HomeMy WebLinkAboutA003 - Council Action Form dated October 23, 2001 ITEM # d25
DATE 10/23/01
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR "THE POINTE
SUBDIVISION", GENERALLY LOCATED SOUTH OF HALLETT'S QUARRY, EAST OF
THE STONE BROOKE SUBDIVISION, WEST OF DAWES DRIVE, AND NORTH OF
ADAMS STREET.
BACKGROUND:
Applicant request. The Developer is requesting approval of a Preliminary Plat for "The
Pointe Subdivision", including approximately 22.64 acres of land (Parcel "J"), generally
located south of Hallett's Quarry (Parcel "H"), east of the Stone Brooke Subdivision, west
of Dawes Drive, and north of Adams Street.
The Developer is proposing to subdivide the subject property into 44 suburban residential
single-family lots, ranging in size from 10,650 to 53,478 square feet. The subdivision will
provide a location for single-family detached dwellings.
The Developer proposes to develop the subdivision in one phase.
In addition, the Developer has submitted requests to annex the land area included within
the boundaries of the Preliminary Plat and to rezone the subject property from R-1 (Single-
Family Residential) in Story County to FS-RL (Suburban Residential-Low Density) in the
City of Ames.
The City's Land Use Policy Plan (LUPP) Map designates the future land use of the subject
area as "Village/Suburban Residential". This LUPP Map designation is consistent with the
proposal for annexation, rezoning, and development of the area as low-density residential,
with single-family detached structures.
Hallett's Quarry Planning Objectives. In December of 1999, the City Council denied a
petition by Hubbell Realty for annexation of property that would include the subject property
(Parcel "J") and the lake property to the north (Parcel "H"). At that time, the City Council
directed City staff to initiate the steps needed to pursue acquisition of Hallett's Quarry and
selected adjacent properties. Several significant actions by the City have occurred since
then, and are associated with the acquisition of this property. These actions are listed as
follows:
• Approval of the Stormwater Management Plan for the Hallett's Quarry Watershed
(Bonestroo Study) - May 2000;
• Approval of an Amendment to the Land Use Policy Plan land use designation from
"Village/Suburban Residential" and "Environmentally Sensitive Land" to "Agricultural
Farmstead" and "Environmentally Sensitive" - July 2000;
• Approval of a Purchase Agreement between the City of Ames and Hubbell Realty
Company for Hallett's Quarry property - May 2001;
• Preparation and approval of the Master Plan for the Hallett's Quarry Open Space/Park
Plan - May 2001;
• Approval of an Amendment to the Land Use Policy Plan land use designation from
"Environmentally Sensitive Land" to "Village/Suburban Residential" for the area directly
south of Hallett's Quarry water body to Village/Suburban Residential - July 2001.
Zoning. The subject property is zoned as R-1, Single-Family Residential, in Story County.
The developer is requesting that the subject property (Parcel "J") be rezoned to FS-RL
(Suburban Residential Low Density).
Under FS-RL zoning, the developer is required to submit a Master Plan outlining the land
division, special site conditions, and uses included in the development proposal. The
applicant has submitted a Master Plan that meets these requirements.
Density. The "Conservation Easement" area includes 6.5 acres, drainage easements
comprise 1.01 acres, and 3.41 acres of land is included in the proposed street right-of-way.
Subtracting the land area included in the conservation easement, in the drainage
easements and in the street right-of-way leaves 11.70 acres for development and a net
density of 3.76 dwelling units/net acre (44 units/11.70-acres). The FS-RL zoning district
requires a minimum average density for single-family dwelling units of 3.75 dwelling units
per net ace. The proposed subdivision meets this density requirement.
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 Land-All Other" Growth Area. Development of the subject property as single-
family residential is consistent with this LUPP Map designation. The following goals in the
LUPP apply to this request for approval of the Preliminary Plat for"The Pointe Subdivision":
Goal No. 1: "...plan for and manage growth within the context of the community's
capacity and preferences..." (LUPP, P. 23)
• The subject area is inside the boundaries for the "New Lands-All Other" Growth Area
on the LUPP map and is adjacent to existing infrastructure and single-family residential
development. The Land Use Policy Plan Map supports building new development in the
subject area because it is an area where there is sufficient infrastructure capacity and
growth can occur in an orderly and efficient manner.
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Goal No. 2: "....assure the adequate provision and availability of developable land
...[and] guide the character, location and compatibility of growth with the area's
natural resources...." (LUPP, P. 24)
• The 22.64-acre parcel of land (Parcel "J") included in the Preliminary Plat for"The Point
Subdivision" is a remnant of land area that was once part of Hallett's Quarry. The City
of Ames entered into a Purchase Agreement with Hubbell Realty to purchase all of the
property owned by Hallett Materials, except for the property referred to as Parcel "J".
The City retained consulting services to prepare an Open Space and Natural Resource
Park Plan for the quarry site. This Master Park Plan, approved in May of 2001 by City
Council, identifies Parcel "J" and the land area that is vacant and south of Parcel "J" as
suitable for single-family residential development. Well-planned single-family
subdivisions within the area will provide access opportunities for the future park
proposed on the Hallett's Quarry site. The applicant's subdivision proposal for Parcel
"J" is consistent with the Master Park Plan for the Hallett's Quarry Site.
Goal No. 3: [Create] "an `environmentally friendly' community....[and] be compatible
with its ecological systems in creating an environmentally sustainable community."
(LUPP, P. 25)
• The developer's request to subdivide and develop Parcel "J" is consistent with this
LUPP goal because it will properly address all the provisions of the Bonestroo report
and other City policies. Staff believes a suburban single-family residential use within the
area will increase residential densities in an efficient and orderly manner, and provide
necessary residential in-fill to meet the residential growth goals outlined in the LUPP.
Goal No. 4: "....creating a greater sense of place and connectivity, physically and
psychologically...." (LUPP P. 26)
• The subject area, once developed, shall provide an effective linkage to the existing
street and trail systems of the City. Staff believes it is possible to connect this area with
the larger community. The Preliminary Plat of "The Point Subdivision" proposes a
vehicular/transportation network that will be connected to existing bike/walking paths
in the Stone Brooke Subdivision and to the sidewalk and street connections
surrounding the area, including the planned recreational trails and facilities around
Hallett's Quarry to the north.
Staff believes the goal of connectivity will be further established in "The Point
Subdivision" once the extension of Adams Street is constructed and dedicated to the
City of Ames. This is necessary to provide access to the proposed subdivision. The
developer will provide connections to existing sidewalks and bike paths.
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Goal No. 5: "....establish a cost effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for
intensification." (LUPP P. 27)
• The Parcel "J" and its adjacent parcels included in the annexation request are directly
adjacent to urban infrastructure and are located in the "New Lands-All Other " Growth
Area, as identified on the LUPP Map. The "New-Lands" encompasses land areas that
are suitable to meet the future land use needs of the community. Residential
development in the area will allow for greater connectivity and more efficient use of
existing infrastructure. Future residential development within the subject area will be
orderly and efficient, thus meeting this goal of the LUPP.
Goal No. 6: "....increase the supply of housing and provide a wider range of housing
choices." (LUPP P. 28)
• The developer's subdivision proposal consists of approximately 22.64 gross acres.
Forty-four (44) lots with single-family homes are proposed in this subdivision. This will
provide a wider range and supply of housing to current and future citizens of Ames.
Existing Land Uses. The subject property includes agricultural land, and wooded
resources on steep slopes (identified as an environmental resource in the Norris Study).
The surroundingland has been developed with a variety of residential land use, including
p Y 9
senior housing, a group home, and single-family detached residential to the south and east
of the proposed subdivision and attached single-family dwellings to the west. It is critical,
that the future development of the subject property proposed for annexation, rezoning, and
subdivision, provide for land uses that are compatible with the existing pattern of land use
in the surrounding area, and that particular attention be given to the existing environmental
resources as identified in the Norris Study, and the nearby water resource (Hallett's
Quarry).
The applicant's rezoning Master plan and Preliminary Plat designates preservation
easement areas for the existing wooded resources, steep topographic features, and
stormwater protection areas on the site. The rezoning Master Plan and Preliminary Plat
proposal is designed to limit the impact on the environmental resources on and adjacent
to the site.
Infrastructure Improvements Outside "The Pointe Subdivision" in the Proposed
Adams Street Right-of-Way. Adams Street is located south of the proposed subdivision.
Adams Street must be extended west, approximately 522.67 feet, along the southern
border of the subdivision to provide public access to the streets in "The Pointe
Subdivision". Water, sanitary sewer, storm sewer, sidewalk, curb and gutter, street lights,
and street tree improvements must also be installed in the proposed right-of-way for the
extension of Adams Street.
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A stipulation for approval of the Preliminary Plat for "The Pointe Subdivision" is
needed, which requires the Developer of the proposed right-of-way extension for
Adams Street to construct the street and all necessary public infrastructure
improvements and to dedicate these improvements to the City of Ames.
The timing for this dedication of public improvements needs to occur either prior to
submittal of the Final Plat for "The Pointe Subdivision", or no later than at the time
of approval of the Final Plat for "The Pointe Subdivision" by the City Council. The
developer is responsible for all infrastructure costs associated with the construction
of Adams Street and public improvements in the Adams Street right-of-way.
The City has reviewed the terms of the Purchase Agreement between the current
property owners and the Developer for transfer of the title to this property. The City
understands that transfer of ownership of the land for the Adams Street right-of-way
will occur upon completion and satisfaction of the terms and conditions of the
Agreement between the City of Ames, Hallett Construction Company, and Hubbell
Realty Company for the property known as Hallett's Quarry. The Developer will then
dedicate the street right-of-way and public improvements to the City of Ames.
Sanitary Sewer. Existing sanitary sewer mains have been constructed on adjacent
properties east, south, and west of the subject property. These existing mains can be
extended into the proposed subdivision with adequate capacity to serve single-family
residential land use. A 24-inch and an 18-inch sanitary trunk sewer currently extends
through the subject property from the southeast corner to the north boundary of the
subdivision.
Sanitary sewer extensions are planned throughout the subdivision. An 8-inch sanitary
sewer main is shown in the street right-of-way for all proposed streets. All costs associated
with the sanitary sewer improvements are the responsibility of the developer.
Water Distribution. Water main extensions, 8-inch, are planned in all proposed street
right-of-ways for the subdivision. This will be connected to a looped system and will allow
for connections to future development south of this subdivision. All costs associated with
these water main improvements are the responsibility of the developer.
Stormwater Quantity Management. The storm sewer system is designed to provide
capacity for a 5-year reoccurrence interval storm event. This capacity meets the design
requirements of the City. The rate of runoff from the development is not allowed to
increase above the pre-development level of runoff. This requirement is met through the
use of on-site detention areas.
Stormwater Quality/Erosion Control. Several steps will be taken to insure that
stormwater runoff does not impact Hallett's Quarry. Ultimately, the stormwater will be
treated in the facility that will be constructed west of this area on City-owned land. Prior
to completion of the treatment area, and before the initiation of grading and utility
installation, erosion control measures will be taken through the placement of silt fence
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around the site. Additional silt fence will be constructed as the infrastructure work
progresses. Any time work activity does not occur for a 14-day period, ground cover will
be placed. After infrastructure construction and during the time that houses are being built,
each lot will have erosion control (silt fence) installed and maintained by the homebuilder.
In addition, all lots will be required to install a rock pad on the lot from which to work. This
will minimize the amount of mud tracked out onto the street. This plan has been reviewed
by Jennifer Welch, Urban Environmental Conservationist for Story County. The silt fence
placement plan will be modified per her recommendation to insure that silt fence placement
follows grading contour lines. This recommendation will be incorporated into the
construction plans for "The Pointe Subdivision" and is included by staff as a stipulation for
approval of the Preliminary Plat.
Erosion Control. A well-designed and executed erosion control plan for any development
that occurs in this area is essential to protect the Hallett's Quarry water resource.
Furthermore, erosion protection is important to preserve the on-site environmental
resources and the City's stormwater management infrastructure. Therefore, any
development that shall occur in the subject area must meet the requirements as deemed
necessary by the City of Ames.
An Erosion Control Plan has been submitted with the Preliminary Plat for "The Point
Subdivision". The sequence of erosion control measures are to be completed in three
phases, as follows:
Phase 1: Grading of the Entire Site. Prior to the start of grading or utility construction,
install the perimeter silt fence as shown on the plans. Each residential lot shall be
graded as per the "House Cross Section" as shown on the plans. All sub-grade
excavation shall drain away from the curb.
Phase 2: Once Grading in Complete. After grading (21 days maximum), install the interior
silt fence as shown on the plans. Seed and mulch all disturbed areas.
Note that the Utility Contractor is responsible to maintain all silt fence improvements
until completed with their work once the Grading Contractor has left the site.
The Developer must maintain all silt fence improvements placed by the Grading and
Utility Contractors until permanent ground cover is in place.
Phase 3: Building Construction. During building construction, the home builder is
responsible to control erosion on their lot. The builder shall install a rock drive to
access the site. The builder shall use the earth fill from the basement to grade the lot as
per the "House Cross Section". Once the lot has been graded, the Home Builder shall
stabilize the soil by seeding, fertilizing, mulching and/or sodding. It is required that the
Home Builder install a silt fence on the downstream side of their lot in accordance
with the approved Erosion Control Plan for each lot. (Contact the City of Ames for
individual lot Erosion Control Plans.)
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General Erosion Control Notes.
Responsibility: The Erosion Control Plan illustrates general measures to be taken for
compliance with the permit. All mitigation measures required, as a result of activities,
are the responsibility of the Developer and Contractor. The Developer and Contractor
shall take all actions necessary for installation of control measures for compliance with the
permit requirements.
Potential Sources of Erosion: Site sources of erosion generated as a result of this project
include silts, sediment and other materials which may be transported as a result of the
direct run-off from the construction site.
Controls: The Developer and Contractor shall be responsible for compliance and
fulfilling all the requirements of the general permit including, but not limited to, the following:
1. If construction activity is not planned to occur in a disturbed area for at least
21 days, the area shall be stabilized by temporary erosion controls
within 14 days of ceasing of construction activities.
2. The Developer and Contractor are required to maintain all temporary and
permanent erosion control measures in working order, including
cleaning, repairing, replacement, and sediment removal throughout the
permit period. Cleaning of silt control devices shall begin when the
features have lost a maximum of 50% of their capacity.
3. The project area and control devices will be inspected by personnel
assigned by the Developer and Contractor every seven calendar days and
within 48 hours after each rain event of one-half inch or greater or heavy
snow melt. The finding and actions taken of this inspection shall be recorded
in the project diary with a copy submitted weekly to the owner during the
project. This plan may be revised based upon findings of the inspection.
The Contractor shall implement all revisions.
Electric. This site is inside the service area for the Ames Municipal Electric Utility. The
electric capacity necessary to serve the single-family residential homes proposed for this
subdivision is in place.
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Streets and Vehicular Access. "The Point Subdivision" currently has limited access only
from the southeast via Adams Street. To approve the Preliminary Plat for "The Pointe
Subdivision", the City Council must approve a waiver of the requirement that a block length
not exceed 1,320 feet, as per Section 23.401(2) of the City of Ames Municipal Code. The
requirement establishes the maximum length of a street before that can be approved
without providing for a second means of ingress and egress to the area. This is a provision
of the subdivision regulations designed to provide more than one means of access for
emergency vehicles in and out of an area. Waiver of the requirement by City Council must
be a stipulation of approval of the Preliminary Plat for "The Pointe Subdivision".
City staff believes that the justification for the requirement that a block length not exceed
1,320 feet would include:
• A future street is planned to the south of this subdivision which will intersect with the
extension of Adams Street and provide a second means of access;
• There is no existing collector street to connect to at this time; and,
• There is no option for the Developer to establish a second means of ingress and egress
for this proposed subdivision.
On-street parking will be restricted as follows:
• Adams Street: No parking on the north side;
• Laura Court: No parking on the east side;
• Frances Davis Court: No parking on the east side;
• Edgewater Drive: No parking on the west side;
• Edgewater Court: No parking along the inner island; and,
• Panoramic Court: No parking along the inner island.
* No parking will be allowed between the beginning and end point of each cul-de-sac.
Pedestrian/Alternative Transportation. The City's Subdivision Regulations require a
pedestrian walkway made of concrete to provide access to schools, parks and
playgrounds, commercial areas, transportation, or community facilities. The developer is
proposing sidewalks along all streets throughout the subdivision. In addition, the developer
is proposing an 8-foot wide walk in a trail easement 16 feet in width between Lots 42 and
43, and between Lots 29 and 30. The 8-foot walk in these two locations will provide
pedestrian/bicycle access to Stone Brooke Subdivision and the proposed future park
facility, Hallett's Quarry Lake, to the north. The sidewalk system will provide for a
connection with the subdivisions to the east along Adams Street.
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Traffic Impact Study. A Traffic Impact Study for "The Pointe Subdivision" has been
submitted which indicates that subdividing and developing the proposed subdivision
(Parcel "J") with 44 single-family units will have minimal traffic impacts on surrounding
street improvements. The Traffic Study states that the average daily traffic count will be
approximately 352 average daily trips (ADT) (44 units times 8 trips per day). Morning and
afternoon peak traffic volumes are estimated to be 132 vehicles per hour (vph), and normal
hour traffic counts are estimated to be 88 (ADT). In general, the traffic counts for the
proposed 22.64-acre subdivision are relatively low and single-family development on the
site would generate normal, low-impact traffic flows. Adjacent neighborhoods would be
minimally impacted by traffic flows from the proposed 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. The applicant has submitted a Street Tree Planting Plan with this Preliminary
Plat, as required (see Street Tree Planting Plan). The street tree-planting schedule is as
follows:
Street Species Size H ht/ Spread) Quantity
Laura CIR Red Oak 80' x 60' 30
Laura CIR island American Linden 80' X 40' 4
Francis Davis CIR Skyline Hone locust 60' X 30' 16
Edgewater CIR Black and/or Norway Maple 75' x 60' 12
Edgewater CIR Island Sycamore 100' X 50' 7
Panoramic CIR Black and/or Norway Maple 75' x 60' 9
Panoramic CIR Island American Linden 80' X 40' 5 j
Edgewater DIR Black and/or Norway Maple 75' x 60' 27
Adams ST Patmore Green Ash 60' X 50' 45
The proposed street tree-planting plan meets the minimum requirements of the Subdivision
Regulations.
Fire. The estimated fire response time to the proposed subdivision ranges from four (4) to
five (5) minutes. The City's fire response time goal is based on a fire response time of five
(5) minutes. The subject area falls within the City's response time goal.
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Stipulations. Staff recommends that the following stipulations be placed upon the
approval of the Preliminary Plat for "The Pointe Subdivision" to assure that it will be
developed in a manner that is consistent with the intent of the Subdivision Ordinance and
other ordinances and adopted plans and policies of the City of Ames:
1. The Developer is responsible for the cost of extending and constructing all water,
sanitary sewer and storm sewer utilities, as well as all streets, sidewalks and other
public improvements in the proposed subdivision.
2. The Developer is required to install and dedicate all public improvements prior to
approval of the Final Plat, or execute an Improvement Agreement to guarantee the
completion of all public improvements and provide security in the form of an
Improvement Guarantee, as set forth in Section 23.409 of the Municipal Code.
3. The Developer of the proposed right-of-way extension for Adams Street is
responsible for the installation and dedication to the City of Ames all public
infrastructure improvements, including the street, water, sanitary sewer and storm
sewer mains, sidewalks, and street trees prior to, or at the time of approval of the
Final Plat for "The Pointe Subdivision", or to execute an Improvement Agreement to
guarantee the completion of all public improvements and provide security in the form
of an Improvement Guarantee, as set forth in Section 23.409 of the Municipal Code.
4. The silt fence must be placed on the contour to control sheet flow of storm water.
5. On-street parking is restricted, as shown on the Preliminary Plat for "The Pointe
Subdivision".
6. The City Council must approve a waiver of the requirement that a block length not
exceed 1320 feet, as per Section 23.401(2) of the Municipal Code, prior to approval
of the Preliminary Plat.
7. The Conservation and Preservation Easement must be signed by the Developer prior
to approval of the Final Plat.
8. Approval of the Preliminary Plat is conditional upon City Council approval of the
annexation of the subject property and rezoning from R-1 (Single Family Residential)
in Story County to FS-RL (Suburban Residential-Low Density) in the City of Ames.
9. The boundary of the Conservation Easement will be changed, on the Final Plat, for
Lots 28 and 29 to allow space for the construction of gazebos and decks on those
lots, outside of the Conservation Easement.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of October
17, 2001 and approval of the Preliminary Plat was recommended with the stipulations
described in this report.
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ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for "The Pointe Subdivision" with
the stipulations described in this report.
2. The City Council can deny the Preliminary Plat for "The Pointe Subdivision".
3. The CityCouncil can modify this request an approve the Preliminary Plat for "The
Y q pp rY
Pointe Subdivision".
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 "The Pointe Subdivision" with the stipulations described in this report.
Attachments
S:\Council Action Forms\Preliminary Plats\The Pointe Subdivision 10-23-01
11
NYEMASTER, GOODE, VOIGTS, WEST,
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REPLY TO:Ames
October 10, 2001
Mr. Ray Anderson, Planner
City of Ames
Dept. of Planning and Housing
515 Clark Avenue, P.O. Box 811
Ames, Iowa 50010
Re: Kinyon and Clark Easements
For "The Pointe" preliminary plat
Dear Mr. Anderson :
Our office represents Hubbell Realty Company in the acquisition of the right of way
needed for the Adams Street extension. Pursuant to our agreement with the landowners,
upon our performance of the terms of the agreement, they will dedicate and convey to the
City of Ames by Warranty deed the land needed for the Adams street extension for this
project.
If you have any questions, please don't hesitate to contact me.
Sincerely yours,
rian e
Copies: Rick Tollakson
Scott Renaud
Frank Johnston
James Brewer
W W W.NYEMASIER.COM
Approved as to form and content:
Frank B. Johnston, Attorney for
Karl B. Clark and Karine O. Clark
es . Br er, Attorney for
Doris Kinyon
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