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HomeMy WebLinkAboutA003 - Council Action Form dated January 23, 2001 f' 4 ITEM#: . DATE: 01/23/01 COUNCIL ACTION FORM SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR COUNTRY MEADOWS, SECOND ADDITION, LOCATED SOUTH OF ONYX STREET AND .ADJACENT TO COUNTRY GABLES PARK. ACTION FORM SUMMARY: This is a request to approve the Preliminary Plat for Country Meadows,-Second Addition. Approval of this request is recommended. BACKGROUND: This site,:which is located south of Onyx Street and adjacent to Country Gables Park, was . previously platted as Country Meadows First Addition under the Minor Subdivision process and included two buildable lots fronting on Onyx Street and a remaining outlot. The developer is now requesting approval of a preliminary plat to replat the existing outlot into eight additional lots as Country Meadows, Second Addition. The Second Addition contains 2.66 acres, and the lots will range in size from 0.21 acre to 0.37 acre. All of the lots will be developed for single.family detached homes. Currently Lots 1 and 2 of the First Addition are under development for two single-family homes. The remainder of the site is being readied for development. ANALYSIS: Land Use Policy Plan (LUPP). The LUPP designates this site as Low Density Residential. This is an infill site, and it is the intent of the LUPP to continue development that is the same or similar to the existing development in existing areas. In this case the developer is proposing that the site be developed with single family homes, which is the same as surrounding development. Zoning. The zoning of this site is RL, Residential Low Density, and this is an infill site. All the sizes and shapes of the lots are consistent with the development standards that are required for RL zoning. This entire site, including the first addition, is being developed with a net density of 3.9 units per acre. This density is consistent with development in the area, and it exceeds the minimum net density that would be required for new development, even if it were being developed with F-S, Suburban Residential, zoning.instead of conventional . .RL zoning. Utilities.. This site can be adequately served by the extension of an 8-inch water main and an 8-inch sanitary sewer main in the right-of-way of.Sapphire Circle. :.Storm sewerAnd .sump connection lines.will be.installed in the street, and a storm water management.plan .has been presented to. the City, 'which is satisfactory for the site. This site .can be adequately served by the. electric utility. Street and Vehicular Access. Access to Lots 1 and 8 can be provided from either Onyx Street or Sapphire Circle. The remaining lots have access from Sapphire Circle, which is a cul-de-sac street. Section 23.401(1)(d) indicates that the design of subdivisions should limit the use of cul-de-sacs. In this instance, there is no feasible way..to effectively subdivide. the subjecf property without, the. use of a cul-de-sac. This cul-de is acceptable since this site is landlocked and there is no other means to serve this site. A through street is not possible due to the existence of the park on the south side of this property and developed lots along Jewel Drive. Sapphire Circle will have a 55-foot right-of-way with a 26-foot wide street. The developers. have indicated that they would prefer no parking on the west side of the street, which will have to be adopted by ordinance at the time that the Final Plat is approved for this subdivision. Sapphire Circle is.an acceptable street name. It is consistent with the street naming theme for this area of the community, and it does not duplicate any other street name. Sidewalks will be constructed on both sides of the cul-de-sac. A pedestrian walkway into the park was not required internally from this subdivision because the street length of Sapphire Circle does not exceed 660 feet. There is a walkway into the park adjacent to the subdivision on the west with access from Onyx Street and five of the lots in the First and Second Additions actually abut the walkway into the park or abut the park itself. No bicycle paths abut this site or are planned in the future. The nearest Cy-Ride stop is located on Jewel Drive, which is several blocks away. Landscaping. Since this is a residential subdivision, a street tree-planting plan is required. The Developers are proposing to plant Norway Maple trees along the south side of Onyx Street and along both sides of Sapphire Circle (see the attached street tree plan). This plan -meets the ordinance requirements'. STAFF COMMENTS: Staff believes that this Preliminary Plat for Country Meadows, Second Addition is consistent with the intent and provisions of the Subdivision Ordinance, the Zoning Ordinance, and the policies of the City. The staff recommends that the following stipulation be placed on the approval of the Preliminary Plat. 1.. That a no parking restriction be placed on the west side of Sapphire Circle. 2 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission reviewed this Preliminary Plat request at their meeting of January 3, 2001.and approval was recommended with the following stipulation: 1. That a no parking restriction be placed on the west side of Sapphire Circle. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Country Meadows, Second Addition with the stipulation. 2. The'City Council can deny the Preliminary Plat for Country Meadows, Second Addition. 3. The City Council can modify this request and approve the Preliminary ,Plat for Country Meadows, Second Addition. .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 Country Meadows, Second Addition. Attachments 3 CAFAPPROVAL SS % BK SL JK JP To be sent to: Brad Stumbo Stumbo &Associates Land Surveying P.O. Box 1664 Ames,:Iowa 50010_