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HomeMy WebLinkAboutA043 - Council Action Form dated May 23, 2006, Item No. 25b ITEM # � DATE May 23,2006 COUNCIL ACTION FORM SUBJECT: REVISED PRELIMINARY PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION BACKGROUND: Applicant: Uthe Development Co., LLC Owner: Uthe Development Co., LLC Request: Approval of a revised Preliminary Plat for Northridge Heights Subdivision Location: Generally located north of Bloomington Road, east of George Washington Carver Avenue, and west of the Union Pacific Railroad right-of-way. Size: 225 Acres History. The history and proposed changes included in the Master Plan report are identical for this case and are therefore not repeated here. Consistent with the proposed changes identified in the Commission Action Form for the revised Master Plan, 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, 116 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 proposed for the subdivision are adequate to serve the needs of this development. 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 street layout for the northeast portion of the subdivision, east of Stange Road, has been modified in the revised Preliminary Plat. The major modification is that Harrison Road is no longer extended to the east boundary of the subdivision for the purposes of crossing the Union Pacific Railroad right-of-way into the Bloomington Heights West Subdivision. Harrison Road is now shown on the revised Preliminary Plat as connecting with Ballantine Drive (a local street that is planned to run parallel to the east boundary of the subdivision. Additional changes to the street layout,as shown on the approved Preliminary Plat, include a reconfiguration of Danbury Drive and Milstead Drive, as well as the elimination of Nottingham Drive. A parking prohibition plan was established for all the streets in the subdivision, as part of the approval of the previous 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. 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, as approved by the previous Preliminary Plat, 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. 2 These bicycle paths will provide access for residents throughout the subdivision and are consistent with the Bicycle Master Plan. Fire. The City's response time goal is to have 85% of the land area of the city 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 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 center with adjustment 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. The revised Street Tree Plan includes the same tree species on the streets that were approved as part of the previously approved Street Tree Plan. The only difference between the approved Street Tree Plan and the proposed plan is the change in street layout. STIPULATIONS: The following stipulations should be placed on the approval of the revised Master Preliminary Plat 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. 2. That the revised Preliminary Plat be approved to be consistent with the revised Master Plan. 3. That the proposed rezoning of 2.85 acres of land,that was previously planned as an extension of street right-of-way for Harrison Road, be approved. Recommendation of the Planning & Zoning Commission. With a vote of 5-0, the Planning & Zoning Commission recommended approval at its meeting of May 17, 2006 with the stipulations listed above. 3 ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Northridge Heights Subdivision with the stipulations described in this Action Form. 2. The City Council can deny approval of the Preliminary Plat for Northridge Heights Subdivision. 3. The City Council can approve the 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. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that Alternative#1 be adopted.This is a recommendation to City Council to approve the Preliminary Plat for Northridge Heights Subdivision, with the stipulations described in this Action Form. 4 Approved Master Plan (Changes to the Northeast Corner of Subdivision) 2E, 265 266 26 26e 2695 V in1 121 122 26, A O EROEE lRfF! / 273 23 r I' 274 / 'y ■ . r w• r Ilr r' r w +'P zsa < 129 h J7B Y 3339 340 R 741 GJ42 ?147,J44 E345 _316 s. 7 25 `125• r 2 is 140 a 335 334 7779y 132 31, 330 3zS 727 ' 277 + �if2 h 239 § 336 0 E T 0 0 R/1fF r� a278 ft"443 257 •• '32] !,•2T9, 316 i.t. y 321 a' J24 4 144 r�290 + „r :.159 720 " 711 n• '318 '�.. �•262 .: .ytc2•.. , b.0 4J10 b. y � t 297 163 234 s 079 .3 tfi4 235 w 30T. �6 J63 J00 i s 234 sJ 252i r'► 304 ^, H9 't.i i 225 1T8.a —237 236 250p '+• 306 : } 299E 6} °j w249r } 297 \y } 2B6 �232 *- r R 24e Lt. 2e7 �. 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