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HomeMy WebLinkAboutA009 - Council Action Form dated November 13, 2001 (large maps not scanned) e ITEM #: At DATE: 11/13/01 COUNCIL ACTION FORM SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR CAMERON PINES ESTATES SUBDIVISION, GENERALLY LOCATED AT THE SOUTHEAST CORNER OF CAMERON SCHOOL ROAD AND NORTH DAKOTA AVENUE, AND CONTAINING APPROXIMATELY 44.11 ACRES. BACKGROUND: Hunziker and Associates are proposing to subdivide approximately 44.11 acres of land generally located at the southeast corner of North Dakota Avenue and Cameron School Road into 21 single-family residential lots and two outlots (see the attached Location Map and Preliminary Plat). The site is located outside of the City's corporate limits, but within the two-mile subdivision jurisdiction or "fringe-area". State law allows cities the authority to approve or deny subdivisions within a two-mile limit of the City. The 21 single-family residential lots range in size from 1.0 acre to 1.8 acres. The two outlots, A and B, are comprised of 3.6 acres and 11.6 acres respectively. Outlot A will contain an existing pond. Outlot B is generally located within the floodway boundary. Stormwater easements are proposed to encompass all of both of the outlots. The outlots will be owned and maintained by a property owner's association. Development will occur in one phase. Currently existing on the site are a house, mobile home, and several outbuildings. All of these structures will be removed upon development of the site. On June 12, 2001, the Ames City Council reviewed the request by Hunziker and Associates to waive the requirements for sidewalks, dry sanitary sewer, curb and gutter, streetlights, and street trees. The applicants propose to use rural water and septic systems for the development and will install streets to County standards, which will not include curb, gutter, sidewalks, and street trees. The applicants propose to install street lights, however, they would not be installed to City street light spacing standards. Ames City Council granted a waiver of the City's development standards with the exception of the light cut-off requirements for street lighting. The Council also required that the developer provide a 15-foot easement along the front of future lots parallel to street right-of-way to prevent tree planting from interfering with any future infrastructure installation. In addition, City Council directed City staff to investigate alternatives that would legally bind the subdivision's future landowners to allow for the installation of future infrastructure in the event the land was incorporated into the City of Ames. Such alternatives would require the future property owners of the subdivision to pay for the installation of public infrastructure to City of Ames standards, including water mains, sanitary sewer mains, and storm sewer, as well as curb and gutter, sidewalks, street lights, and street trees on all public streets, at such time that the subdivision were annexed into the City of Ames and those improvements were needed. This will be documented in a "Waiver of Rights to Appeal Assessments'Agreement'; which will be prepared by the City Attorney and signed by the developer prior to approval of the Final Plat by the City Council. Zoning. On November 6, 2001, the Story County Board of Supervisors approved the third reading to rezone this subject site from A-1 (Agricultural)to A-R (Agricultural Residential). The proposed Preliminary Plat is consistent with the A-R zoning. Utilities. Typically when property is subdivided within the City's two-mile jurisdiction area, the developer is required to install infrastructure (streets, water, sanitary and storm sewer, street lighting and street trees, etc.) to City of Ames standards. As stated earlier, on June 21, 2001, the Ames City Council waived the City's subdivision requirements for sidewalks, dry sanitary sewer, curb and gutter, streetlights, and street trees. Water Distribution. The developer is proposing to use Xenia Rural Water for this subdivision. Sanitary Sewer. The developer is proposing individual septic systems to provide sanitary sewer service for the development. Twenty-one (21) septic systems on 1-acre to 1.4-acre lots have the potential to adversely affect the water quality in Squaw Creek. Septic systems have the potential to fail if they are not maintained over time, thus potentially increasing the risk of elevated harmful bacteria and toxin levels in the adjacent Creek. Given the recent problems associated with College Creek, identified problems associated with septic run-off into Hallett's Quarry, the negative impacts from failing septic systems in the Ferguson Subdivision, and other problems experienced in the past, City staff is very concerned about the potential future impact from the future development of the area to the water quality of Squaw Creek, a primary environmental resource to the Ames Community. Assuming that City staff would support the use of individual on-site septic systems for this subdivision, typically the developer would still have to install "dry sanitary sewer lines" to allow for connection to the City's sanitary sewer system when the site is annexed in the future. However, as mentioned earlier, the City Council has granted a waiver of the sanitary sewer requirements. Story County is agreeable to the use of on-site septic systems for these 21 single-family residential lots. Stormwater Management. Currently the stormwater on the site flows from the west to the east, into Squaw Creek. There is an existing pond on the site, which detains some of the stormwater until it flows to Squaw Creek. The developer has submitted a grading plan, which indicates how stormwater will be detained and exit the site. The developer is proposing to grade the site only where the streets will be located, as well as an area within proposed Lots 13-18 to allow for buildable home sites. Stormwater will continue to flow to the east as it currently does. Two stormwater intakes and pipe will be installed to carry water from the west side of the proposed River Ridge Road to the east side. The developer is also proposing areas of rip-rap and silt fence to help control silt and erosion. 2 The developers also have submitted a stormwater pollution prevention plan for this site, which is located on Sheet 2 of the Preliminary Plat drawing. The Department of Natural Resources (DNR) requires a "Land Disturbing Activity Permit", since the subject property includes more than five (5) acres. The applicant must demonstrate appropriate measures that will be taken for erosion and sediment control. This permit must be obtained for the subdivision, prior to the issuance of the first zoning permit by Story County. Electric. This site is in the service area of Midland Power, which can adequately serve the site. Streets and Vehicular Access. Access to 19 of the proposed 21 single-family residential lots will be provided via three new streets. River Ridge Road will be extended southward from Cameron School Road approximately 1,100 feet and will terminate in a cul-de-sac in front of Lots 11, 12, 13, and 14. Two cul-de-sacs, Sun Lake Circle and Pond View Circle, will be extended from River Ridge Road to the west to allow for access to Lots 1-6, 9, 10, and 19-21. Lots 7 and 8 will share an access drive from North Dakota Avenue. Right-of-way for all proposed streets will be dedicated to the County, however, the streets will be maintained by the property owner's association. The three proposed streets within the development will be constructed as a rural road section (22 feet of asphalt paving with ditches on both sides). Summary. This request when analyzed only from the standpoint of its consistency with the Land Use Policy Plan Map of the City of Ames, will result in a development that is consistent with the use and density as identified in the Plan. The City's Land Use Policy Plan also contemplates development and an increase in population in the unincorporated fringe. Most recent history has shown the detrimental impacts of poorly managed septic systems and the complexity of bringing substandard rural development into municipal standards. Thorough review, both from the County and City's perspective, must be taken into account to assure that rural development in the fringe area of the City does not jeopardize, in any way, the health, safety, and livability of existing and future citizens. Development, either within existing corporate limits or within the fringe area of Ames, should always take into account the environment and the importance it plays to the community and region. It is important to emphasize that negative impacts associated with rural developments can affect the environmental resources, infrastructure and facilities planning, and service levels of the existing and future Ames community. It may also conflict with land use planning beyond the scope of the existing Land Use Policy Plan of the City of Ames. It is through effective administration of subdivision regulations — a process that involves the orderly extension of urban infrastructure — that the types of problems just mentioned can be resolved. 3 The City Council has been asked by the developers of this property to take action to waive the requirements for much of the typical urban infrastructure that the City's Municipal Ordinance requires. This decision was influenced by the significant distance between the property in question and the available City infrastructure, and the fact that this property is not located within the identified growth areas of the City. In making this decision, the City Council also directed that a provision be established that will require that the future costs associated with extending and upgrading to urban infrastructure in the subject area be required as part of an assessment program. Therefore, based on the City's Land Use Policy Plan Map designation of Residential Low Density, and the subdivision waiver provisions as already acted on by City Council, staff is recommending approval of the Preliminary Plat for the Cameron Pines Estates Subdivision, located on the southeast corner of North Dakota Avenue and Cameron School Road, subject to the following conditions: 1. That a "Waiver of Rights to Appeal Assessments' Agreement" be signed by the developer before City Council approval of the Final Plat; 2. That the developer provide a 15-foot easement along the front of future lots parallel to street right-of-way to prevent tree planting from interfering with any future infrastructure installation; and, 3. That the developer install full cut-off street lights, as required by the Municipal Code. RECOMMENDATION OF THE PLANNING &ZONING COMMISSION: The Planning and Zoning Commission reviewed this Preliminary Plat at their meeting of September 5, 2001 and approval was recommended with the stipulations as listed above. ALTERNATIVES: 1. Recommend that the Preliminary Plat for Cameron Pines Estates Subdivision be approved with the stipulations as listed above and subject to approval of the rezoning request by the Story County Board of Supervisors. 2. Recommend that the Preliminary Plat for Cameron Pines Estates Subdivision be denied. 3. Recommend that the Preliminary Plat for Cameron Pines Estates Subdivision be approved with modifications. 4. Action on this request can be tabled and referred back to City staff and/or the applicant for additional information. 4 MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. Alternative #1 will approve the Preliminary Plat for Cameron Pines Subdivision subject to the stipulations outlined in this Action Form. Attachment s:\Council Action Forms\Preliminary Plats\Cameron Pines Estates Preliminary Plat- 11-13-01 5 i s. . r., I � Subject Property ALL <--T- 00� Location Map: N Cameron Pines Estates Subdivision , 800 0 800 1600 Feet