HomeMy WebLinkAboutA004 - Council Action Form dated May 28, 2002 ITEM #
DATE 05/28/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE REVISED PRELIMINARY PLAT FOR
"BLOOMINGTON HEIGHTS WEST SUBDIVISION", INCLUDING APPROXIMATELY
46.58 ACRES, GENERALLY LOCATED SOUTH OF THE CORPORATE LIMITS, WEST
OF HYDE AVENUE, NORTH OF BLOOMINGTON HEIGHTS SUBDIVISION, AND EAST
OF THE UNION PACIFIC RAILROAD RIGHT-OF-WAY.
BACKGROUND:
Applicant request. The Developer is requesting approval of a revised Preliminary Plat for
"Bloomington Heights West Subdivision" (a replat of Outlot `W' of Bloomington Heights Plat
9). On May 8, 2001, the City Council adopted Resolution No. 01-180, approving a
Preliminary Plat for Bloomington Heights West Subdivision, including 46.58 acres and lots
for 134 single-family detached dwellings. There have been nine Final Plats approved for
the Bloomington Heights development. This Preliminary Plat for Bloomington Heights
West Subdivision represents the proposed layout for the remainder of the Bloomington
Heights development.
The Developer is now proposing to subdivide the subject property into 88 lots for
single-family detached dwellings, ranging in size from 7,416 to 26,047 square feet, and 70
lots for single-family attached units, ranging in size from 2,904 to 3,622 square feet.
The Developer intends to develop the single-family detached portion of the subdivision in
three phases. The single-family attached portion of the subdivision will be developed in
three phases, independently of the phased development for the single-family detached
homes.
Land Use Policy Plan (LUPP). The Preliminary Plat is consistent with the Land Use
Policy Plan Map designation of Low-Density Residential for the single-family detached lots
and the designation of One- & Two-Family Medium Density Residential for the single-family
attached lots.
The proposed subdivision is located inside the boundaries for the "New Land-Existing
Residential" development area. This development area classification is intended to
delineate areas where existing lower, medium, and higher density land uses already exist.
Development of the subject property as single-family detached and attached residential is
consistent with the intent of the LUPP.
t
Land Use Policy Plan Density Ran e
LUPP Map LUPP Density Range Proposed Density
Designation (per gross acre (per gross acre
Low-Density Residential 4 units, or less 2.64 units
88 units on 33.35 acres
One- & Two-Family 4 to 6 units 5.29 units
Medium Density 70 units on 13.23 acres
The Land Use Policy Plan (LUPP) limits the density to a maximum of four (4) dwelling
units per gross acre for the single-family detached units in areas designated for Low
Density Residential land use. The area proposed for single-family attached units is
designated on the LUPP Map as One- and Two-Family Medium Density Residential, which
allows a gross density of four (4) dwelling units, but less than six (6) dwelling units per
acre.
Zoning. The subject property is zoned as RL (Residential Low Density). The developer
is requesting that the attached single-family portion of the proposed subdivision be rezoned
to F-PRD (Planned Residence District) floating zone.
Under F-PRD zoning, the developer is required to submit a Major Site Development Plan
for approval by the City Council as part of the approval of the rezoning. The request for
approval of a Major Site Development Plan and rezoning to F-PRD is being processed
concurrently with the Preliminary Plat.
Zoning Ordinance Maximum Densit
Zoning Map Max. Allowed Density Proposed Density
Designation (per gross acre (per gross acre
RL 4.00 units 2.64 units/acre for
(Residential Low-Density) s.f. detached dwellings
(88 units on 33.35 acres)
5.29 units/acre for
s.f. attached dwellings
70 units on 13.23 acres
As noted in the table above, the density proposed for 70 units of single-family attached
dwellings is 5.29 units per gross acre. This exceeds the maximum allowed zoning density
for RL of 4.00 dwelling units per gross acre, but meets the LUPP Map designation of One-
and Two-Family Medium Density Residential.
Therefore, to allow the proposed density of the single-family attached dwellings, it will be
necessary to rezone that portion of the proposed subdivision from RL (Residential Low
Density) to RM (Residential Medium Density), which allows a density range of four (4)to
fourteen (14) dwelling units per gross acre.
2
The Council will consider a separate action to initiate rezoning from RL(Residential Low
Density)to RM (Residential Medium Density) of the portion of the subdivision planned for
development as lots with single family bi-attached units. To allow the bi-attached units,
the F-PRD zoning designation must also be applied to the property, which is a separate
rezoning action by the City Council.
Existing Land Uses. The subject property includes agricultural land. The surrounding land
has been developed with a variety of residential land use, including single-family detached
dwellings to the south and single-family attached dwellings to the east across Hyde
Avenue.
Utilities. The municipal utilities in the area are adequate, and can be extended to serve
the proposed subdivision.
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.
Water Distribution. Eight-inch water mains are planned in all proposed street
right-of-ways for the subdivision. In addition, an eight-inch main will be extended to
the railroad right-of-way between Lots 59 and 60, to connect with an eight-inch
water main in the Northridge Heights Subdivision. All costs associated with these
water main improvements are the responsibility of the developer.
Sanitary Sewer. Eight-inch sanitary sewer mains are planned in all proposed street
right-of-ways for the subdivision. All costs associated with the sanitary sewer
improvements are the responsibility of the developer.
Storm Sewer. Storm sewer easements and mains, as well as surface water
flowage easements are proposed to control the storm water runoff generated by the
proposed development.
Storm Water 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.
Storm Water Quality Management. Several steps will be taken to insure that storm water
runoff does not impact Hallett's Quarry. Ultimately, the storm water will be treated in the
facility that will be constructed east of this area on City-owned land. On-site or sub-district
treatment of storm water is the preferred method for mitigation of the water quality impacts
to assure that the runoff which enters Hallett's Quarry lake is of good quality. In this
particular development, primary treatment of the storm water quality will occur on land in
the Bloomington Heights West Subdivision. Secondary treatment of the storm water will
occur on City-owned land in treatment facility SP-42, yet to be constructed.
3
A memo from the consulting engineering firm of Bonestroo, Rosene, Anderlik and
Associates, Inc., the consultant hired by the City to review the water quality treatment plans
for the proposed subdivision, states the following:
• "Analysis of the Ames Quarry watershed model shows that the wet volume of treatment
facility SP-42, (on City land) would need to be enlarged by about 1.2 acre-feet to
provide the additional treatment necessary to compensate for the under-sized facility
proposed for the Bloomington Heights West development. This is equivalent to about
a 7.5% increase in the total wet volume provided by the "pond" portion of that treatment
system."
The developers would be required to pay for the cost of increasing the total wet volume
of the treatment facility. The estimated cost would be $12,892. A stipulation for
approval of the Final Plat for Bloomington Heights West Subdivision should be payment
of$12,892 to the City of Ames to pay for the cost of increasing the total wet volume of
treatment facility SP-42 to accommodate treatment of storm water from the
Bloomington Heights West Subdivision.
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 storm water management infrastructure. Therefore, any
development that shall occur in the subject area must meet the requirements as deemed
necessary by the City of Ames.
A Storm Water Pollution Prevention Plan has been submitted with the Preliminary Plat for
"Bloomington Heights West Subdivision". The sequence of erosion control measures are
to be completed in three phases, as follows:
Phase 1: Site Grading. Prior to grading/utility construction, the erosion control contractor
(ERC) shall install perimeter silt fence as shown on the plan. A diversion ditch will be
constructed with silt fence every 200 feet to drain towards the permanent pond on the
bi-attached town house site.
Phase 2: Post Grading. Within 21 days, install interior silt fence and seed/mulch disturbed
areas. The utility contractor shall maintain silt fence, drainage swales, rock riprap and any
other erosion control devices previously installed. The silt fence must be cleaned when it
has lost 50% of its capacity, until permanent ground cover is established.
Phase 3: Building Construction/Lot Grading. Install silt fence downstream on the lot to
capture soil run-off. Respread basement excavation around the foundation and grade the
lot to match overall drainage patterns as shown on the site grading plans. (The City of
Ames is to be contacted for individual lot erosion control plan requirements.) Building
material wastes are to be collected and removed from the site.
4
f
General Erosion Control Notes.
Contractors. The Erosion Control Contractor (ERC) shall sign a certification statement
before conducting any professional services on-site relating to the National Pollutant
Discharge Elimination System (NPDES) permit.
Non-Storm Water Discharges. Water main flushing will be discharged into the storm sewer
system where, when discharged, it will encounter riprap soil protection, silt fence, and
vegetated swales.
Inspections. The ERC shall inspect and maintain disturbed area of the site that are not
final stabilized every seven calendar days and within 24 hours after rainfall that is 0.5
inches, or greater, inspect the site for evidence of, or the potential of, pollutants entering
the drainage system from stored materials.
Observe erosion and sediment controls to ensure they are operating correctly.
Inspect locations where vehicles enter or exit the site for evidence of off-site vehicle
tracking onto street pavement.
Inspect discharge locations to determine if the erosion control measures are achieving the
NPDES permit objectives.
Maintenance required as a result of the site inspection shall occur within seven (7)
calendar days of the inspection. An inspection report shall be prepared and maintained
as part of the prevention plan until project termination. The report shall contain the
following:
• Qualifications of inspection personnel;
• Scope of the inspection;
• Inspection observations and actions taken; and the
• Signature.
Streets 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; from Hyde Avenue on the north; and from West Wind Drive (a private street)
where it will connect to Hyde Avenue. In addition, if the property to the north is developed,
access into the subdivision will be available from Welbeck Drive and Crestmoor 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, there is right-of-way that will
serve as a potential connection to the west for this subdivision.
5
Internal public streets in the subdivision are local streets with the exception of Hyde
Avenue and Harrison Road. The local street widths are proposed at 26-foot width
back-to-back of curb, and a right-of-way width of 55 feet. Harrison Road is a minor arterial
route and is shown with a street width of 31 feet, and a 100-foot right-of-way. Hyde
Avenue, a collector road, is shown with a 31-foot street and a 70-foot right-of-way, which
is consistent with the Transportation Plan and Subdivision Ordinance requirements. 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.
Internal private streets will be constructed in the portion of the subdivision planned for
single family bi-attached units (townhomes). The private streets will be constructed at a
width of 24 feet back-to-back of curb. Maintenance of these private streets will be the
responsibility of the Homeowner's Association for the townhomes.
The driveways for all corner lots that have street frontage on either Hyde Avenue or
Harrison Road and a local residential street, or a private street, shall be restricted to the
local residential street , or the private street. These driveway access limitations shall be
noted on the Final Plats for each addition to this subdivision.
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 (8 feet wide) is planned along the north side of Harrison Road, and along
the east side of the Union Pacific Railroad right-of-way north from the overpass planned
for Harrison Road to the north boundary of the subdivision. The developer is responsible
for the installation of this bicycle path.
Cy-Ride will be extending a route along Harrison Avenue. Two 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 two transit stops.
Fire. It is the City Council's goal to have a minimum of 85% of the land in Ames within a
maximum fire department response time of five (5) minutes. The proposed subdivision is
located beyond a fire department response time of five (5) minutes.
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.
6
Stipulations. 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.
1. That the City Council shall concurrently approve an Ordinance to establish a PRD
overlay on the Official Zoning Map of the City of Ames, Iowa, for the portion of the
proposed Preliminary Plat that includes single-family bi-attached dwelling units.
2. That the City Council shall concurrently approve an Ordinance to change the base
zoning of the subject property from RL (Residential Low Density) to RM (Residential
Medium Density).
3. That the City Council shall concurrently approve a Major Site Development Plan for
the subject property, that is consistent with the Preliminary Plat.
4. 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.
5. 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.
6. The Developer is required to pay $12,892.00 for the cost of increasing the total wet
volume of treatment facility SP-42, on City property, for secondary treatment of the
quality of the storm water runoff from Bloomington Heights West Subdivision.
7. The driveways for all corner lots that have frontage on Hyde Avenue or on Harrison
Road shall be restricted to the local residential street fronting the lot, not Hyde
Avenue or Harrison Road. These driveway restrictions shall be noted on the Final
Plats for all phases of the subdivision.
8. 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.
9. The developer shall be responsible for the construction of an 8-foot wide bicycle path
along the north side of Harrison Road.
10. The developer shall be responsible for the construction of the two transit stops along
Harrison Road.
11. 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.
7
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this Preliminary Plat at their meeting of May
15, 2002 and approval was recommended with the stipulations described in this report.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Bloomington Heights West
Subdivision with the stipulations described in this report.
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.
MANAGER'S 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 stipulations described
in this report.
Attachments
S:\Council Action Forms\Preliminary Plats\Bloomington Heights West Preliminary Plat 05-28-02
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