HomeMy WebLinkAboutA001 - Council Action Form dated July 10, 2001 ITEM #:
DATE: 07/10/01
COUNCIL ACTION FORM
SUBJECT: A RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR PHASE 2,
SUNCREST SUBDIVISION (A REPLAT OF OUTLOT "A"), LOCATED SOUTH OF
OAKWOOD ROAD AND EAST OF CEDAR LANE.
BACKGROUND:
The Developers are requesting approval of the Preliminary Plat for Phase 2, Suncrest
Subdivision. The platting procedure of the City has changed since the time of approval of
the Conceptual Development Plan (CDP), and now requires that a Preliminary Plat and a
Final Plat be approved for all future divisions of land that are not consistent with the
approved CDP. In this particular case, the number of lots originally contemplated for this
subdivision is less than what was approved in the CDP. This change in density is
described in more detail in this report.
The CDP was approved on March 19, 1996 and included seventy three (73) single-family
residential lots, ranging in size from 6,601 square feet to 12,291 square feet, on 18.47
acres.
The Final Plat of Suncrest Subdivision was approved by the City Council on September 24,
1996. This included twenty (20) single-family residential lots, ranging in size from 6,969.6
square feet to 9,583.2 square feet, on 4.57 acres and Outlot "A", including 13.90 gross
acres.
The developers are now proposing to subdivide Outlot "A" into thirty six (36) single-family
residential lots, ranging in size from 8,622 square feet to 18,283 square feet, on 13.90
gross acres.
The proposed Preliminary Subdivision Plat changes the total number of lots, for the entire
subdivision, from seventy three (73) single-family residential lots to fifty six (56) single-
family residential lots for a difference of seventeen (17) fewer lots than was contemplated
at the time of approval of the CDP. The range of lot sizes for the entire subdivision also
changes from 6,601 square feet (as a minimum) to 6,969.6 square feet (as a minimum)
and from 12,291 square feet (as a maximum) to 18,283 square feet (as a maximum).
The developers are proposing to develop Outlot "A" in one (1) phase. This phase is
described as: "Phase 2, Suncrest Subdivision". Phase 1 included twenty (20) lots and one
outlot, as described above. Phase 2 includes thirty six (36) lots.
Land Use Policy Plan (LUPP). The subject property is designated on the LUPP Map as
"Village/Suburban Residential". The proposed subdivision is located inside the boundaries
for the "New Lands All Other Growth" area. Development of the property as single-family
residential is consistent with the LUPP Map designation.
Density. As new residential developments are proposed, the developments are expected
to meet the density requirements of the LUPP. The Land Use Policy Plan states that the
minimum density to be achieved by Suburban Residential, on a net acre basis, for single-
family residential is 5.0 dwelling units per acre. This is inconsistent with the minimum
density of 3.75 dwelling units per net acre for Suburban Residential in the Zoning
Ordinance. Since the current LUPP density requirement is greater than what was adopted
by law as part of the new Zoning Ordinance, it would follow that the LUPP should be
amended to match the minimum net density adopted in the Zoning Ordinance. Therefore,
staff believes that the proposed development should be expected to meet the minimum
density requirement of the Zoning Ordinance, which is 3.75 dwelling units per acre,
instead of the 5.0 dwelling units per net acre, as stated in the LUPP.
Phase 1 Net Density:
Phase 1 includes 20 lots on 3.48 net acres.
20units/3.48 net acres = 5.74 units/net acre.
Phase 2 Net Density:
Phase 2 includes 36 lots on 10.42 net acres.
36 units/10.42 net acres = 3.45 units/net acre.
Net Density of Suncrest Subdivision:
Number of Lots
Phase 1: 20 lots
Phase 2: 36 lots
Total: 56 lots
Net Acres:
Phase 1: 3.48 acres
Phase 2: 10.42 acres
Total: 13.90 net acres
56 lots/13.90 net acres = 4.03 units/net acre in Suncrest Subdivision
The densityof 4.03 units/net acre meets the Zoning Ordinance requirements for a
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minimum average density for single-family dwellings of 3.75 dwelling units per net
acre.
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Zoning. The subject property is zoned as "RL" (Residential Low Density). The "RL"
zoning district allows single-family dwellings as a permitted use. The existing use of lots
in Phase 1 of this subdivision and the proposed use of lots in Phase 2 is consistent with
the zoning for the subject property.
The proposed lot sizes are consistent with the "RL" zoning. The proposed lots meet the
minimum lot area requirement of 6,000 square feet, and the lots have the minimum
frontage on a public street of thirty five (35) feet and a minimum lot width of fifty (50) feet
at the building line.
Utilities.
Water. An 8-inch water main currently exists in the right-of-way for White Oak
Drive. This water main will be extended to the southern boundary of the subdivision
in White Oak Drive. An 8-inch water main will also be installed in Sundown Drive
between White Oak Drive and Cedar Lane, and in Suncrest Drive from the east
property line of the subdivision to Cedar Lane. An 8-inch water main will be
constructed in Cedar Lane between the boundaries of the subdivision. These water
mains will adequately serve the subdivision.
The Developer shall be responsible for the total cost of constructing the water mains
in the right-of-way for White Oak Drive, Suncrest Drive and Sundown Drive, and for
one-half of the cost of constructing the water main in the right-of-way for Cedar
Lane, as described in the Development Agreement for Suncrest Subdivision,
approved on August 13, 1996. The City of Ames will pay for the other one-half of
the cost of the water main in Cedar Lane that is part of this subdivision.
Sanitary Sewer. An 8-inch sanitary sewer main currently exists in the right-of-way
for White Oak Drive. This sanitary sewer main will be extended to the southern
boundary of the subdivision in White Oak Drive. An 8-inch sanitary sewer main will
also be installed in Sundown Drive between White Oak Drive and Cedar Lane, and
in Suncrest Drive from the east property line of the subdivision to Cedar Lane.
These sanitary sewer mains will adequately serve the subdivision.
The Developer shall be responsible for the total cost of constructing the sanitary
sewer mains in the right-of-way for White Oak Drive, Suncrest Drive, and Sundown
Drive, as described in the Development Agreement for Suncrest Subdivision.
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Storm Sewer. A storm water management plan has been devised for the site,
which will collect storm water through intakes at the intersection of White Oak Drive
and Suncrest Drive and at the intersection of White Oak Drive and Sundown Drive.
A beehive intake will collect storm water on Lot 28 and take the storm water to the
storm sewer in White Oak Drive. Sump lines follow the right-of-way for Sundown
Drive and Suncrest Drive and connect to sections of 15-inch storm sewer at the
intersections with White Oak Drive. The 15-inch sections of a storm sewer drain
into an 18-inch storm sewer in the right-of-way for White Oak Drive.
The rate of storm water run-off will not be increased above the pre-development
rate of run-off. On-site storm water detention will be provided in the rear yards of
the lots shown on the Preliminary Plat between Suncrest Drive and Sundown Drive
in Phase 2 of the development. This will allow for some houses to have walk out
basements on the lots between these two streets.
Electric. There is adequate capacity and provision made for electric service to
meet the needs of this proposed development. Electric service will be provided by
Alliant Energy.
Street and Vehicular Access. Access to this subdivision is from Oakwood Road and from
Cedar Lane. White Oak Drive will be extended south through Phase 2 of the subdivision
from the end of this street in Phase 1 of the development. Suncrest Drive will be
constructed as part of Phase 2 and will extend from the east boundary of the subdivision
to Cedar Lane on the west boundary. Sundown Drive will also be constructed as part of
Phase 2 and will extend from White Oak Drive to Cedar Lane.
The Development Agreement states that it shall be noted on the Administrative and Final
Plats that there shall be no vehicular access to Cedar Lane from that street. This requires
that driveway access to Lots 7 and 8 on the Preliminary Plat shall be restricted to Suncrest
Drive, and driveway access to Lots 21 and 22 on the Preliminary Plat shall be restricted
to Sundown Drive.
On-street parking will be restricted to the west side of White Oak Drive and to the south
side of Suncrest Drive and Sundown Drive. This is the opposite side of the street from the
proposed fire hydrants and mail boxes. Parking will be prohibited on both sides of
Suncrest Drive and Sundown Drive for a distance of seventy (70) feet from the streets'
intersection with Cedar Lane.
The street paving for White Oak Drive, Suncrest Drive, and Sundown Drive will be twenty
seven (27) feet wide and the right-of-way for each street will be sixty (60) feet.
The Developer is dedicating forty (40) feet of right-of-way for Cedar Lane as part of this
subdivision. The Development Agreement for Suncrest Subdivision specifies that the cost
of paving one lane of Cedar Lane, for the distance that Cedar Lane abuts the site, will be
assessed to the land within approximately 188 feet of the east line of Cedar Lane.
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With the change in lot widths, as shown on the Preliminary Plat, the Development
Agreement needs to be changed to specify that Lots 5, 6, 7, 8, 9, 10, 19, 20, 21, 22, 23,
and 24 will be assessed for the cost of paving one lane of Cedar Lane. Reference to 188
feet" should be deleted from the Development Agreement since this applies to the width
of lots as shown on the Conceptual Development Plan, which is not consistent with the lot
widths as shown on the Preliminary Plat.
The Development Agreement states that the street paving and sidewalk improvements for
Cedar Lane shall be constructed if and when the Ames City Council deems such
improvements to be warranted.
Sidewalks are proposed along both sides White Oak Drive, Suncrest Drive, and Sundown
Drive. Sidewalk is proposed along only the east side of Cedar Lane since the west one-
half of the Cedar Lane right-of-way is located outside the subdivision.
The Transportation Master Plan does not include any street or bikeway improvements for
Suncrest Subdivision.
Street Tree Planting Plan. As a requirement of subdivision approval for all residential
subdivisions, trees shall be planted within the right-of-way of all streets proposed within the
subdivision.
Tree Species.
Nineteen (19) Black Maple trees are proposed along White Oak Drive in Phase 2 of
Suncrest Subdivision.
Twenty Eight (28) Red Oak trees are proposed along Suncrest Drive in Phase 2 of
Suncrest Subdivision.
Thirty (30) Green Ash (Patmore and/or Prairie Spire' seedless varieties) trees are
proposed along Sundown Drive in Phase 2 of Suncrest Subdivision.
• Trees planted in the right-of-way are to be of a species approved by the Department
of Public Works from the list of approved tree species for the City.
Black Maple and Red Oak trees are included on the list of approved tree species.
Green Ash (Patmore and Prairie Spire' seedless varieties) are included on the list of
approved tree species.
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Spacing.
Trees are to be planted no closer than the distance of the full spread of the tree to the next
adjacent tree, according to the species selected. Generally, trees are to be planted at thirty
(30) to fifty (50) feet on center.
• The Black Maple trees are proposed at a spacing of sixty (60) feet on center.
• The Red Oak trees are proposed at a spacing of fifty (50) feet on center.
• The Green Ash trees are proposed at a spacing of forty (40) feet on center.
Area Requirement Per Tree.
A minimum of nine (9) square feet of area is to be maintained for each tree and no
impervious material is to be installed closer than thirty (30) inches to the trunk of the tree.
• The proposed planting plan meets this requirement.
Placement.
Where the distance between the back of curb and the sidewalk is greater than eight (8)
feet, trees shall be planted within four (4) feet of the sidewalk line.
• The distance between the back of curb and the sidewalk is sixteen and one-half (16.5)
feet. Therefore the trees shall be planted within four (4) feet of the sidewalk line.
Location at Intersections.
Trees are not to be planted closer than thirty (30) feet from the corner at intersections and
shall not be closer than twenty (20) feet to the intersection of the front and side lot line on
a corner lot.
• The proposed planting plan meets this requirement.
Stipulations. Staff recommends that the following stipulations be placed on the approval
of the Preliminary Plat for Phase 2, Suncrest Subdivision to assure that it will be developed
consistent with the intent of the Subdivision Ordinance and other ordinances, adopted
plans and policies of the City of Ames:
1. The Developers are responsible for the cost of extending and constructing water,
sanitary sewer and storm sewer utilities, as well as streets and sidewalks, as
described in the Development Agreement for Suncrest Subdivision, dated August 13,
1996.
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2. The driveway access to Lots 7 and 8 on the Preliminary Plat shall be restricted to
Suncrest Drive. This shall be noted on the Final Plat of Phase 2, Suncrest
Subdivision.
3. The driveway access to Lots 21 and 22 on the Preliminary Plat shall be restricted to
Sundown Drive. This shall be noted on the Final Plat of Phase 2, Suncrest
Subdivision.
4. Parking shall be prohibited on both sides of Suncrest Drive and Sundown Drive for
a distance of seventy (70) feet from the streets' intersection with Cedar Lane.
5. Parking shall be restricted to the west side of White Oak Drive and to the south side
of Suncrest Drive and Sundown Drive.
6. Lots 5, 6, 7, 8, 9, 10, 19, 20, 21, 22, 23, and 24 will be assessed for the cost of
paving one lane of Cedar Lane. Reference to "188 feet" shall be deleted from the
Development Agreement since this applies to the width of lots as shown on the
Conceptual Development Plan, which is not consistent with the lot widths as shown
on the Preliminary Plat.
In addition, the owners of Lots 5, 6, 7, 8, 9, 10, 19, 20, 21, 22, 23, and 24 hereby
waive their rights to object to the assessment of the cost of paving one lane of Cedar
Lane and the cost of constructing the sidewalk along the east right-of-way line of
Cedar Lane at the time that the Ames City Council deems such improvements to be
warranted.
7. Sidewalks shall be constructed along both sides White Oak Drive, Suncrest Drive,
and Sundown Drive. A sidewalk shall also be constructed along the east side of
Cedar Lane.
8. The Development Agreement for Suncrest Subdivision (approved August 13, 1996)
shall be amended and approved by the City Council, prior to the submittal of the
Final Plat for Phase 2, Suncrest Subdivision to incorporate the stipulations for
approval of the Preliminary Plat for Phase 2, Suncrest Subdivision.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of June 20, l
2001 and approval was recommended with stipulations.
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ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Phase 2, Suncrest Subdivision
(a replat of Outlot "A") with the eight (8) stipulations described in this report.
2. The City Council can deny the Preliminary Plat for Phase 2, Suncrest Subdivision (a
replat of Outlot "A").
3. The City Council can modify this request and approve the Preliminary Plat for Phase
2, Suncrest Subdivision (a replat of Outlot "A").
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 recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
Preliminary Plat for Phase 2, Suncrest Subdivision (a replat of Outlot A)with the eight (8)
stipulations described in this report. This Preliminary Plat for 36 single-family residential
lots is consistent with the requirements of the Subdivision Ordinance, the Zoning
Ordinance, and the adopted plans and policies of the City of Ames, provided the
stipulations listed above are incorporated as part of the approval.
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