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Home My WebLink AboutA037 - Council Action Form dated October 28, 2003, Item No. 30b ITEM # 0 6. DATE 10/28/03 COUNCIL ACTION FORM SUBJECT: REVISED PRELIMINARY PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION, INCLUDING APPROXIMATELY 225 ACRES, GENERALLY LOCATED NORTH OF BLOOMINGTON ROAD, EAST OF GEORGE WASHINGTON CARVER AVENUE, AND WEST OF THE UNION PACIFIC RAILROAD RIGHT-OF-WAY. BACKGROUND: The history and proposed changes included in the Master Plan report are identical for this case as well; therefore, these items are not repeated here. As part of the proposed changes identified in the previous report, the developer is requesting approval of a revised Preliminary Plat for the Northridge Heights Subdivision. ANALYSIS: Existing Land Use. The 225-acre subject property is currently under cultivation with the exception of the existing eight-unit apartment building and the area within the first four additions, which are under construction. Northridge Subdivision, a low density residential development, and the Taylor Farm are located to the south of the subject property. Proposed Land Use. The developers are proposing to develop 347 lots with single-family detached units, 110 lots with single-family attached units, and four lots with 299 apartment units. There will also be a 4.0-acre park site and several outlots that will have detention ponds and open space. Land Use Policy Plan (LUPP). On March 28, 2000, the City Council approved an amendment to the Land Use Policy Plan (LUPP) that designated this property with a unique area classification titled "Near Term Land". The intended use for an area designated "Near Term Land"would be either village residential or suburban residential. In this case, the developers have chosen to develop this site as a suburban residential development with a combination of low density residential and medium density residential. The proposed Preliminary Plat is consistent with the LUPP designation. Zoning. The current zoning of this property is "FS-RL" (Suburban Residential Low Density) and "FS-RM" (Suburban Residential Medium Density). The proposed revised Preliminary Plat is consistent with the current zoning. Utilities. The utilities adjacent to this site will be adequate to serve the needs of this development. All of the utility information is remaining n p y a g unchanged from the previously approved Preliminary Plat. Water Distribution. There is a 16-inch water main along the north side of Bloomington Road from the water tower east of the site, to the intersection with George Washington Carver Avenue. A 12-inch main extends to the west and north along the north and east sides of George Washington Carver Avenue. Water mains will be extended into the site on the east and north sides of the street rights-of-way from the 16-inch water main along the north side of Bloomington Road. There will be 12-inch water mains along Harrison Road; Wembly Drive; Beckley Drive; and Stange Road, south of Harrison Drive.All of the rest of the water mains will be 8-inch mains. The water mains will be extended to the limits of the subdivision. All costs associated with these water main improvements shall be the responsibility of the developer. Sanitary Sewer. There is an existing 15-inch sanitary sewer in Valley View Road, south of Bloomington Road,which will be extended north into the subdivision.There will be a 15-inch sanitary sewer main in the center of Valley View Road north to Burnham Drive; from there it will be extended west and north along the center of Burnham Drive, Bridgeport Drive, Foxley Drive, and Wembley Drive. This 15-inch main will then be extended east to Valley View Drive and then north to the northern limits of the subdivision. All other lots will be served by 8-inch sanitary sewer mains located in the center of adjacent streets. All costs associated with these sanitary sewer mains shall be the responsibility of the developer. Storm Water Management.The storm water management plan will provide storage for storm water generated by the developed site during a major (100-year) storm event, which will be provided by four detention ponds. Total outlet flow from the three ponds in the southwest portion of the site will be limited to the rate discharged from the pre-developed area contributing to the Squaw Creek watershed during a minor(5-year) storm event. The outlet flow from the pond along the east border of the subdivision will be limited to the rate discharged from the pre-developed area contributing to the Hayden Heritage Park(former Hallett's Quarry)watershed during a minor (2-year) storm event. Flow from the east pond will leave the site via a new outlet constructed under the railroad tracks to connect to the storm sewer in the Bloomington Heights Subdivision. The developers have also submitted an acceptable storm water pollution prevention plan for this site. Streets and Vehicular Access. The proposed streets and vehicular access is remaining largely unchanged from the previously approved Preliminary Plat. Access to the subject property will be provided from four existing adjacent streets; Bloomington Road, George Washington Carver Avenue, Valley View Road, and Stange Road. Valley View Road and Stange Road will be extended to the north through the subdivision, and Harrison Road will eventually extend through the subdivision from George Washington CarverAvenue to the Union Pacific Railroad right-of-way.Additional right-of-way for Harrison Road is shown east of Stange Road to allow for a grade separated crossing with the railroad tracks at some future date. The remainder of the streets within the subdivision will be local streets. The only modification to the street system occurs in the 8.90-acre area at the southeast corner of Harrison Road and Chilton Avenue. The previous plan illustrated two private streets (Leyton Street and Norwich Street), which connected Chilton Avenue to Stange Road. Vehicular access to the individual townhouse lots was provided along Harrison Road, Leyton Street, and Norwich Street.The revised Preliminary Plat illustrates one public 2 street(Roxboro Drive)that will extend from Chilton Avenue to Stange Road. Access to the individual townhouse lots will be provided along Harrison Road and Roxboro Drive. Staff believes that this change is minor and will not affect the overall circulation within this development. In fact, staff prefers the elimination of the two private streets in lieu of a public street. The developers have created a parking prohibition plan for all the streets in the subdivision, which is included in the General Notes on the Preliminary Plat. Access to individual lots from George Washington Carver Avenue and Bloomington Road will not be permitted, and access from Stange Road will be limited to three locations as noted in the General Notes. Sidewalks will be constructed on both sides of all public streets except where bicycle paths are shown on the Preliminary Plat. Also, mid-block pedestrian walkway easements are shown where block lengths exceed 660 feet in length as required by the Suburban Residential regulations. Bicycle paths will be provided as follows: • Along the west side of Stange Road; • Along the north side of Weston Drive from Stange Road west to George Washington Carver Avenue; • Along the north and east sides of George Washington Carver Avenue; • Along the north side of Harrison Road between Stange Road and Chilton Drive; • Along the east side of Chilton Drive from Harrison Road to Burnham Drive; and, • Along the west side of Outlot C, the west and north sides of Outlot B, through the center of Outlot D, and along the north side of Lot 460. These bicycle paths will provide access for residents throughout the subdivision and are consistent with the Bicycle Master Plan. ' ° land area of the city Fire. The City s response time goal is to have 85/o of the e I a y within a response time of five (5) minutes or less. The southeast portion of the subject property is located in an area that meets the five-minute response time. The northwest portion of the subject property is within an eight(8)minute response time,which would be within that part of the city that comprises 15% of the area that is outside the City's desired response time. Street Tree Planting Plan. The developer has submitted a street tree-planting plan, as required by the Subdivision Ordinance for residential subdivisions. A combination of Norway, Sugar, Black Maple, and White and Green Ash trees are proposed within this development. These trees will be planted approximately 50 feet on centerwith adjustment P P Pp Y J for driveways and intersection sight distances. All of the proposed trees are on the list of recommended trees to be planted in the public right-of way. 3 Stipulations. The following stipulation should be placed on the approval of the revised Master Plan for the Northridge Heights Subdivision to assure that it will be developed consistent with the intent of the Zoning Ordinance, Subdivision Regulations, and other adopted plans and policies of the City of Ames. 1. That the conditions and requirements of the previously approved Development Agreement still apply. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning &Zoning Commission recommended approval of the revised Preliminary Plat at their meeting of October 15, 2003 with the following stipulation: 1. That the conditions and requirements of the previously approved Development Agreement still apply. ALTERNATIVES: 1. The City Council can approve the revised Preliminary Plat for Northridge Heights Subdivision with the stipulation described in this report. 2. The City Council can deny approval of the revised Preliminary Plat for Northridge Heights Subdivision. 3. The City Council can approve the revised Preliminary Plat for Northridge Heights Subdivision with modifications. 4. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. This is a recommendation to approve the revised Preliminary Plat for Northridge Heights Subdivision, with the stipulation described in this report. 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