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HomeMy WebLinkAboutA003 - Council Action Form dated October 26, 1993 (large map not scanned) ITEM #: DATE: 10/26/93 COUNCIL ACTION FORM SUBJECT: Resolution Approving_A Request for Approval of a Conceptual Development . Plan (CDP) for the',_21st_Addition to_Parkvew_ Heights--Subdivision-,_�Located West of the Intersection of Hoover Avenue and 30th Street. ACTION FORM SUMMARY: This is a request to approve the CDP for the 21st Addition to Parkview Heights Subdivision, a 32 lot, single-family residential development. The Planning and zoning Commission and staff recommend approval of this CDP with the five stipulations attached to this report. BACKGROUND: The developer is preparing a 12.0 acre, 32 lot, single-family residential subdivision, located west of the intersection of Hoover Avenue and 30th Street. This property was formerly a potential elementary school site, and it was recently sold by the Ames Community School district for private development. This property is zoned R1-10 and the proposed lots range in size from 10,000 square feet to 19,689 square feet. This property is currently vacant and was under cultivation until this past year. The eastern one-third and the western one-third of the site drains to the east and northeast, while' the center one-third of the property generally drains to the west and northwest. ANALYSIS: Land Use Policy Plan (LUPP) . The Land Use Policy Plan Map designates this property as Residential: Low-Density (RL) , which allows one to nine units per acre. The developers are proposing a gross density of 2.66 units per acre and a net density (less street rights-of-way) of 3.57 units per acre, which is consistent with the Residential: Low-Density (RL) designation. Zoning. This property is currently zoned R1-10 (Low-Density Residen- tial), which permits a minimum lot size of 10,000 square feet. All of the 32 lots in this proposed subdivision are at least 10,000 square feet in size and there is sufficient buildable area within the required setbacks to construct a single-family home. 2 Utilities. The utilities in the area are adequate to serve the proposed subdivision. Water: Existing Mains. 12-inch water main in Hoover Avenue. Proposed Mains. 8-inch main within exterior perimeter of the street right- of-way for the subdivision. Sanitary Sewer: Existing Mains. 10-inch main in 30th Street. 8-inch main in Hoover -Avenue. Proposed Mains. 8-inch main that extends southwest from the intersection of the 10-inch and 8-inch mains in 30th Street and Hoover Avenue to the center of the right-of-way. From that point the proposed 8-inch main will be located in the center of the proposed right-of-way of the loop street system within the subdivision. Storm Sewer: Existing Mains. 30-inch main in Hoover Avenue. Proposed Mains. 15-inch main that extends across the northeast corner of Lot 23 and thence between Lot 22 and Lot 23 to the street. Storm sewer mains then are placed within the right-of-way and partially on private property on the inside of the east, north and west sides of the looped street within the subdi- vision. There is also a storm sewer main between Lots 7 and 8 within a 20' wide storm sewer easement. A storm water management plan has been designed for this site, which directs the water to the storm sewers and within the storm sewer easements. The design is for a five year storm, with grading to direct the water to the street system in a 100 year storm. The proposed grading and design attempts to keep the storm water within the development and off of adjacent property. Electric: There is adequate electric service to this area to meet the needs of this future single-family development. 3 Streets and Vehicular Access. Access to all the lots in the subdivision will be from the interior street system. No access will be permitted to any lots from Hoover Avenue or from that portion of the interior street in the subdivision that is the extension of 30th to the west. It should be pointed out that the City will be responsible for redesigning Hoover Avenue where it intersects with 30th Street. This redesign will result in a standard four-way intersection. The curves in Hoover Avenue and 30th Street will be removed, and the landscaped area west of Hoover Avenue will be removed. Traffic will come to a four way stop at the intersection of 30th Street, the subdivision street and Hoover Avenue. The redesign of this intersection will be placed in the Capital Improve- ments Program and should occur next year. Only one name will be used for the entire looped street system within the development, including that portion of the street that is the extension of 30th Street. The use of one street name should make it easier for emer- gency personnel, as well as, ordinary citizens to find an address within the development. Multiple names on a looped street are confusing since it is difficult to determine where the street name changes. No Cy-Ride route will enter the subdivision. The nearest Cy-Ride stop is located at Northwestern and 30th Street, which is east of the development. No bicycle path is shown on the Bicycle Route Master Plan for this proper- ty. Bicycles will use surface streets to get to the bicycle path system. The developers are requesting a 27 foot wide street and a 56 foot wide right-of-way for all of the interior streets. Approval of the reduced width of the street must be granted by the City Council as part of the CDP approval process. Parking will be permitted on only one side of the street because of the 27 foot street width. The no parking designation will be placed on the interior side of the looped portion of the street and on the south side of the entrance portion of the subdivision street. Sidewalks will be provided along all street frontages in the development. In addition a walkway will be provided to the Parkview Park, which is located to the west of the subdivision. A 10 foot wide easement is provid- ed between Lots 13 and 14 for the walkway, and the sidewalk within the easement will be constructed by the developers as part of the Final Plat improvements. STAFF COMMENTS: Staff believes the following stipulations should be placed on the CDP to assure development is consistent with the intent and premises of the Zoning Ordinance and the Subdivision Ordinance: 1. That no access be permitted to any lot from Hoover Avenue and that access from internal streets be restricted on the south side of Lot 24 and the north side of Lot 1. The no access notations should be placed on the Administrative and Final Plats. 4 2. That one street name be designated for the entire length of the street within the subdivision. 3. That the 27 foot wide street be permitted within the subdivision. 4. That no parking be designated on the interior side of the looped portion of the street and on the south side of the entrance street. 5. That a 10 foot wide easement be designated between Lots 13 and 14 for a walkway to the Parkview park, located to the west, on the Administrative and Final Plats, and that the developer shall be re- sponsible for construction of the sidewalk within the walkway ease- ment as part of the required Final Plat improvements. The Planning and Zoning Commission reviewed this request at their meeting of October 2, 1993 and recommended that it be approved with the stipula- tions as recommended by staff. Two Commissioners voted against the request for the following reasons: 1. Two entrances are better than the one proposed; and 2. The City should not pay for the reconstruction of the intersection at 30th and Hoover. This should be a developer responsibility. ALTERNATIVES: 1. The City Council can approve of the Conceptual Development Plan (CDP) for the 21st Addition to Parkview Heights Subdivision with the five stipulations listed above. 2. The City Council can approve of the Conceptual Development Plan (CDP) for the 21st Addition to Parkview Heights Subdivision with modifications. 3. The City Council can deny approval of the Conceptual Development Plan (CDP) for the 21st Addition to Parkview Heights Subdivision. 4. The City Council tables this request for additional information from the staff or the developer. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #1. This is a recommendation to approve the Conceptual Development Plan (CDP) with the five stipulations listed by staff. This action will allow the developer to proceed with the platting process. Attachment e October 25 , 1993 TO : Ames City Council Members . Subject : Approval of the plan for Parkview Heights , 21st addition . My wife and I live at 307 South Riverside Drive in Ames and we are purchasing a residence at 1609 Jackson Drive in Parkview Heights , eighth addition . This property backs up to Parkview Heights , twenty first addition , along its south edge . We are opposed to the proposed plan for the 21st addition because it will be graded so as to contain a storm—drain retaining basin that we feel can cause damaging amounts of water to encroach on north side of our lot . The grading has not yet begun and we believe a better drainage plan can be developed for this area . We , therefore , request that the Council reject the plan as presently drawn and have it redone in a manner that minimizes the flooding potential to the affected land . Res ectfully , n John and Carol Greiner 307 South Riverside Drive Ames , Iowa 50010 515/232--1049