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Home My WebLink AboutA004 - Council Action Form dated October 9, 2001 (large maps not scanned) ITEM #: Oil DATE: 10/09/01 COUNCIL ACTION FORM SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR LONGVIEW SUBDIVISION, GENERALLY LOCATED NORTH OF MORTENSEN ROAD, SOUTH OF THE HILLSIDE SUBDIVISION, WEST OF DICKINSON, AND EAST OF THE AMES CITY LIMITS, AND CONTAINING APPROXIMATELY 24.262 ACRES. BACKGROUND: The Developers are requesting approval of the Preliminary Plat for the Longview Subdivision, which is contained in the Dauntless Conceptual Development Plan (CDP). The platting procedure of the City has changed since the time of approval of the 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. The Dauntless CDP did not illustrate individual lots on the subject site, and it was always intended that the developer would further subdivide Phases B through E of this CDP, of which the subject site is a part. The Dauntless CDP,was approved on February 25, 1997, and included two residential lots on the subject site,;Lot 5 zoned R-2 (Low-Density Residential District), and Lot 6 zoned R1-6 (Low-Density Residential District). As a result of the adoption of the new Zoning Ordinance, Lot 5 is now zoned Residential Medium Density District (RM) and Lot 6 is now zoned Residential Low Density District (RL). As mentioned earlier, it was always intended that the developer would further subdivide these lots at the time of development. The developers are now proposing to subdivide Lots 5 and 6 into 89 single-family residential lots, ranging in size from 6,980 square feet to 12,404 square feet, on 18.08 net acres for a density of 4.92 dwelling units/net acre. The proposed single-family residential lots would "wrap around" an 11-acre parcel, which is owned by the Ames Community School District. The 11-acre parcel is not included.in this Preliminary Plat. The developers are proposing to develop the site in three phases. Phase 1 would be located along the western third of the site and would contain 38 lots. Phase 2 would be located along the southern third of the site and would contain 23 lots. Phase 3 would be located along the eastern third of the site and would contain 28 lots. Land Use Policy Plan (LUPP). The subject property is designated on the LUPP Map as "Village/Suburban Residential'. Development of the property as single-family residential is consistent with the LUPP Map designation. Zoning. The site is currently zoned Residential Low Density District (RL) and Residential Medium Density District (RM). The lots located in Phase 1 are zoned RL and the lots located in Phases 2 and 3 are zoned RM. The proposed single-family detached lots are consistent with "RL" and "RM" zoning designation. The "RL" and "RM zones require a minimum lot size of 6,000 square feet for single-family detached lots. While the lots proposed in Phases 2 and 3 are consistent with the "RM" zoning designation, staff has recommended that the applicant rezone these areas to the "RL" zoning designation. The "RM" zoning designation also allows for two-family dwellings, single-family attached dwellings, and apartment dwellings to be constructed, which could be incompatible with the single-family detached development. Because the applicant is proposing to develop all of these lots as single-family detached residential lots, staff is recommending that the area be rezoned from "RM" to "RL" prior to final platting of Phases 2 and 3. The applicant is in agreement with staffs recommendation and has included a note on the plat drawing indicating that Phases 2 and 3 will be rezoned to "RL" prior to final platting. Utilities. The utilities adjacent to this site will be adequate to serve the needs of this future development. Water Distribution. There are 8-inch water mains existing in Miller Avenue and Poe Avenue to the north, Twain Street and Steinbeck Street to the east, and Mortensen Road to the south. Water mains will be extended into the site from these existing water mains and will be connected to create a looped system. 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 located in Mortensen Road at its intersections with Poe Avenue and Miller Avenue. 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. Stormwater Management. A stormwater management plan has been prepared for the site. The site generally drains from the north to the south. Six on-site stormwater detention areas will be provided in this subdivision. They will be located in the rear yards of: Lots 6 - 11; Lots 35 - 38; Lots 44 - 47; Lots 48 - 55; Lots 78 - 85 (including a portion of the school site); and Lots 87- 89 (also including a portion of the school site). The Planning and Zoning Commission recommended that the condition of obtaining a written indication from the School District regarding this stormwater storage needs to have been received by the City prior to Action by the City Council. That documentation has been provided to the City, therefore, Stipulation #3 can be deleted. The detention areas are illustrated on Sheets 2 and 3 of the Preliminary Plat. The stormwater will be retained in the proposed detention ponds and then conveyed to storm sewer mains in the public streets. Stormwater will exit the development to the south. The rate of stormwater run-off will not be increased above the pre-development rate of run-off. 2 The developers also have submitted a stormwater pollution prevention plan for this site, which is located on Sheet 1 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. Streets and Vehicular Access. Access to the subject property will be provided from five existing adjacent streets; Poe Avenue, Miller Avenue, Twain Street, Steinbeck Street, and Mortensen Road. Poe Avenue and Miller Avenue (Miller Avenue has already been constructed)will be extended to the south through the subdivision to the Mortensen Road at the southern end of the development. Twain Street and Steinbeck Street will be extended west to Poe Avenue. A loop street (Keats Street, Tennyson Avenue, and Waller Street) will be constructed from the north end of Miller Avenue to the south end of Miller Avenue along the west side of the subdivision. Waller Street will also be extended from Miller Avenue east to Poe Avenue. Poe Avenue, Miller Avenue, Twain Street, and Steinbeck Street will all be constructed as minor collector streets (60 feet of right-of-way and 31 feet of paving with parking on one side of the street). Keats Street, Tennyson Avenue, and Waller Street will be constructed as local streets (55 feet of right-of-way and 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. The Subdivision Regulations require a pedestrian walkway made of concrete to provide access to schools, parks and playgrounds, commercial areas, transportation, or community facilities. Therefore, an eight-foot wide bicycle/pedestrian path will be extended from Mortensen Road to the Ames Community School District property. The developer has also provided future walkway connections between Lots 67 and 68, 76 and 77, and 85 and 86. This will allow for pedestrian access to the school site if/when a school is constructed at this location. 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. The applicant has submitted a Street Tree Planting Plan with this Preliminary Plat, as required (see Sheet 4 of the Preliminary Plat). The street tree planting schedule is as follows: Street Species Size Mature Spread) Quantity Poe Avenue Red Oak 80' x 60' 38 Miller Avenue Black Maple 75'x 60' 47 Waller Street East of Miller Shademaster Locust 50'x 40' 26 Waller Street West of Miller Redmond Linden 60' x 40' 10 Tennyson Avenue Redmond Linden 60' x 40' 29 Keats Street Redmond Linden 60' x 40' 13 Twain Street Green Ash 60' x 50' 6 Steinbeck Street Green Ash 60' x 50' 6 3 The proposed street tree planting plan meets the requirements of the Subdivision Regulations. 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 following stipulations: (i) That Phases 2 and 3 be rezoned from RM to RL prior to review of any Final Plat for those two phases by the City Council; (ii) The Ames Community School District owns the west 30 feet of Outlot T, therefore, they must be listed as an owner on the plat; and, (iii) That written permission from the Ames Community School District for the stormwater easement located on their property be provided to City staff prior to City Council action on this Preliminary Plat. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for the Longview Subdivision with the following stipulations: (i) That Phases 2 and 3 be rezoned from RM to RL prior to review of any Final Plat for those two phases by the City Council; (ii) The application to approve the Final Plat for Longview Subdivision must include the consent and required dedications from Ames Community School District since they are the owners of the west 30 feet of Outlot T. 2. The City Council can deny approval of the Preliminary Plat for the Longview Subdivision. 3. The City Council can approve the Preliminary Plat for the Longview Subdivision with modifications. 4. Action on this request can be tabled and referred back to City staff and/or the applicant for additional information. 4 S MANAGERS RECOMMENDED ACTION: The Preliminary Plat for the Longview Subdivision represents a continuing effort to develop single-family lots within the designated Priority Growth Area of the City of Ames. In general, the proposed Preliminary Plat is consistent with the goals and objectives of the Land Use Policy Plan and the regulations of the City. The proposed development of the Longview Subdivision is consistent with the goals and policies of the Land Use Policy Plan. It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the Preliminary Plat for the Longview Subdivision with the two stipulations. Attachment s:\Council Action Forms\Commission Action Forms\Preliminary Plats\Longview Preliminary Plat-10-09-01 5 i - -- : El -.............. .....__......_ ........... .. ._ __ . - - - VIR - - ............. :E*PP `l i Subject Property l e 30 M RTEN EN RD i Location Map: N Longview Subdivision 1000 0 1000 2000 Feet CAFAPPROVAL SS BK SL JK JP To be sent to: Chuck Winkleblack Hunziker & Associates 105 South 16th Street Ames, Iowa 50010