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Home My WebLink AboutA001 - Council Action Form dated May 8, 2001 ITEM#: 01 3 DATE: 05/08/01 COUNCIL ACTION FORM SUBJECT: A RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR BLOOMINGTON HEIGHTS WEST, LOCATED EAST OF THE UNION PACIFIC RAILROAD, SOUTH OF THE CORPORATE LIMITS, WEST OF HYDE AVENUE, AND GENERALLY NORTH OF STONE BROOKE ROAD. BACKGROUND: The developers are requesting approval of a revision to the Conceptual Development Plan for Bloomington Heights, which is now being processed as a Preliminary Plat. So far there have been nine Final Plats approved for Bloomington Heights Subdivision. This Preliminary Plat represents the proposed layout for the remainder of the Bloomington Heights development. The Preliminary Plat for Bloomington Heights West includes a total of 46.58 acres and 134 single-family detached lots. The site is currently undeveloped. The developer is intending to develop the remainder of this site in five phases. The phase lines are shown on the Preliminary Plat. Land Use Policy Plan (LUPP). This Preliminary Plat is consistent with the Land Use Policy Plan designation of Low-Density Residential, which is a designation that allows all single-family and two-family residential uses that involve a gross density of four units or less per acre. This development will have a gross density of 2.9 units per acre. Zoning. This property is zoned a combination of RL (Residential Low Density) and RM (Residential Medium Densitv). Both zoning districts allow single family detached dwelling units as permitted uses. T; . refore, this subdivision is consistent with the existing zoning for the area. The RM zoning, which is located in the northwest corner of the site, originally was intended to be combined with a planned unit development overlay district to develop other housingtypes. The developer, however, has decided to develop the site entire) with Yp p p Y conventional single-family detached homes. Utilities. The utilities are adequate to serve the needs of this future development. Water: 8-inch water mains will be installed along the north and east sides of all the rights-of-way within the subdivision to the limits of the subdivision boundaries with the exception of the future Harrison Road right-of-way. Also an 8-inch main will be extended to the railroad right-of-way between Lots 98 and 99 so that it can be connected with an 8-inch water main in the Northridge Heights Subdivision. Sanitary Sewer: 8-inch sanitary sewer mains will be installed in the center of the rights-of-way of all streets within the subdivision to the limits of the of the subdivision boundaries except for the future Harrison Road right-of-way. Storm Water Management: Storm water management for quantity and quality is accomplished in a detention pond that is located in easements in the rear yards of Lots 13 -16 that are west of Hyde Avenue. Normally the storm water discharge rate from this development would be the amount that would occur during a 5-year storm intensity. The capacity of the existing storm sewer that will be used to drain the detention pond is less than the allowable rate of discharge. Therefore the detention pond has been enlarged to accommodate this difference. Storm water quality is addressed with an outlet structure that increases detention time for rainfall intensities that are less than the 5-year storm intensity. The increased detention times will allow many contaminates to settle to the bottom of the pond before being discharged to the storm sewer that drains the detention pond, and ultimately it will be discharged to Hallett's Quarry. Electric Service: This site can be adequately served with electricity. Street and Vehicular Access. Access to the subdivision will come from Welbeck Drive, Brickman Avenue, Westlawn Drive, and Hyde Avenue on the south; from Harrison Road on the east; and from Hyde Avenue on the north. In addition, when the property to the north is developed access into the subdivision will be available from Brickman Avenue extended north. Right-of-way has been reserved for a Harrison Road overpass over the Union Pacific Railroad tracks to connect with the segment of Harrison Road that is planned for the Northridge Heights Subdivision to the west. Therefore, eventually there will be a connection to the west for this subdivision. All of the internal streets in the subdivision are local streets with the exception of Hyde Avenue and Harrison Road. The local street widths are shown with a 26-foot width back to back of curb, and the right-of-way widths for the local streets are illustrated with a 55-foot width. Harrison Road is shown with a street width of 31-feet and a 66-foot right-of-way, which is consistent with the Ordinance requirements. Hyde Avenue, however, is shown with a 31-foot street and a 70-foot right-of-way. The developer may continue the 70-foot wide right-of-way through the subdivision since it is a continuation of the right-of-way width for Hyde Avenue to the south. The developer is responsible for the construction of all streets within the subdivision. The right-of-way has been reserved for the Harrison Road overpass over the Union Pacific Railroad in the future, however, the developer is not responsible for the costs of that project. The time at which this project will be accomplished has not been determined and the assignment of costs will be determined in the future. Driveway access for Lots 1, 12, and 13 shall be restricted to Harrison Road since they are corner lots with street frontage on two residential collector streets. Harrison Avenue should have the lower traffic volume and therefore should be the street with the driveways. The driveways for all other corner lots that have street frontage on either Hyde Avenue or Harrison Road and a local residential street shall be restricted to the local residential street. These driveway access limitations shall be noted on the Final Plats for each addition to this subdivision. 2 No parking is permitted on either side of Harrison Road and Hyde Avenue. On all other streets parking will be restricted to the south and east sides of the streets. Sidewalks will be installed on both sides of all streets. A bicycle path is planned along the north side of Harrison Road. The developer is responsible for the installation of this bicycle path. Cy-Ride will be extending a route along Harrison Avenue. Four transit stops are illustrated on the Preliminary Plat on the north and south sides of the street. The developer is responsible for the installation of each of these four transit stops. All of the street names are acceptable and do not duplicate other street names in the City. Street Tree Planting Plan. The developer has submitted a street tree-planting plan, as required by the Subdivision Ordinance for residential subdivisions. A combination of sugar maple and American Linden is proposed within the parking area. These trees will be planted approximately 40 feet on center with adjustment for driveways and intersection sight distances. Both trees are on the list of recommended trees to be planted in the public right-of way. The following stipulations should be placed on the approval of the Preliminary Plat for Bloomington Heights West Subdivision to assure that it will be developed consistent with the intent of the Subdivision Ordinance and other ordinances, adopted plans, and policies of the City of Ames. Note that three of the stipulations that went to the Planning and Zoning Commission have been resolved prior to this Preliminary Plat going forward to the City Council. They are the reduction in the width of local streets, a change to a street name, and a change to a tree species for the street planting plan. 1. The driveway access to Lots 1, 12, and 13 on the Preliminary Plat shall be restricted to Harrison Road, and for all other corner lots that have frontage on Hyde Avenue or on Harrison Road the driveways shall be restricted to the local residential street fronting the lot. These driveway restrictions shall be noted on the Final Plats for all phases of the subdivision. 2. Parking shall not be allowed on either side of Harrison Road and Hyde Avenue and parking shall be restricted to the south and east sides of all other streets. 3. The developer shall be responsible for the construction of an 8-foot wide bicycle path along the north side of Harrison Road. 4. The developer shall be responsible for the construction of the four transit stops along Harrison Road. 3 5. A Development Agreement shall be signed prior to the submittal of the Final Plat, documenting the responsibilities of the developer and the City in the development of this site. 6. The street tree planting plan shall be submitted with each Final Plat to assure that the subdivision is developed in accord with the attached plan. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission reviewed this request at their meeting of April 18, 2001. Approval of this Preliminary Plat was recommended with the following stipulations: 1. The right-of-way width for all the local residential streets shall be reduced to 55 feet on the Final Plats for all phases of the subdivision, and the street widths for all local streets shall be reduced to 26 feet. 2. The driveway access to Lots 1, 12, and 13 on the Preliminary Plat shall be restricted to Harrison Road, and for all other corner lots that have frontage on Hyde Avenue or on Harrison Road the driveways shall be restricted to the local residential street fronting the lot. These driveway restrictions shall be noted on the Final Plats for all phases of the subdivision. 3. Parking shall not be allowed on either side of Harrison Road and Hyde Avenue and parking shall be restricted to the south and east sides of all other streets. 4. The developer shall be responsible for the construction of an 8-foot wide bicycle path along the north side of Harrison Road. 5. The developer shall be responsible for the construction of the four transit stops along Harrison Road. 6. That a new name shall be chosen for Aberdeen Street to avoid confusion with the Aberdeen Street in Northridge Heights. 7. A Development Agreement shall be signed prior to the submittal of the Final Plat, documenting the responsibilities of the developer and the City in the development of this site. 8. The street tree planting plan should be amended to replace the white oak trees with another deciduous overstory tree recommended for planting in the right-of-way. 4 ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Bloomington Heights West Subdivision with the six stipulations above. 2. The City Council can deny the Preliminary Plat for Bloomington Heights West Subdivision. 3. The City Council can modify this request and approve the Preliminary Plat for Bloomington Heights West 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 Bloomington Heights West Subdivision with the six stipulations. The proposed subdivision with 134 lots for the development of single family detached homes is consistent with the requirements of the Subdivision Ordinance, the Zoning Ordinance, and the adopted plans and policies of the City, provided that the stipulations listed above are incorporated into the approval. Attachment 5 ■ s a•Mar a wur'M��r �.`• 10 1• � rn 99 s 1 t 99 '•, ,�: �,Ali[��,�';�=��t�`' :`.:. ,•:., � •'' _ .��'... i '•.... � i d'�\C" ■la i '� � Y � •i IL t a� � g ■ i � " 1 -' ■ y f . y a 5 s •`9t� ;4F s.y `� d � k w;�R 3� 2 tj� �� '••:� ,7� ■ * ��'. 70 V to lilt j r IM t 5r gyp � log hiff ar a twar .............. rn- .......... rn CZ) rn ■ .tto jig t J: .......j IT -ij ic 71 at! Ins IL ji rn lux U t 1 l 1 A z 11" 'PlliiT: I i i ■ i s a•M■r a war ■ s � � .... i i s i \ I i ... did ■ _ 21 IL La Jn r i ® � uit rnrn to 0 ............ 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