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HomeMy WebLinkAboutA003 - Council Action Form dated October 26, 1999 ITEM#: DATE: 10/26/99 COUNCIL ACTION FORM SUB_ ECI SOLUT O PROVE THE PRELIMINARY PLAT FOR ALTER FAMILY CAMPUS S:UDIVISi®N OCATED NORTH OF 13T" STREET AND ONE-HALF MILE WEST OF DAYTON AVENUE. ACTION FORM SUMMARY: This is a request to approve the Preliminary Plat for Walter Family Campus Subdivision, a 9.9 acre, six (6) lot subdivision, located north of 131h Street and one-half mile west of Dayton Avenue. Approval of this request is recommended with stipulations. BACKGROUND: The developers are requesting approval of a preliminary plat for a six (6) lot subdivision, located north of 13th Street and one-half mile west of Dayton Road. This property is currently under cultivation and includes a total of 9.9 gross acres. The lot sizes range from 1.9 acres to 1 acre. The annexation of nine (9) acres of this site was approved by the City Council in July of 1999, and the entire site was rezoned to G-C, (General Commercial) at that time. The developers of this subdivision intend to develop a daycare and respite facility on Lot 5 in the near future, which will require a Special Use Permit from the Zoning Board .of Adjustment, and they intend to retain Lot 6 and sell Lots 1-4 for commercial purposes. ANALYSIS: Land Use Policy Plan (LUPP). This site is designated on the LUPP map as part of a Community Commercial Node for northeastern Ames. The proposed commercial development of this site can be developed in a manner consistent with the type of commercial uses that would typically be expected in a community commercial node. Zoning. The existing zoning for this property is G-C (General Commercial). At the time that the new zoning map is adopted, it is anticipated that in the future this site will be rezoned to CCN (Community Commercial Node). The.proposed layout for this subdivision is consistent with the minimum requirements for both the existing and the proposed zoning for this site. Utilities. Water Distribution. A proposed 8-inch water main will serve this site, which will be located in the south side of the right-of-way for Philadelphia Street. It will be extended from the water main that has been installed in Philadelphia Street as part of the infrastructure improvements for the Eastgate Subdivision. The 8-inch water main will be extended to the full length of the subdivision. Sanitary Sewer. A proposed 12-inch sanitary sewer main will be located in the center of Philadelphia Street. This main will be extended from a 12-inch sanitary sewer main that terminates at the east property line. There is also a 25-foot wide sanitary sewer easement on the east side of Lot 5. This is required to allow for the extension of a sanitary sewer main from the 12-inch sanitary sewer main in Philadelphia Street to the north at a future date to serve future development to the north. Storm Water Management. A storm water management plan has been submitted that will take the storm water from the development to a detention basin located in a 75-foot wide drainage easement on the west side of Lot 6. The water from the detention basin will be outlet into a restricter pipe onto adjacent property in the general vicinity where the storm water now naturally leaves this site. An 80' by 20' easement on the adjacent property will be required for the location of the storm water outlet pipe. On-site detention for each of the lots will be required if necessary at the time that site plans are approved. Electric. This property can be adequately served by the electric utility. There is an overhead electric line that crosses the southwest corner of Lot 1 that will have to be moved or placed in an'easement. The developers have indicated that they will pay to have it moved. Street and Vehicular Access. This property abuts East 13th Street on the south. However, since East 13th Street is an arterial street, no direct access to Lots 1-4 will be permitted from that street. This restriction should be noted on the Final Plat for this subdivision. Access to the lots in this subdivision will come from Philadelphia Street, which will be extended into the site from Eastgate Subdivision. The Final Plat for Eastgate Subdivision is being considered for approval by City Council at the meeting of October 26, 1999. Until the Final Plat for Eastgate Subdivision is approved, and the construction of Philadelphia Street has been completed and accepted by the City, there is no assurance that street access for the lots in the Walter Family Campus Subdivision is available. Therefore, the Final Plat for the Walter Family Campus Subdivision cannot be approved until the Final Plat for Eastgate Subdivision is approved and the Philadelphia Street improvements have been constructed and accepted by the City. This requirement will be a stipulation for approval of the Preliminary Plat for the Walter Family Campus Subdivision. It should also 2 be noted that no building permits beyond foundation permits will be issued until there is an all weather road to the affected lots in the Walter Family Campus Subdivision. The developers are proposing a 66-foot right-of-way with a 31-foot wide street. According to the new subdivision ordinance the street width may be narrowed to 26 feet from back of curb to back of curb. The 31-foot street width is being proposed to continue the street width that has been used for Philadelphia Street in Eastgate Subdivision. No parking will be permitted on either side of this street. Sidewalks are proposed on both sides of Philadelphia Street, and an eight (8) foot wide bicycle path will be constructed along the north side of East 13th Street by the developer. Cy-Ride service is not available to this site. Landscaping. No street landscaping is planned at this time as part of this development. STAFF COMMENTS: Staff believes that the preliminary plat for Walter Family Campus Subdivision is consistent with the intent and provisions of the Subdivision Ordinance, the Zoning Ordinance, and the policies of the City, provided that the following stipulations are placed on the approval of the preliminary plat: 1. That the developer's responsibility for the installation of the water main, sanitary sewer main, storm water detention facility, street, and bicycle path shall be documented in a Subdivision Improvement Agreement, which shall be signed prior to the submittal of the Final Plat. 2. That the developer shall secure an agreement from the property owner to the west for extension of a storm water pipe onto the property to the west, and secure an easement for this drainage facility prior to submittal of the Final Plat. 3. That there shall be no access to East 13th Street for Lots 1-4 and that the Final Plat contain a note that restricts access to 13th Street. 4. That the overhead electric line on Lot 1 shall be moved at the developer's expense or an easement shall be secured for the same. 5. That the Final Plat for the Walter Family Campus Subdivision shall not be filed until the Final Plat for the Eastgate Subdivision is approved and the street improvements of Philadelphia Street have been constructed and accepted by the City to assure that there will be public street access for the lots of this subdivision. 3 6. That an ordinance shall be prepared at the time that the Final Plat is approved to restrict parking on both sides of Philadelphia Street. PLANNING & ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission reviewed this request at their meeting of October 6, 1999 and approval of this request was recommended with the stipulations listed in this Council Action Form. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Water Family Campus Subdivision with the stipulations listed in this Commission Action Form. 2. The City Council can deny the Preliminary Plat for Water Family Campus Subdivision. 3. The City Council can modify this request and approve the Preliminary Plat for Water Family Campus 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 Water Family Campus Subdivision with the stipulations listed in this Council Action Form. Attachment 4