HomeMy WebLinkAboutA003 - Council Action Form dated April 9, 2002 (large map not scanned) . 1 '
ITEM #:
DATE: 04/09/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR STAGE
COACH SUMMIT 2ND ADDITION, GENERALLY LOCATED WEST OF STAGECOACH
ROAD, EAST OF 547T" AVENUE, AND SOUTH OF RIVERSIDE DRIVE, CONTAINING
APPROXIMATELY 45.60 ACRES, AND A RESOLUTION WAIVING THE REQUIREMENT
TO INSTALL SANITARY SEWER AND WATER INFRASTRUCTURE TO CITY
STANDARDS.
BACKGROUND:
The property owner is requesting approval of a Preliminary Plat for Stage Coach Summit
2"d Addition, generally located west of Stagecoach-Road, east of 547�' Avenue, and south
of Riverside Drive, containing approximately 45.60 acres. The property owner is also
requesting waiver of the requirement to install sanitary sewer and water infrastructure to
City of Ames standards. The request for a waiver was referred to staff by the City Council
on February 26, 2002.
The proposed subdivision is located within two miles of the Ames corporate limits, and
therefore is subject to the subdivision regulations of the City of Ames.
The proposed subdivision was originally platted as "Lot 4, Arnold Acres Subdivision" in
1992. A replat of Lot 4, Arnold Acres Subdivision was approved in 1999, as "Lots 1 and 2,
Stage Coach Summit Subdivision". Parcel "D" was then split out of Lot 2. The applicant
now proposes to re-subdivide Lots 1 and 2, except Parcel D into six (6) lots, as shown on
the Preliminary Plat for Stage Coach Summit 2n Addition.
On December 18, 2001, the City Council denied approval of the Preliminary Plat for Stage
Coach Summit 2nd Addition. The Story County Board of Supervisors had denied the
request for rezoning of the proposed subdivision from "A-1" (Agricultural) and "R-1"
(Residential) to "A-R" (Agricultural/Residential) in Story County. Since rezoning of the
proposed subdivision was not approved by Story County, and because the proposed
Preliminary Plat was not consistent with the existing zoning, the Preliminary Plat of Stage
Coach Summit 2"d Addition could not be approved by the City Council.
The Preliminary Plat, which was denied, divided the subject property into six (6)
single-family residential lots that ranged in size as follows:
• Lot 1: 13.37 acres (includes the existing house and septic system);
• Lot 2: 8.90 acres;
• Lot 3: 10.80 acres;
• Lot 4: 3.20 acres;
• Lot 5: 4.70 acres; and,
• Lot 6: 4.66 acres.
Lots 1 and 2 were proposed with frontage on Stagecoach Road. Lots 3, 4, 5, and 6 were
proposed with frontage on 547th Avenue.
The revised Preliminary Plat for Stage Coach Summit 2"d Addition, now being considered
for approval, also divides the subject property into six (6) single-family lots (see the
attached Preliminary Plat), that range in size as follows:
• Lot 1: 5.35 acres (includes the existing house and septic system);
• Lot 2: 35.78 acres;
• Lot 3: 1.46 acres;
• Lot 4: 1.00 acres;
• Lot 5: 1.00 acres; and,
• Lot 6: 1.01 acres.
Lots 1, 3, 4, 5, and 6 of the revised Preliminary Plat are proposed with frontage on
Stagecoach Road. Lot 2 is proposed with frontage on 547th Avenue.
The proposed subdivision includes a small lake, referred to as "Arnold Lake" located
primarily on Lot 2 and extending into Lot 1. The remainder of the proposed subdivision is
currently undeveloped and includes pastureland and wooded areas. The wooded area and
Arnold Lake are identified as natural resources in the Norris Study, a comprehensive
environmental inventory of land in Ames and within two miles of the corporate limits.
On March 18, 2002, the Story County Planning and Zoning Commission will consider the
Preliminary Plat for Stage Coach Summit 2"d Addition. The Story County Board of
Supervisors does not take action on Preliminary Plats.
ANALYSIS:
Zoning. There are two (2) Story County zoning designations on the property included in
the proposed subdivision. The "R-1" (Residential) zoning district extends west from
Stagecoach Road for a distance of 330 feet from the centerline of the road. The remainder
of the subdivision is currently zoned as "A-1" (Agricultural).
Proposed Lots 3, 4, 5, and 6 are zoned as "R-1" (Residential).
Proposed Lots 1 and 2 are split between two zoning districts, which include "A-V
(Agricultural) and "R-1" (Residential). The majority of the land area of Lots 1 and 2 fall into
the "A-V (Agricultural) zoning district.
The existing "R-1" (Residential) zone is a district that is designed to provide for
single-family detached dwellings at a low density. A single-family dwelling is required to
have a minimum lot area of 25,000 square feet
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The existing "A-V (Agricultural) zone is intended and designed to provide for the
agricultural community and to protect agricultural land from encroachment of urban land
uses. Isolated rural non-farm dwellings and rural residential subdivisions are allowed in
areas designated as Agricultural/Residential on the Story County Development Plan. The
minimum lot size allowed is one (1) acre.
The proposed Preliminary Plat of Stage Coach Summit 2nd Addition is consistent with the
existing "A-1"(Agricultural) and "R-1" (Residential) Story County zoning district regulations.
However, the existing "R-1" (Residential) zoning is not consistent with the Future Land Use
Map designation for the subject property in the Land Use Policy Plan for the City of Ames.
The "R-1" zoning designation encourages urban sprawl in an area of the urban fringe,
which is not intended for such development.
Land Use Policy Plan (LUPP). The subject property is designated on the Future Land
Use Map as "Agricultural/Farmstead". The "Agricultural/Farmstead" designation includes
areas associated with crop production, animal husbandry, and fallow areas. The term
"Farmstead" refers to the presence of a dwelling unit associated with a specific area for
agriculture.
The proposed subdivision is not located in an area planned for residential expansion.
Areas planned for residential expansion are designated as "New Lands" on the LUPP Map.
It is the goal for"New Lands" to meet most of the projected residential growth for the City
of Ames, including the land area within two (2) miles of the corporate limits, to the year
2030.
Goal No. 5 of the LUPP supports a policy that requires urban infrastructure improvements
in rural and urban subdivisions that fall within the two-mile subdivision jurisdiction of the
City of Ames, and reads as follows:
"It is the goal of Ames to establish a cost-effective and efficient growth
pattern for development in new areas and in a limited number of existing
areas for intensification. It is a further goal of the community to link the
timing of development with the installation of public infrastructure including
utilities, multi-modal transportation system, parks and open space."
Utilities. The proposed subdivision is required to comply with the subdivision regulations
for the City of Ames, since the City's subdivision authority extends two (2) miles outside
the corporate limits. To meet the City's requirements, the property owner is required to
install sanitary sewer and water infrastructure to City standards. No public streets are
proposed for the subdivision; therefore, public street improvements, street lights, street
trees, and sidewalks are not required in this subdivision.
Water Distribution. The developer is proposing to use rural water infrastructure,
provided by Central Iowa Rural Water Association, for this subdivision. The
developer also wishes to have the option for owners of the proposed lots to drill wells
on their property, as an alternative to connecting to the rural water system.
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To serve the proposed subdivision with municipal water service would require that
City of Ames water mains be extended from a point, approximately one-quarter mile
south of East 13th Street, a distance of more than two (2) miles from the proposed
subdivision. Municipal water service would not be extended to the subdivision
without annexation of the subject property and all property between this and the
current corporate limits for Ames.
Sanitary Sewer. The developer is proposing individual septic systems to provide
sanitary sewer service for the development. Lot 1 presently has a septic system and
the remaining five (5) lots would each have a separate septic system. The six(6) lots
range in size from 1.00 acre to 35.78 acres, which is adequate in size to
accommodate individual waste treatment systems. Such septic systems have the
potential, over time, to adversely affect the water quality in the drainage system for
the Skunk River.
As is the case for water, to serve the proposed subdivision with municipal sanitary
sewer would require that City of Ames sanitary sewer mains be extended from a
point, approximately one-quarter mile south of East 13th Street, a distance of more
than two (2) miles from the proposed subdivision. Sanitary sewer would not be
extended to the subdivision without annexation of the subject property and all
property between this and the current corporate limits for Ames.
Stormwater Management. Stormwater on the subject property flows from the east
to the west, into the Skunk River. There is an existing small lake on the site, which
detains some of the stormwater until it flows to the Skunk River. No grading of the
site for street improvements will be needed since the proposed subdivision is served
by existing county roads, adjacent to the subdivision. Grading will occur for a
driveway and home site on each lot. Stormwater will continue to flow to the west, as
it currently does.
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 Alliant Energy, which can adequately
serve the site.
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Waiver of the Requirement to Install Sanitary Sewer and Water Infrastructure to City
Standards. Staff believes it is reasonable to allow septic systems and rural water service
in this proposed subdivision, without the requirement for the installation of dry pipes for
future connections to municipal sanitary sewer and water services, for the following
reasons:
• The proposed subdivision is located outside the projected growth area for the City of
Ames to the year 2030;
• The size of proposed lots is adequate to accommodate individual septic systems;
• Municipal utility services are located more than two (2) miles from the proposed
subdivision; and,
• The City has no plans to extend utility services to this area at any time in the near
future.
If the City Council grants a waiver from the requirement to install sanitary sewer and water
infrastructure to City standards, staff believes that property owners in "Stage Coach
Summit 2nd Addition" should be required to sign a "Waiver of Rights to Appeal
Assessments Agreement". This agreement would be prepared by the Ames City Attorney
and signed by the developer prior to consideration of the Final Plat by the Ames City
Council. In the event the subject property is incorporated into the City of Ames, the
subdivision's future landowners would be legally bound to allow for the installation of
infrastructure by the City of Ames. Property owners would be required to pay for the cost
of installation of municipal infrastructure serving the subdivision.
Streets and Vehicular Access. Two streets abut the proposed subdivision. Stagecoach
Road abuts Lots 1, 3, 4, 5, and 6 along the east boundary of the subdivision. On the west
boundary, Lot 2 abuts 547th Avenue. Riverside Road provides a connection between the
two streets, but does not abut the subdivision. There are no public or private streets
proposed as part of this subdivision.
Emergency Response. The City of Ames acts as a second response to the fire services
that cover the fringe areas of Ames. The Gilbert Volunteer Fire Department is the primary
fire service provider for the subject area. In the event that a volunteer or rural fire
department requests the services of the City, the Ames Fire Department will assist, if
resources are available. Development within the fringe area raises concern about the
increased frequency that the emergency services of Ames may be called upon to assist
in emergency situations. Whenever City services are utilized for non-City purposes, the
level of service quality to the citizens of Ames decreases. Rural single-family developments
in the two-mile area require life safety protection services. Increased population densities
in rural areas limit existing resources within the Ames community.
The subject property is also located inside the emergency service area served by Mary
Greeley Medical Center. Increased rural development strains existing resources and
poses increased safety risks to people living in rural areas.
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Stipulations. Staff recommends that the following stipulations be placed upon the
approval of the Preliminary Plat for"Stage Coach Summit 2"d Addition"to assure that it will
be developed in a manner that is consistent with the adopted ordinances, plans, and
policies of the City of Ames:
1. City Council approval of a waiver of the requirement to install sanitary sewer and
water infrastructure, to City of Ames standards, is required prior to approval of the
Preliminary Plat.
2. A "Waiver of Rights to Appeal Assessments' Agreement", prepared by the City
Attorney, must be signed by the developer prior to consideration of the Final Plat by
the City Council.
3. A grading plan, which includes erosion and sediment control, in combination with a
letter from the Iowa Department of Natural Resources that documents approval of
the erosion and sediment control plan, must be submitted to the City, prior to
consideration of the final plat.
RECOMMENDATION OF THE PLANNING &ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of March 20,
2002. Discussion occurred with regard to the stipulations of Story County being added to
the City's recommendation. There was additional discussion that a stipulation be added
that the City receive written evidence from the County Sanitarian that it has been
determined that the lots can support an on-site waste disposal system prior to City Council
action on the Final Plat. Therefore, the Planning & Zoning Commission recommended
approval of the Preliminary Plat with the following stipulations:
1. City Council approval of a waiver of the requirement to install sanitary sewer and
water infrastructure, to City of Ames standards, is required prior to approval of the
Preliminary Plat.
2. A "Waiver of Rights to Appeal Assessments' Agreement", prepared by the City
Attorney, must be signed by the developer prior to consideration of the Final Plat by
the City Council.
3. A grading plan, which includes erosion and sediment control, in combination with
a letter from the Iowa Department of Natural Resources that documents approval
of the erosion and sediment control plan, must be submitted to the City, prior to
consideration of the Final Plat.
4. Receive written evidence from the County Sanitarian that it has been determined
that the lots can support an on-site waste disposal system prior to City Council
action on the Final Plat.
5. That comments received from the County Sanitarian shall be addressed prior to City
Council action on the Final Plat.
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6. That revised setbacks for Lot 2 shall be shown on the Final Plat, consistent with
building setbacks required by the Story County Zoning Ordinance.
7. That E 911 addresses shall be assigned by the Story County Planning and Zoning
Department and clearly defined on the face of the Final Plat.
8. That a condition shall be placed on the face of the Final Plat indicating that Lot 2
cannot be further divided.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for "Stage Coach Summit 2nd
Addition", with the stipulations described in this report.
2. The City Council can deny the Preliminary Plat for "Stage Coach Summit 2"d
Addition".
3. The City Council can approve the Preliminary Plat for "Stage Coach Summit 2"d
Addition", 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 the "Stage Coach Summit 2"d Addition", with the stipulations described
in this report.
Attachment
s:\Council Action Forms\County Subdivisions\Stage Coach 2"d Summit Add Preliminary Plat—04-09-02
7
Jesse Goff
3359 Stagecoach Road
Ames,Iowa 50010
• 515-291-7524
Stagecoach Summit Yd Addition
g -
February 13, 2002
TO: Ames City Clerk, Ames, IA
To Whom It May Concern:
This letter is to request a waiver of the requirement to install infrastructure to City
standards for subdivisions for the proposed subdivision submitted to you as Stage
Coach Summit- 3rd Addition. The property is located north and east of Ames within 2
miles of the city limits. It is bordered on the east by Stagecoach Road, on the west by
547"'Street and the north border lies several hundred feet south of Riverside Drive. The
land encompasses approximately 46 acres and the proposed development will add four
new residential lots within the area zoned"residential" to the existing one family house
at 3359 Stagecoach Road. The remaining 36 acres (approximately) will remain within
the"Agricultural-I" zoning and constitutes another"lot".The 4 new "lots"in the
residentially zoned area will each be approximately 1 acre in size. This is nearly
double the lot size-that county regulations suggest is needed for a house in a
residentially zoned area. These lot sizes will provide adequate room for lot owners to
build residential septic or mound systems for handling residential waste water.Each
Lots owners will have at least 150 feet of frontage on either Stagecoach Road or 547"'
Street so no interior roads are planned. The 4 Lots with frontage on Stagecoach road
and the existing residence will share 3 driveways providing access to Stagecoach Rd to
reduce traffic merging concerns. Since we will have no interior street we request a
waiver of the requirement to install street improvements including street curbs,
sidewalks, street lighting, or street trees. A restrictive covenant will be enforced to
control erosion and prevent sediment from moving into the lake on the property.and the
seasonal creek bed.-Stormwater is currently direccted into the lake and restrictive
covenants will be enforced to ensure that the lake continues to receive adequate water to
maintain the lake.
As I understand the city's long range development plan, there are no plans to install city
sanitary sewer, storm sewer or city water mains into the area north and east of the city,
or to annex this area of land that lies outside the current and planned city limits. The
lot size is such that no extension of city sewer lines is necessary for this site(mound or
septic systems will,suffice) and since the city has no plans to extend into this area for at
least the forseeable future, we request a waiver-of such a requirement for a subdivision,
as dictated by city code. Also the area is served by rural water providers and natural gas
services. Individual owners may also choose to drill their own wells. Therefore we also.
request a waiver of the requirement to extend city water mains into this subdivision.
. . . . . . . . . . . . . . . . . .1. . . . . . . .