HomeMy WebLinkAboutA007 - Council Action Form dated May 14, 2002 (large maps not scanned) L l
ITEM#:
DATE: 05/14/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR SOUTH
GATEWAY DEVELOPMENT, LOCATED NORTHWEST OF THE INTERSECTION OF
SOUTH DAYTON AVENUE AND SOUTHEAST 16T" STREET, AND CONTAINING
APPROXIMATELY 78.17 ACRES.
BACKGROUND:
HISTORY
Existing Conditions and Land Use. The subject property is currently undeveloped.
Located to the north are industrial uses zoned "GI" General Industrial Zone. The land to
the east is developed with a mobile home park zoned "RLP" (Residential Low Density Park)
and various commercial and industrial uses zoned "HOC' (Highway-Oriented Commercial).
Located to the south are commercial uses also zoned "HOC' (Highway-Oriented
Commercial). Located to the west are agricultural uses outside of the City of Ames
corporate limits, within Story County and zoned "A-1" (Agricultural). Much of the land to the
west is located within the Floodway of the Skunk River.
The subject 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.
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. Further, the Land Use Policy Plan
identifies the area near the intersection of U.S. 30 and 1-35 as an entryway into the City.
The property that is proposed for subdivision as part of this amended Preliminary Plat
represents a key entryway to the eastern portion of the City. The City is in the early stages
of developing a plan that could result in entryway design guidelines.
Zoning. On May 8, 2001, a rezoning request was approved by the City Council that
rezoned the property south and east of re-routed South Dayton Avenue to "HOC'
(Highway-Oriented Commercial), and would rezone the property north and west of
re-routed South Dayton Avenue to "GI" (General Industrial).
As previously stated, this property represents a key entry into the City. It is possible that
design guidelines will be proposed at some point in the future that may involve some form
of overlay zoning, in addition to the current zoning of the area that is "HOC'
(Highway-Oriented Commercial) and "GI" (General Industrial).
Previous Preliminary Plat. On May 22, 2001, the City Council approved the South
Gateway Development Preliminary Plat for this general area (see attached Previous
Preliminary Plat). Since that time, the developer has been filling and grading the site,
preparing it for development. The developer has also been working with the property owner
directly to the west to acquire additional land area to include within this development.
The applicant has now acquired a 5.18-acre parcel from the adjoining property owner. This
parcel is located in the southwest corner of the site (see attached Annexation and
Rezoning Location Maps). The parcel is currently located outside of the City of Ames
corporate limits. Concurrent with this request for approval of the Preliminary Plat is a
request to annex the 5.18-acre parcel and a request to rezone it from "A" (Agricultural)to
"HOC" (Highway Oriented Commercial). Because the additional land is being added, the
Preliminary Plat needs to be amended to include this area.
DEVELOPMENT SUMMARY
The applicant is requesting approval of a Preliminary Plat for a subdivision with 22 lots to
be developed under "HOC' (Highway Oriented Commercial) zoning regulations (see
attached Proposed Preliminary Plat). This development will also include five lots that will
be transferred to the City for public right-of-way. The total gross acreage included in this
subdivision is 78.17 acres. The site is located at the northwest corner of South Dayton
Avenue and Southeast 16t' Street. The development of the site will take place in two
phases. The First Phase will include Lots 1-19. The Second Phase will constitute the
remainder of the development.
ANALYSIS
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.
The developer has already installed an 8-inch water main on Isaac Newton Drive.
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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 to the western boundary of the
annexed area. Water and sanitary sewer mains on Southeast 9th Street will also
be extended to the west property line upon completion of the infrastructure corridor
of re-routed South Dayton Avenue.
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 adjacent to Lot "C", which is transferred 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. Stormwater run-off will be collected and controlled through a system
of surface drainage, subsurface sewers, and stormwater detention facilities. The
rate of stormwater 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.
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The Developer is required to prepare and provide maintenance agreements for the
two stormwater 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 stormwater storage and flowage easement for
draining the streets and right-of-way in the subdivision.
The stormwater 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.
Only Lots 19, 20, and 22 will have access from re-routed South Dayton Avenue. Access
to Lots 1 through 9 will be from Isaac Newton Drive. No driveway access will be allowed
to Lots 1, 2, 3, and 9 from Southeast 16th Street. The approved Transportation Plan
.classifies Southeast 16th Street as a local street. Access to Lots 10 through 18 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 16tt' 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 9ti' 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 is also responsible for the
installation of sidewalks on the west side of South Dayton Avenue, west side of re-routed
South Dayton Avenue, and both sides of Southeast 9th Street and Isaac Newton Drive.
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As mentioned earlier, development of the proposed subdivision is planned to occur in two
phases. Phase 1 would include Lots 1 through 19. Phase 2 would include Lots 20, 21,
and 22. 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.
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 9th Street. In addition, turning lanes may be required for access to Lots 19, 20,
and 22.
The Developer's Agreement will specify that the developer is responsible for the installation
of the segment of re-routed South Dayton Avenue from the intersection of South 16th Street
to the north right-of-way line of Isaac Newton Drive. This segment of South Dayton
Avenue will be constructed at the sole expense of the developer as a plat improvement
with the Final Plat of the first phase of this subdivision. The remaining portion of re-routed
South Dayton Avenue from the north right-of-way line of Isaac Newton Drive to the
northeasterly limit of the subdivision will be installed and possibly financed through a
special assessment program by the City and ultimately paid for by the Developer.
The rationale for the City considering a special assessment program for this segment of
re-routed South Dayton Avenue is based on the benefit to the public that will result from
road continuity between existing Dayton Avenue and the newly constructed Dayton
Avenue/U.S. 30 interchange. It is not customary that the City propose to participate in a
road segment such as re-routed South Dayton Avenue, yet given the potential benefit to
the public, staff believes it is appropriate that this form of financing by the City be
considered.
The Developer's Agreement will further define the responsibilities of the City and the
developer with respect to these road improvements. The Developer's Agreement will be
approved by the City Council prior to the approval of the Final Plat for this subdivision.
Initially, the applicant is proposing access from South Dayton Avenue, Southeast 16th
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.
Stipulations. 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 16th 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.
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3. The Developer is responsible for the extension of water and sanitary sewer mains
on Southeast 9th Street and on re-routed South Dayton Avenue. The Developer is
responsible for the extension of water and sewer from the existing water and sewer
mains in South Dayton Avenue.
4. The Developer pays the water connection fee at the time of the Final Plat for Phase
1 of the development along South Dayton Avenue at the rate of$10.00 per linear
foot of frontage of the development on South Dayton Avenue, except for the portion
adjacent to Lot "C".
5. 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.
6. Access to re-routed South Dayton Avenue is allowed only for Lots 19, 20, and 22,
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 19, 20, and 22 are included in a Final Plat.
7. Access to Lots 1 through 9 is allowed only from Isaac Newton Drive.
8. No driveway access is allowed to Lots 1, 2, 3, and 9 from Southeast 16th Street.
9. The Developer will pay for the cost of construction of two lanes of re-routed South
Dayton Avenue from the intersection of South 16th Street to the north right-of-way
line of Isaac Newton Drive as part of a plat improvement with the Final Plat of the
first phase of development.
10. The portion of re-routed South Dayton Avenue, from the north right-of-way line of
Isaac Newton Drive to a distance 750 feet north, will also be installed as part of the
street improvements with the Final Plat for the first phase of this development, but
may be financed through a special assessment program of the City, which must
include a waiver of rights to appeal assessments signed by the Developer.
11. The timing for the construction of the remainder 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. This condition applies to all of the segment of re-routed
South Dayton Avenue except for that portion from Isaac Newton Drive 750 feet
north.
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12. If the City initiates the project to construct the remainder of 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. If the Developer initiates the construction as a portion of the Final
Plat, the cost of the work shall be borne by the Developer without special
assessment financing from the City.
13. The public improvements, including street, sanitary sewer, water, and storm sewer
for Lots 18 and 19 associated with the re-routed South Dayton Avenue will be
deferred to Phase 2 of the development. Lots 18 and 19 will access the existing
South Dayton Avenue during Phase 1 of the development.
14. 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. Construction of
the bicycle path will coincide with the street construction.
15. 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 9" 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.
16. 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.
17. Phase 1 of the development will include Lots 1 through 19. Phase 2 of the
development will include Lots 20, 21, and 22.
18. The Developer is required to prepare and provide maintenance agreements for the
two stormwater 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.
19. 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 & Zoning Commission reviewed this Preliminary Plat at their meeting of May
1, 2002 and approval was recommended with the stipulations described above.
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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 approve the Preliminary Plat for South Gateway Development
Subdivision with modifications.
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 South Gateway Development Subdivision with the stipulations
described above. This 22-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
sACouncil Action Forms\Preliminary Plats\South Gateway Preliminary Plat-05-14-02
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