HomeMy WebLinkAboutA005 - Council Action Form dated May 22, 2001 (large maps not scanned) i
ITEM#: ' 35
DATE: 05/22/01
COUNCIL ACTION FORM
SUBJECT: A RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR SOUTH
GATEWAY DEVELOPMENT, LOCATED NORTHWEST OF THE INTERSECTION OF
SOUTH DAYTON AVENUE AND SOUTHEAST 16T" STREET
BACKGROUND:
Land Use Policy Plan (LUPP). The subject property is designated on the LUPP Map as
"Environmentally Sensitive Land". The proposed subdivision is located inside the
boundaries for the "New Lands All Other Growth" area. Development of the property as
commercial and industrial land would be consistent with the LUPP provided the property
is properly elevated above the base flood elevation.
Zoning. On May 8, 2001, a rezoning request was approved by the City Council that
rezones the property south and east of re-routed South Dayton Avenue as "HOC'
(Highway-Oriented. Commercial), and would rezone the property north and west of re-
routed South Dayton Avenue as "GI" (General Industrial).
The property is presently located in the 100-year floodplain. The proposed subdivision is
located in the floodway fringe portion of the floodplain and not in the floodway portion of
the floodplain. Prior to developing the lots in this proposed subdivision, fill will be
necessary to elevate the property a minimum of one foot above the base flood elevation.
The property owner/developer states that the property will be elevated three feet above
the existing floodplain elevation, or one foot above the proposed base flood elevation,
which is strongly recommended by staff. In addition, the land must be elevated to be
consistent with the Environmentally Sensitive designation of the Land Use Policy Plan.
Utilities.
Water. A 12-inch water main currently exists along Southeast 16th Street adjacent
to the Southern boundary of the subject area. A 14-inch water main currently exists
along South Dayton Avenue adjacent to the eastern boundary of the subject
property. These water mains can be extended to adequately serve the subdivision.
The Developer proposes a 12-inch water main on re-routed South Dayton Avenue,
and an 8-inch water main on Isaac Newton Drive.
The Subdivision Ordinance requires the extension of water and sanitary sewer
mains to the outside boundary of the subdivision to allow for service to adjacent
properties at some point in the future. This requirement will necessitate the
extension of water and sanitary sewer mains beyond what is shown on the
Preliminary Plat. Water and sanitary sewer mains on Southeast 9t' Street must be
extended to the west property line.
Water Connection Fee. The Developer proposes to pay the water connection fee
at the time of the Final Plat for Phase 1 of the development at the rate of $10.00 per
linear foot of frontage of the development on South Dayton Avenue except for the
portion in Lot "D", which is dedicated to the City for the realignment of Dayton
Avenue.
The Developer proposes to pay the cost to hook up to the water main on Southeast
16th Street ($20,000), at the time of approval of the Final Plat for Phase 1 of the
development.
Sanitary Sewer. A 10-inch sanitary sewer main currently exists along the
Southeast 16th Street right-of-way and along the South Dayton Avenue right-of-way.
Services can be extended from existing infrastructure to adequately serve the
proposed subdivision. The sanitary sewer main will be extended to the western
boundary of the proposed subdivision on Southeast 9th Street. -
Sanitary Sewer Connection Fee. No additional connection fee is required for the
Dayton Avenue sanitary sewer.
The cost to hook up to the sanitary sewer on Southeast 16th Street is $25,000. The
Developer agrees to pay this fee at the time of approval of the Final Plat for Phase
1 of the development.
Storm Sewer. Storm water run-off will be collected and controlled through a system
of surface drainage, subsurface sewers, and storm water detention facilities. The
rate of storm water run-off will not be increased above the pre-development rate of
run-off. Two detention ponds are proposed for the subdivision. One pond is
centrally located between streets bordering the property and re-routed South
Dayton Avenue. The other pond is located in the northwest portion of the
subdivision. These ponds will detain off-site and on-site drainage until it is drained
through the available outlet located under Southeast 16th Street. A 48-inch
reinforced concrete storm sewer pipe exists in the southeast corner of the subject
property. A 36-inch storm sewer will be constructed at the intersection of Southeast
16th Street and Isaac Newton Drive. An 18-inch storm sewer will be constructed in
a portion of Isaac Newton Drive and will connect with the storm sewer in Southeast
16th Street. Re-routed Dayton Avenue will include a section of 30-inch storm sewer
connecting to an 18-inch storm sewer in Southeast 9th Street.
The Developer is required to prepare and provide maintenance agreements for the
two storm water detention ponds prior to approval of the Final Plat for Phase 1. The
pond maintenance agreements will outline the responsibilities of the private
landowners and the City of Ames. The detention ponds will be privately owned and
the City of Ames will be granted a storm water storage and flowage easement for
draining the streets and right-of-way in the subdivision.
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The storm water management plan for this proposed subdivision has been
approved by the Public Works Department.
Electric. The property falls inside the City of Ames Electric Service Boundary. The
site can be adequately serviced by municipal electric facilities.
Street and Vehicular Access. The Transportation Plan calls for a realignment of South
Dayton Avenue through the subject property to line up with the interchange at U.S.
Highway 30 and Southeast 16th Street. The applicant is proposing this realignment and
South Dayton Avenue will become a minor arterial street through the subject property. The
design speed of re-routed South Dayton Avenue is to be 50 mph (posted 45-mph speed
limit).
Only Lots 18, 19, and 20 will have access from re-routed South Dayton Avenue. Access
to Lots 1 through 7 will be from Isaac Newton Drive. No driveway access will be allowed
to Lots 1, 2, 7, and 8 from Southeast 16th Street. The approved Transportation Plan
classifies Southeast 16th Street as a local street. Access to Lots 8 through 17 will be from
South Dayton Avenue. Access along South Dayton Avenue will be limited to shared
driveways that serve multiple lots, as shown by the bold arrows on the attached copy of the
preliminary plat.
All of the proposed streets will be constructed as an urban street section with curbs and
gutters. This includes re-routed South Dayton Avenue, Isaac Newton Drive, and Southeast
9th Street. Southeast 16th Street, which borders the proposed subdivision to the south, has
been constructed as a rural street without curbs and gutters. Existing South Dayton
Avenue has been constructed as a rural street with ditches and no curb and gutter along
the paved portion of the right-of-way.
Re-routed South Dayton Avenue and Southeast 9tt' Street will be minor arterial streets with
a right-of-way of 100 feet and a paved roadway width of 31 feet. Isaac Newton Drive will
have a right-of-way 66 feet wide and a paved roadway 31 feet wide.
A bike path is planned for construction on the south and east sides of re-routed South
Dayton Avenue. This will be eight feet wide and will eventually tie in with a bike path on
the east side of Dayton Avenue north of this subdivision. The developer is responsible for
the cost of construction of this bike path.
The Developer has requested a waiver of the.requirement for sidewalks in the proposed
subdivision along Southeast 16th Street, South Dayton Avenue, the north and west side
of re-routed South Dayton Avenue, and along both sides of Southeast 91h Street. The
Developer agrees to install sidewalks on both sides of Isaac Newton Drive.
The Developer claims that open ditches along Southeast 16th Street and along South
Dayton Avenue prevent the installation of sidewalks in a safe and maintainable location.
Staff believes sidewalks are necessary in this subdivision and an alternative to constructing
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sidewalks in the ditches is to place the sidewalks in an easement on private property next
to the ditches. In addition, staff does not agree with the assertion by the Developer that
because re-routed South Dayton is a high-speed road and given the fact that the
west/north side of the street is planned for an industrial use that a sidewalk is not needed.
Staff believes sidewalks are needed throughout the proposed subdivision, as required by
the Subdivision Ordinance.
Development of the proposed subdivision is planned to occur in two (2) phases. Phase
1 would include Lots 1 through 17. Phase 2 would include Lots 18, 19, and 20. As the
Final Plat for the lots in Phase 1 is prepared, the lots planned as part of Phase 2 need to
be shown on the plat as outlots. The lots planned for Phase 2 should be consolidated into
three (3) outlots. Outlot "A" would include all of the unplatted land between Phase 1 and
the proposed right-of-way for re-routed South Dayton Avenue, Outlot"B"would include only
the proposed right-of-way for re-routed South Dayton Avenue, and Outlot"C"would include
all of the unplatted land north of re-routed South Dayton Avenue.
Re-routed South Dayton Avenue will be constructed as a two-lane roadway with turning
lanes at the intersection of re-located South Dayton Avenue and at the intersection of
Southeast 9"' Street. In addition, turning lanes may be required for access to Lots 18, 19,
and 20.
The Developer's Agreement will specify that the developer is responsible for the
construction of two lanes for re-routed South Dayton Avenue and any turning lanes needed
for the development of Lots 18, 19, and 20. The Developer's Agreement will be approved
by the City Council at the time of approval of the Final Plat for this subdivision.
Initially, the applicant is proposing access from South Dayton Avenue. Southeast 161n
Street, and Isaac Newton Drive. Regional access to this property will be adequately
provided by Highway 30 to the south. Local street access and arterial street access will be
provided by the relocated and existing South Dayton Avenue to the east and Southeast
16th Street to the south.
Points of Disagreement between the City and the Developer.
• Turning Lanes. The Developer proposes that any turning lanes required by the City
be at the City's expense regardless of their location on re-routed South Dayton Avenue.
City staff believe the City should be responsible for the construction of left-turn lanes
only at the intersection of re-routed South Dayton Avenue and existing South Dayton
Avenue, and at the intersection of re-routed South Dayton Avenue and proposed
Southeast 9th Street, as needed.
City staff believe it should be the Developer's responsibility to construct turn lanes as
needed for access to Lots 18, 19, and 20.
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• Sidewalks. The Developer requests a waiver from the requirement to install sidewalks
along the north side of S.E. 16" Street, along the west side of South Dayton Avenue,
along the north/west side of re-routed South Dayton Avenue, and along both sides of
S.E. 9t" Street. The Developer proposes to install sidewalks along both sides of Isaac
Newton Drive.
City staff believe the Developer should be required to install sidewalks along all streets
in the proposed subdivision and that the request for a waiver from the requirement to
install sidewalks not be granted by the City Council.
City staff recommend that the Developer grant easements to the City for sidewalks
outside the drainage ditch along Southeast 16t" Street and along South Dayton Avenue
and that the Developer be responsible for the construction of these sidewalks.
Stipulations. Notwithstanding the position of the Developer on the issues of "turning
lanes" and "sidewalks" in the proposed subdivision, staff recommends that the following
stipulations be placed on the approval of the Preliminary Plat for South Gateway
Development Subdivision:
1. The cost to hook up to the water main is $20,000. The Developer will pay this fee
at the time of approval of the Final Plat for Phase 1 of the development.
2. The cost to hook up to the sanitary sewer on Southeast 16t" Street is $25,000. The
Developer must pay this fee at the time of approval of the Final Plat for Phase 1 of
the development.
3. The Developer is responsible for the extension of water and sanitary sewer mains
on Southeast 91" Street and on re-routed South Dayton Avenue.
Note: The Developer is responsible for the extension of water and sewer from the
existing water and sewer mains in South Dayton Avenue.
4. As the Final Plat for the lots in Phase 1 is prepared, the lots planned as part of Phase
2 shall be shown on the plat as outlots. The lots planned for Phase 2 shall be
consolidated into three (3) outlots. Outlot "A" includes all of the unplatted land
between Phase 1 and the proposed right-of-way for re-routed South Dayton Avenue,
Outlot "B" includes the proposed right-of-way.for re-routed South Dayton Avenue,
and Outlot "C" includes all of the unplatted land north of re-routed South Dayton
Avenue.
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5. Access to re-routed South Dayton Avenue is allowed only for Lots 18, 19, and 20,
at the designated locations as shown on the Preliminary Plat. A note restricting
access to these locations must be submitted with the Final Plat documents when
Lots 18, 19, and 20 are included in a Final Plat.
6. Access to Lots 1 through 7 is allowed only from Isaac Newton Drive.
7. No driveway access is allowed to Lots 1, 2, 7, and 8 from Southeast 16th Street.
8. The Developer will pay for the cost of construction of both lanes of re-routed Dayton
Avenue inside the boundaries shown on the attached "Cost Share Map".
9. The timing for the construction of re-routed South Dayton Avenue will occur either
at the time that the outlots from Phase 1 are further divided and a Final Plat is
proposed, or at the time that the City determines, based on an analysis of traffic
volume in the area, that construction of the roadway is necessary to move traffic
through this area. No less than two years notice by the City, or by the Developer to
the other party is necessary before the construction of re-routed South Dayton
Avenue will begin.
10. If the City initiates the project to construct re-routed South Dayton Avenue prior to
the development of the outlots from Phase 1, the Developer will waive his right to
object to the assessment of the construction of re-routed South Dayton Avenue.
11. The public improvements, including street, sanitary sewer, water, and storm sewer
for Lots 16 and 17 associated with the re-routed South Dayton Avenue will be
deferred to Phase 2 of the development. Lots 16 and 17 will access the existing
South Dayton Avenue during Phase 1 of the development.
12. The Developer shall be responsible for the construction of an 8-foot wide bicycle
path, along the south/east side of re-routed South Dayton Avenue in the area
designated as "Developer Responsibility" on the "Cost Share Map". Construction of
the bicycle path will coincide with the street construction.
13. The Developer shall be responsible for the construction of sidewalks on public
right-of-way along the north/west side of re-routed South Dayton Avenue, both sides
of Isaac Newton Drive, and along both sides of Southeast 9th Street.
The Developer shall also be responsible for the granting of an easement to the City
of Ames for sidewalks on private property outside the drainage ditch along Southeast
16t" Street and South Dayton Avenue, and the Developer is responsible for the
construction of these sidewalks.
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14. The Developer shall be responsible for the construction of left turn lanes, as required
by the City of Ames, for access to private property along re-routed South Dayton
Avenue.
15. Phase 1 of the development will include Lots 1 through 17. Phase 2 of the
development will include Lots 18, 19, and 20.
16. The Developer is required to prepare and provide maintenance agreements for the
two storm water detention ponds prior to approval of the Final Plat for Phase 1. The
pond maintenance agreements must outline the responsibilities of the private
landowners and the City of Ames.
17. A Development Agreement shall be signed prior to submittal of the Final Plat,
documenting the responsibilities of the Developer and the City in development of the
subdivision.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of May 2,
2001 and approval was recommended with the above stipulations.
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ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for South Gateway Development
Subdivision with the stipulations described above.
2. The City Council can deny the Preliminary Plat for South Gateway Development
Subdivision.
3. The City Council can modify this request and approve the Preliminary Plat for South
Gateway Development Subdivision.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
Preliminary Plat for South Gateway Development Subdivision with the stipulations
described above. This 20-lot commercial and industrial subdivision is consistent with the
requirements for 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.
Attachment
8
Haverkamp
p
Pro ertles
RECEIVED
April 23,2001 !
Honorable Mayor&City Council
City of Ames CITY OF AMES,IOWA
515 Clark Avenue DEPT.OF PLANNING&HOUSING
Ames, Iowa 50010
RE: South Gateway Development Subdivision-Preliminary Plat Request for Waiver of Sidewalks
FOX Ref.No.5225-01 A.200
Dear Mayor and Council:
As the South Dayton Development,L.L.C.we are requesting a waiver from sidewalk installation for the
South Gateway Development Subdivision. This letter supercedes a previous request for sidewalk waiver
dated April loth. We ask that sidewalks be waived from S.E. 16th,Dayton Avenue and the north side of
the rerouted Dayton Avenue.
We propose sidewalks for both sides of Isaac Newton Drive and a bike path for the south side the rerouted
Dayton Road.
We do not want to install sidewalks on S.E. 16th and Dayton Avenue because of the nature of the road
section. S.E. 16th and Dayton are rural sections with gravel shoulders and large open ditches. The open
ditches are used to convey the large amount of upland drainage coming to the development from the north.
The open ditches prevent the installation of sidewalks in a safe and maintainable location. See the attached
diagram for the location of the sidewalk on S.E 16th and Dayton Avenue. In addition,there will be
driveway accesses to lots that would require ramps up and down the driveway slopes.
On the rerouted Dayton Avenue the Developer requests only the installation of the bike path on the east
side of the road and waiver of the installation of sidewalks on the west side. Because it is a high speed road
and the west/north side is an industrial use,the we think a bike path is sufficient for only the east/south
side. We will have installed the equivalent of a sidewalk on both sides by installing a bike path that is
twice the width of a standard sidewalk.
Thank you for time and consideration in this matter. We look forward to any questions or comments you
may have.
Sincerely,
6/-,-A
Brent Haverkamp
Cc: Scott Renaud,P.E,FOX Engineering
Ray Anderson,Planning&Housing
www.haverkamp-properties.com
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1531 Airport Road, Ames, Iowa 50010
515-233-0000, FAX: 515-233-0103
1-800-433-3469
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Scott Renaud
FOX Engineering
1601 Golden Aspen Drive, Suite #103
Ames, Iowa 50010