HomeMy WebLinkAboutA001 - Council Action Form dated August 28, 2001 ITEM #: 3A
DATE: 08/28/01
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR BROOKVIEW
PLACE WEST SUBDIVISION, GENERALLY LOCATED NORTH OF ONTARIO STREET,
SOUTH OF THE CHICAGO AND NORTHWESTERN RAILROAD TRACKS, WEST OF
THE EXISTING BROOKVIEW PLACE SUBDIVISION CONTAINING APPROXIMATELY
23.87 ACRES.
BACKGROUND:
The developers are requesting approval of a Preliminary Plat for a subdivision with 86 lots
to be developed under Residential Low Density (RL) zoning. (The plat drawing illustrates
numbered lots 1-94 but does not include lots 42-49. The drawing will have to be corrected
to renumber the lots correctly). The proposed Preliminary Plat illustrates a replat of Outlot
"V" of the Brookview Place Second Addition Subdivision. The total gross acreage included
in this subdivision is 23.87 acres, and it is located north of Ontario Street, south of the
Chicago and Northwestern Railroad Tracks, west of the existing Brookview Place
Subdivision, and east of the Ames city limits.
Lots 2 through 94 are proposed to be developed with single-family detached homes. Lot
1 is proposed to be purchased by the City of Ames and developed as a bus turn-around
for Cy-Ride buses. The sizes of the 86 proposed lots range from 7,200 square feet to
14,946 square feet for a density of 4.52 dwelling units/net acre. Development is to occur
in four phases extending from the south to the north. The First Addition includes 20
single-family detached lots and the one lot for the Cy-Ride turn-around. The Second,
Third, and Fourth Additions include 17, 20 and 28 single-family detached lots, respectively.
The subject property is currently undeveloped. The Chicago Northwestern Railroad Track
forms the north boundary of the plat and Ontario Street forms the southern boundary. The
land to the north (on the north side of the railroad tracks) and west is undeveloped farm
land with the exception of two single-family detached homes located along Ontario Street.
To the south and east of the subject site are single-family detached homes.
The subject site was included as part of a Conceptual Development Plan (CDP) for the
entire Brookview Place Subdivision (Brookview Place First and Second Additions and
subject site). A drawing of that CDP is attached to this report. The Brookview Place First
and Second Additions have been platted and developed consistent with the approved
CDP. The street and lot layout of the subject site, however, is slightly different from the
previous CDP. The developer has proposed replacing two cul-de-sacs with through streets
and has increased the number of lots from 76 to 86. Therefore, review and approval of a
revised Preliminary Plat is required.
ANALYSIS:
Zoning. The site is currently zoned Residential Low Density (RL). The proposed
single-family detached lots, which are proposed, are consistent with "RL" zoning
designation. The "RL" zone requires a minimum lot size of 6,000 square feet. The
proposed lot sizes and configurations are consistent with the "RL" Zoning District
regulations.
Utilities. The utilities adjacent to this site will be adequate to serve the needs of this
future development.
Water Distribution. There is a 16-inch water main existing within Ontario Street to
the south and 8-inch water mains existing in Kansas Drive and Maryland Street to the
east. Water mains will be extended into the site from these existing water 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 are existing 8-inch sanitary sewer lines within: Ontario Street
to the south and Kansas Drive and Maryland Street to the east. The sanitary sewer
lines will be extended into the subdivision from these existing lines. There will be an
8-inch sanitary sewer main located in the center of all proposed streets. The sanitary
sewer mains will be extended to the limits of the subdivision. All costs associated with
these sanitary sewer mains shall be the responsibility of the developer.
Storm Water Management. A storm water management plan has been prepared
for the site. The site generally drains from the north to the south. On-site storm water
detention will be provided in the rear yards of the lots shown on the Preliminary Plat
between Kansas Drive and Ontario Street. This will allow for some houses to have
walk-out basements. The storm water will be retained in the proposed detention
ponds and then conveyed to storm sewer mains in the public streets. Storm water
will exit the development to the south. The rate of storm water run-off will not be
increased above the pre-development rate of run-off.
The developers also have submitted a storm water pollution prevention plan for this
site, which is located on Sheet 3 of the Preliminary Plat drawing.
Electric. This site is in the service area of the Ames Municipal Electric Utility. The
Ames Municipal Electric Utility can adequately serve the site.
2
Streets and Vehicular Access. Access to the subject property will be provided from three
existing adjacent streets; Kansas Drive, Maryland Street, and Ontario Street. Kansas Drive
and Maryland Street will be extended to the west through the subdivision to the western
boundary of the development to allow for future street connections to the west. California
Avenue will be extended to the north from Ontario Street to Kansas Drive. In addition, two
streets will be extended west from California Avenue to the western boundary of the
development to allow for future street connections to the west. The developer had
proposed to name those streets as Nevada Street and Texas Street. There are already
two existing cul-de-sacs named Nevada Circle and Texas Circle that could be confusing.
They have since been renamed to Missouri and Tennessee as a means to avoid any
confusion for emergency response. California Avenue, Kansas Drive, and Maryland Street
will all be constructed as minor collector streets (31 feet of paving with parking on one side
of the street). All other streets within the development will be constructed as local streets
(26 feet of paving with parking on one side of the street). The developers have created a
parking prohibition plan for all the streets in the subdivision, which is included in the
General Notes for this Preliminary Plat.
Landscaping. A street tree planting plan is required for all streets within this subdivision
since all these streets are residential streets. The developers have indicated that they
intend to plant street trees within the right-of-way of all streets in accordance with the tree
species and spacing requirements of the City. Specific street tree planting plans shall be
submitted with the Final Plat for each phase of this subdivision. Installation of the required
trees will be processed as building permits are issued for dwellings within the subdivision.
STAFF COMMENTS:
Staff believes that this Preliminary Plat can be approved subject to the following stipulation:
• That a street tree planting plan shall be submitted with the Final Plat for each phase of
this subdivision.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this Preliminary Plat at their meeting of
August 15, 2001 and approval was recommended with the stipulation listed above.
3
ALTERNATIVES:
1. Recommend that the Preliminary Plat for Brookview Place West Subdivision be
approved with the stipulation listed above.
2. Recommend that the Preliminary Plat for Brookview Place West Subdivision be
denied.
3. Recommend that the Preliminary Plat for Brookview Place West Subdivision be
approved with modifications.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
RECOMMENDED ACTION:
The proposed development of the Brookview Place West Subdivision is consistent with the
goals and policies of the Land Use Policy Plan. The subject area is undeveloped and
highlighted as an area that is preferred for residential growth. Staff believes that the
Preliminary Plat represents the most effective method of developing in this area of the city.
It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
Preliminary Plat for the Brookview Place West Subdivision with the stipulation as
recommended by the staff and the Planning and Zoning Commission.
Attachment
s:\Council Action Forms\Preliminary Plats\Brookview Place West 08-28-01
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