is along and adjacent to Clear Creek . The issue of the City's acceptance of the proposed green space has been forwarded to the Parks and Recreation Commission for their review and recommendation. At this point, the Parks and Recreation Commission has not acted on the matter of the green space since the City-wide Park Master Plan has not been completed. Any action on this revised CDP/PUD should include the condition that the matter of the green space, as proposed, be addressed as part of the Administrative Plat process for the Spring Valley Second Addition. The developers are proposing to install a six-inch looped water main to be located in the public right-of-way. In addition, an eight-inch sanitary sewer is proposed to be installed and will connect to an existing 12-inch sanitary sewer main which is located along Clear Creek. A storm water management plan has been submitted to the City Engineer, and the concept of this plan has been approved. This management plan contains two detention areas and a series of storm water mains that discharge to Clear Creek and to the storm sewer main in Ontario Street. Final approval of this storm water management plan must be obtained by the developer as part of the Administrative Plat approval process. All utilities are proposed to be public, and the concept of this utility plan has been approved by the City Engineer. The developers are proposing to dedicate 9.40 acres of public right-of-way for street purposes. The proposed streets will be 31-foot back-to-back with public sidewalks constructed throughout . All lots , as proposed, will have access onto a public street. Lot 3, which is located at the intersection of Ontario Street and Idaho Avenue will have access limited to Ontario Street due to the presence of a center median in Idaho Avenue which necessitates the access restriction . This restriction must be included as a note to the final 2 plat . The Transportation Engineer has reviewed the proposed CDP and has recommended its approval . Section 23.29 of the Municipal Code requires that the developer plant trees in the parking area as part of the improvements to the subdivision. The staff has requested, and the Planning and Zoning Commission has recommended, that the developer submit a tree planting plan to City staff for their review prior to the City Council action on the CDP. To-date, the developer has not submitted the plan as recommended by the Planning and Zoning Commission. In fact , the developer has specifically requested that the requirement for street tree planting under Section 23.29 of the Municipal Code be waived. In terms of compliance with Section 29.47, PUD Regulation, of the Municipal Code, the developer has requested that the requirement for representative floor plans and exterior elevations be waived. In that these lots are proposed for single-family detached homes through most of the Subdivision , the staff feels this request to waive is reasonable. The Department of Planning and Housing has recommended that a revised landscape plan for the area along Idaho Avenue near the intersection with Ontario Street be submitted to the City staff prior to the Council action on the CDP. This recommendation was upheld by the Planning and Zoning Commission. To-date, the developer has not submitted a revised landscape plan. The Department of Planning and Housing and the Planning and Zoning Commission have recommended approval of the revised CDP/PUD for the Spring Valley Subdivision dated 1/28/85 , and revised 3/15/85 , with the following stipulations: 1. That a street tree plan be submitted for review and approval by City staff prior to submittal of the CDP/PUD to the City Council for review. 2. That the request to waive the requirement concerning the submittal of representative floor plans and elevations be waived. 3. That a revised landscape plan be submitted and approved by the staff of the Planning and Housing Department prior to submittal of the CDP/PUD to the City Council for review. 4. That a storm water management plan be approved by the City Engineer as part of the Administrative Plat. 5. That lots be restricted to having access only from Ontario Avenue. A copy of the revised CDP/PUD is attached for your review. ALTERNATIVES: 1. The City Council can approve the revised CDP/PUD for the Spring Valley Development and grant the request by the developer to waive Stipulations 1 and 3, as recommended by the Planning and Zoning Commission. 3 2. The City Council can deny the request to approve the revised CDP/PUD on the grounds that Stipulations 1 and 3, as recommended by the Planning and Zoning Commission, have not been complied with. 3. The City Council can refer the request back to the Planning and Zoning Commission for further review. 4. The City Council can direct that the developer comply with Stipulations 1 and 3, as recommended by the Planning and Zoning Commission, and direct that these stipulations be met within 30 days or the City Council will deny the CDP/PUD as proposed. MANAGER'S RECOMMENDED ACTION: It is recommended by the City Manager that the City Council adopt Alternative #2. This will deny the approval of the CDP/PUD on the grounds of failure to comply with the stipulations as set forth by the Planning and Zoning Commission. This will require the developer to re-submit plans and proceed through the entire process again before any approval can be obtained. COUNCIL ACTION: EPENGINEERING PLUS 319 Lincoln Way o Ames. Iowa 50010 o (51 232.8553 Kenneth D. Janssen, P.E.,L.S. Engineers Planners Randy D.Lueth,A.S.L.A. Craig L.Nelson,P.E. � Land Surveyors � Landscape Architects March 14, 1985 ' 18 5 City of Ames `IT--- YAK Administration Building I CITY Of AMES•10ti14 621 Main Street Ames, Iowa 50010 Attn: City Clerk RE: Spring Valley Subdivision Revised CDP/PUD Dear Nancy: We are herewith resubmitting the following documents as revisions to the earlier submitted documents as of February 6, 1985. These documents also pertain to the revised CDP/PUD for Spring Valley Subdivision in northwest Ames. This revision continues to request rezoning of the area to R1-10 as per the previous rezoning documents already submitted. We are requesting that this be placed on the neat planning and zoning agenda planned for April 3, 1985. The following items are resubmitted with this transmittal letter: 20 copies of the revised CDP/PUD as of 3--15-85 Revised statement of intent Revised statement of intent of the Landscape Plan This resubmission is pursuant to an ealier staff review by Planning and Housing and a subsequent meeting with the owners to make the incorporated revisions to the plan and request for waivers as included in the statement of intents. This revision also makes a change to the proposed storm water management concept utilizing easements rather than a dedicated storm water detention area. Respectfully Submitted, ENGINEERING PLUS enneth D. Jana n P.E. , L.S. 81985 4> Land Surveyor cc: Buck Construction cc: Friedrich Construction cc: Don Newbrough, atty. �S low P cc: H b F Builders 3/1.5/85 EP• n78OO4-1 Spring Valley Subdivision Revised CDP/PUD STATEMENT OF INTENT We are herein requesting a revision to the existing approved CDP/PUD for Spring Valley Subdivision. This revision is intended to remove the existing approved multifamily units which were approved in the previous plan. This plan as submitted would accommodate primarily single family detached housing. The purpose of the PUD is to allow for zero lot line development on 18 of the proposed lots. The gross density of the project will be 2.64 units per acre which is typical for this type of development and well under the 4.3 units per acre limitation for the R1-10 zoning requested. The balance of the subdivision, namely the other one hundred and four single family lots created in this development will be for single family housing in accordance with the current R1-10 zoning requirements. The proposed land uses will be for low density siugle family residential housing with a few single family units in a zero lot line duplex configuration along the east side of the property. The building types proposed will be that typical of single family housing development and duplex in nature for those zero lot line units proposed. A request is made herein that the required representative floor plans and exterior elevation views of the proposed structures be waived because of the typical nature of this single family development. No homeowners association is planned for this subdivision and therefore control of the housing types, configurations and elevations are dependent upon the individual lot owner and the topography of that pooperty and are under the control of the City through the building permit process. This subdivision is in conformance with the current Land Use Policy Plan which designates this area for low density residential housing. This plan also includes a green space area along Clear Creek with two primary walkways intended to provide pedestrian access to the area. At this time only one of these walkways have been dedicated to the City as lot A in the first addition of Spring Valley Subdivision. It is the intent of the owners to improve this walkway by installing a public walk and adding some landscaping as the abutting proposed green space area adjacent to it, is dedicated to the City with those additions which are brought in with that green space and enclose it in. In addition to the two proposed walk ways shown on the plan there are two other access points, which are primarily for outlet of storm water runoff, which are available for pedestrian nature walks into the area. It is the intent of this plan to utilize the storm water outlet areas for additional storm water runoff control. The public walkways will be developed by the developer with some landscaping but no recreational systems are planned for this green space area. 3-/I'S/85 EP #78004-1 Spring Valley Subdivision Revised CDP/PUD INTENT OF LANDSCAPE PLAN The major emphasis of the landscape planting on this project is to improve the visual quality of the main entrance drive (Idaho Avenue). Initial planting was done at the intersection of Ontario Street and Idaho Avenue for the 1983 homeshow. A project identification sign was constructed in northwest corner of what is proposed to be lot M This sign was surrounded by a planting bed and given a background of several large white pines. Across Idaho Avenue in the northeast corner of lot #3 several overstory and several understory trees were planted. Various shrub species were also planted on the center island of Idaho Avenue. Most of this planting is in good condition but more planting is proposed for this area. An overstory canopy of Redmond linden is proposed for the center island with ground cover shrubs underneath. The parking areas of this entrance drive shall also be planted with red oak, and seedless ash. Maintenance of this material will be assumed by the developer and passed to the adjacent homeowners upon sale of the adjacent lots. We request that the requirements for further street tree planting be waived. It is the developers experience that this type of planting is impractical and usually a waste of funds. The individual lot owner has no particular interest in plant material that is in place prior to the construction of his residence. The high volume of utility construction in this area usually results in mortality for the plantings. The city has expressed disinterest in maintenance of this material and thus the survival rate for such mass plantings is very low. Street tree planting is best left to the individual lot owner. After construction disturbance is over and the homeowner is interested in the appearance of his or her residence they can submit application for street tree planting to the City. When done in this manner follow—up maintenance of the plant material is assured by the property owner who purchased it. A plant list of existing and proposed planting is enclosed on the next sheet. This material is conceptually illustrated on the plan sheet. Final location of the material will be done in .the field.