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Home My WebLink AboutA015 - Council Action Form dated November 12, 2002 - large map not scanned ITEM #: ✓2 Z DATE: 11/12/02 COUNCIL ACTION FORM SUBJECT:RESOLUTION TO APPROVE THE PRELIMINARY PLAT FOR WESTWOODS PLAT 3, LOCATED AT 2226 AND 2227 229T" PLACE, CONTAINING APPROXIMATELY 27.19 ACRES, OUTSIDE THE CITY'S CORPORATE LIMITS IN BOONE COUNTY,AND WITHIN THE TWO-MILE JURISDICTION OF THE CITY OF AMES. BACKGROUND: The Request. The property owner is requesting approval of a Preliminary Plat for Westwoods Plat 3, located 2226 and 2227 229th Place, containing approximately 27.19 acres. The Preliminary Plat divides four (4) existing lots into 10 new lots. Location. The subject property abuts the north right-of-way of U.S. Highway 30, where 230th Street (West Lincoln Way) and Highway 30 merge. The proposed subdivision is located within two miles of the Ames corporate limits, in Boone County, and therefore is subject to the subdivision regulations of the City of Ames. Description. The proposed subdivision is described as: A re---subdivision of Lots 3, 5, 6, & 7 of Westwoods Plat 2, Boone County, Iowa. Re--platting Proposal. The owners of land in Westwoods Plat 2, propose to re-subdivide four (4) of the existing seven (7) lots, as follows: • LOT 3, PLAT 2: Includes 3.42 acres. • Proposed to be re-subdivided into two (2) lots, as follows: • Lot 9, Plat 3: a 1.42-acre lot; and, • Lot 10, Plat 3: a 2.00-acre lot. • LOTS 5 &6, PLAT 2: Includes 8.60 acres in Lot 5, and 6.88 acres in Lot 6. • Proposed to be re-subdivided into four (4) lots, as follows: • Lot 5, Plat 3: a 3.88-acre lot; • Lot 6, Plat 3: a 3.87-acre lot; • Lot 7, Plat 3: a 3.86-acre lot; and, • Lot 8, Plat 3: a 3.86-acre lot. • LOT 7, PLAT 2: Includes 8.29 acres. • Proposed to be re-subdivided into four (4) lots, as follows: • Lot 1, Plat 3: a 2.10-acre lot; • Lot 2, Plat 3: a 2.07-acre lot; • Lot 3, Plat 3: a 2.06-acre lot; and • Lot 4, Plat 3: a 2.06-acre lot. Review by Boone County. The Boone County Planning and Zoning Commission has approved the Preliminary Plat. The meeting date for consideration by the Boone County Board of Supervisors has not been determined, pending the receipt of additional information. The Boone County Board of Supervisors will not take action on a Final Plat for this subdivision until such time that the Ames City Council has approved the Final Plat. Boone County Zoning. The Boone County zoning designation on the property proposed for re=platting is "C-1" (Commercial). There is no minimum lot area required for land zoned as C-1 (Commercial). 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, commercial, or industrial expansion. Areas planned for 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." 2 Waiver Granted by City Council. On June 11, 2002, the City Council passed Resolution No. 02-329, approving a request for the waiver of the subdivision improvement requirements of the subdivision regulations for this proposed subdivision, with the stipulation that the property owners must waive their rights to object to future assessments for public improvements including, but not limited to: street paving, bicycle paths, sidewalks, and utility improvements. Streets. The Final Plat of Westwoods Plat 2, as approved by the Boone County Board of Supervisors in 1996, includes a public access and utility easement (80 feet wide) across Lots 3, 4, 6, and 7, which serves as the means for vehicular access to these lots. Lot 5 was platted with a public utility easement, but with no easement for public access. Boone County accepts the public access and utility easement as a"public street". Boone County does not own, nor repair and maintain "public streets", only "county streets". The access easements are privately owned, and the maintenance of the roadway is the responsibility of the Westwoods Subdivision Property Owner's Association. The City of Ames requires a minimum right-of-way width of 66 feet to serve a commercial development. The proposed public access and utility easement (80 feet wide), which Would serve all lots in the proposed subdivision, meets the minimum standard for public right-of-ways in commercial subdivisions, as required by the City of Ames. Utilities. The proposed subdivision does not include any public water and sanitary sewer service. Water. The developer is proposing to use rural water infrastructure, provided by Xenia Rural Water District, 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. To serve the proposed subdivision with municipal water service would require that a water main, meeting the design and specifications of the City of Ames,would need to be extended along West Lincoln Way, a distance of more than two (2) miles east of the proposed subdivision. Further, since the property in question is not inside the corporate limits, municipal water infrastructure would not be extended without annexation. Sanitary Sewer. The developer is proposing individual septic systems to provide sanitary sewer service for the development. The proposed are of a size that is adequate 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 this watershed. 3 To serve the proposed subdivision with municipal sanitary sewer services would require that a sanitary sewer main, meeting the design and specifications of the City of Ames, would need to be extended from College Creek at the west side of Bentwood Subdivision, a distance of more than two (2) miles east of the proposed subdivision. Further, since the property in question is not inside the corporate limits, municipal water infrastructure would not be extended without annexation. Stormwater Management. Stormwater on the subject property flows to the southeast, toward U.S. Highway 30. Grading of the site will occur for the existing public access and utility easement and for driveways, parking lots, and a pad site for each proposed building. Stormwater will continue to flow to the southeast, 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 Boone County. Electric. This site is in the service area of Alliant Energy. Emergency Response. The City of Ames acts as a second response to the fire services that cover the fringe areas of Ames. The Kelley 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 potentially decreases. Medical services would be provided to the subject property by either the Boone County Public Hospital, in the city of Boone, or by Mary Greeley Medical Center(MGMC), in Ames, depending upon which hospital was contacted for assistance. Increased rural development creates the potential for an increased demand on the emergency medical response service from MGMC. In the event that would occur, there could be a need to increase the emergency capacity at MGMC. Stipulation. Staff recommends thatthe following stipulations be placed upon the approval of the Preliminary Plat for Westwoods Plat 3 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: • 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. 4 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission reviewed this request at their meeting of October 16, 2002 and approval of the Preliminary Plat was recommended with the following stipulation: • 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. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Westwoods Plat 3, with the following stipulation: • 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. 2. The City Council can deny the Preliminary Plat for Westwoods Plat 3. 3. The City Council can approve the Preliminary Plat for Westwoods Plat 3, 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 approval of the Preliminary Plat for the Westwoods Plat 3, with the following stipulation: • 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. Attachment s:\Council Action Forms\County SubdivisionsMestwoods Plat 3 Preliminary Plat- 11-12-02.doc 5 c W aQ•.- �J � Q, 21 St. af O m Z F RT .` 220th St: m Subject Area4-1 TC 3 v .<'-�• tom' � Limit ¢ i O , r CO Lk f �_. t r ..�f._ ... _- 11 _. Location Map N 1 0 1 Miles CAFAPPROVAL SS BK SL JK. JP To be sent to: Leon Wuebker 53568 180" Street Gilbert, Iowa 50105