HomeMy WebLinkAboutA003 - Council Action Form dated December 17, 2002 l
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ITEM # /7h
DATE 12/17/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE PRELIMINARY PLAT OF BLOOMINGTON
HEIGHTS WEST PLAT 2 (A REPLAT OF LOTS 13 THROUGH 38, OUTLOT `A' AND
OUTLOT `B' OF BLOOMINGTON HEIGHTS WEST PLAT 1), GENERALLY LOCATED
NORTHWEST OF THE INTERSECTION OF HYDE AVENUE AND HARRISON ROAD,
INCLUDING APPROXIMATELY 13.23 ACRES.
BACKGROUND:
Request. The developer is requesting approval of the Preliminary Plat of Bloomington
Heights West Plat 2 (A replat of Lots 13 through 38, Outlot 'A' and Outlot 'B' of
Bloomington Heights Plat 1), generally located northwest of the intersection of Hyde
Avenue and Harrison Road. This Preliminary Plat includes approximately 13.23 acres.
This Preliminary Plat is necessary to allow changes proposed to the lot sizes in the
Planned Residential Development (PRD) for Bloomington Heights West Subdivision.
Certain lots are proposed to be larger than originally approved to accommodate sunrooms
and/or decks on the back sides of townhomes. Other lot sizes have actually been
decreased. This then enables the amount of open space in the development to remain the
same.
Lot sizes are proposed with a minimum size of 2,824 square feet, and a maximum of 3,833
square feet. The approved Preliminary Plat includes lots that range in size from 2,904
square feet to 3,622 square feet.
The Preliminary Plat of Bloomington Heights West Plat 1 was approved by the City Council
on May 28, 2002. This Preliminary Plat includes lots for seventy (70) bi-attached single
family units.
Phasing Plan. The proposed PRD will be developed in three phases. Phase 1 (beginning
in 2002) includes the east twenty-six (26) lots; Phase 2 (beginning in 2004) includes the
middle twenty-two (22)lots; and, Phase 3 (beginning in 2006)includes the west twenty-two
(22) lots.
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.
Land Use Policy Plan (LUPP). The Major Site Development Plan is consistent with the
Land Use Policy Plan Map 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 residential is consistent with
the intent of the LUPP.
Land Use Policy Plan Density Ran e
LUPP Map LUPP Density Range Proposed Density
Designation (per gross acre (per gross acre
One- & Two-Family 4 to 6 units 5.29 units
Medium Density 70 units on 13.23 acres
Zoning. The subject property is zoned as "PRD-RM" (Planned Residence District-
Residential Medium Density). This property was rezoned from "RM" (Residential Medium
Density) to PRD-RM on June 25, 2002.
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 revised Major
Site Development Plan is being processed concurrently with the request for approval of this
Preliminary Plat.
Zo ing Ordinance Allowed Densit
Zoning Map Allowed Density Range Proposed Density
Designation (per gross acre (per gross acre
RM 4 to 14 units 5.29 units/acre for
(Residential Med.-Density) 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 falls within the range of density allowed for RM.
Utilities. The municipal utilities in the area are adequate, and can be extended to serve
the proposed development.
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 development is in place.
Water Distribution. Eight-inch water mains are planned along all proposed private
streets in the PRD . All costs associated with these water main improvements are
the responsibility of the developer.
Sanitary Sewer. Eight-inch sanitary sewer mains are planned along all proposed
private streets in the PRD. All costs associated with the sanitary sewer
improvements are the responsibility of the developer.
2
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. The storm water drainage system was approved as
part of the Preliminary Plat for Bloomington Heights West Subdivision. No changes
to this system are proposed as part of this revised Preliminary Plat.
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, as part of the Planned Residential
Development. Secondary treatment of the storm water will occur on City-owned land in
treatment facility SP-42, yet to be constructed.
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 storm water quality management proposal was approved as part of the
Preliminary Plat for Bloomington Heights West Subdivision. No changes to this
system are proposed as part of the proposed 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 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 was submitted with the Preliminary Plat for
"Bloomington Heights West Subdivision"; and was approved by Public Works
Department.
3
Streets and Vehicular Access. Internal private streets will be constructed in the PRD.
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 homeowners
association.
Sidewalks will be installed on both sides of all private streets.
A bicycle path (8 feet wide) is planned along the north side of Harrison Road, as part of
Bloomington Heights West Plat 2. The developer is responsible for the installation of this
bicycle path.
Cy-Ride will be extending a route along Harrison Avenue. A transit stop is illustrated on the
Preliminary Plat on the north side of Harrison Avenue next to this subdivision. The
developer is responsible for the installation of this transit stop.
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. Trees will be planted in
the right-of-way for Harrison Road and for Hyde Avenue, along the south and east
boundaries of the proposed subdivision. A combination of Sugar Maple and American
Linden are proposed for street trees. 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.
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 a revised Major Site Development
Plan for the subject property, that is consistent with the Preliminary Plat.
2. 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, bike paths,
and other public improvements in the proposed subdivision.
3. 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.
4
RECOMMENDATION OF THE PLANNING &ZONING COMMISSION:
The Planning&Zoning Commission reviewed this request at their meeting of December4,
2002 and approval of the Preliminary Plat was recommended with the stipulations
described in this report.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Bloomington Heights West Plat
2, with the stipulations described in this report.
2. The City Council can deny the Preliminary Plat for Bloomington Heights West Plat 2.
3. The City Council can approve the Preliminary Plat for Bloomington Heights West Plat
2 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 Bloomington Heights West Plat 2,with the stipulations described in this
report.
Attachments
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