HomeMy WebLinkAboutA001 - Council Action Form dated March 25, 2003 I
ITEM # 075
DATE 03/25/03
COUNCIL ACTION FORM
SUBJECT: REQUEST TO APPROVE THE PRELIMINARY PLAT FOR"ARMSTRONG'S
FOURTH ADDITION", LOCATED AT 2904 AND 2920 SOUTH DUFF AVENUE.
BACKGROUND:
Subdivision Proposal. The Developer is requesting approval of a Preliminary Plat for
"Armstrong's Fourth Addition", including approximately 4.68 acres, of which 0.11 acres is
part of the existing public right-of-way for South Duff Avenue.
The Preliminary Plat divides the subject property into four(4) lots, ranging in size from 0.67
acres to 2.34 acres. Outlot A, which includes 0.11 acres, is street right-of-way for South
Duff Avenue.
Commercial land use is proposed, consistent with the HOC (Highway-Oriented
Commercial) zoning for Lots 1, 2, and 3. Lot 4 is also zoned as HOC; however
multiple-family residential land use is proposed on this lot. A Land Use Policy Plan (LUPP)
Map Change and rezoning, to allow multiple-family residential on Lot 4, is presently under
consideration by the Planning and Zoning Commission.
Land Use Policy Plan (LUPP). The Preliminary Plat is consistent with the Land Use
Policy Plan Map designation of"Highway-Oriented Commercial".
The proposed subdivision is located inside the boundaries for the "New Lands — Existing
Residential"development area. On June 27, 2000, the City Council approved a change to
the LUPP Map for property that abuts the east boundary of this proposed subdivision. The
LUPP Map designation for the property east of this subdivision was changed from
"Highway-Oriented Commercial"to"High-Density Residential"to allow for the construction
of apartment buildings.
Zoning. The subject property is zoned as"HOC" (Highway-Oriented Commercial). There
is no minimum lot area for the HOC zone. The minimum lot frontage on a public street is
50 feet and the maximum building coverage is 50%. Land uses proposed for the lots in
this subdivision must receive approval of a Minor Site Development Plan, approved by City
staff. Special Use Permits are required for certain land uses.
Land to the north, south, and west are also zoned as "HOC". Land to the east is zoned as
"RH" (Residential High Density).
Existing Land Uses. A house, a detached garage, and a shed presently exist at 2904
South Duff Avenue on proposed Lot 1. A commercial building presently exists at 2920
South Duff Avenue, with portions of the building located on Lots 1, 2, and 4. This plat
would make this building non-conforming. Removal of the building must occur prior to the
issuance of building permits for any building on Lots 1, 2, or 4. Surrounding land to the
north, south, and west has been developed as commercial land. Apartment buildings have
been constructed on the land east of the proposed subdivision.
Utilities. The municipal utilities in the area are adequate, and can be extended to serve the
proposed subdivision.
Storm Water Management. The run-off control for this subdivision will be designed and
implemented within each proposed lot. Runoff will be controlled through on-site detention
at intakes, or in detention areas within each lot and conveyed to the street and storm sewer
system. The rate of runoff from the development is not allowed to increase above the
pre-development level of runoff.
Vehicular and Pedestrian Access. Vehicular access to the subdivision is from South Duff
Avenue for Lots 1 and 2 and from Crystal Street for Lots 3 and 4. No new street accesses,
or changes to existing street accesses for Lots 1, 2 and 3 will be permitted without approval
by the Iowa Department of Transportation (IDOT). The IDOT must also review site plans
for the development of each lot and approve the accesses for the proposed development,
prior to approval of each site plan by the City of Ames.
A study has been conducted by a traffic engineering consultant to analyze the affect of
traffic, generated by multiple-family residential land use, proposed for Lot 4, at the
intersection of Crystal Street and South Duff Avenue. The traffic impact study has
concluded that no additional traffic improvements would be warranted for this intersection.
The City of Ames Traffic Engineer concurs with the findings of this report.
Subdivision regulations require sidewalk to be installed along all street right-of-ways. The
Developer must install sidewalk along Crystal Street and along South Duff Avenue
adjacent to the subdivision. The Developers are requesting that the requirement for
sidewalk along the east side of South Duff Avenue, be waived by the City Council. Section
23.103(1) "Waiver/Modification", of the Subdivision Regulations reads as follows:
(1) Where, in the case of a particular subdivision, it can be shown that strict
compliance with the requirements of the Regulations would result in
extraordinary hardship to the Applicant or would prove inconsistent with the
purpose of the Regulations because of unusual topography or other conditions,
the City Council may modify or waive the requirements of the Regulations so
that substantial justice may be done and the public interest secured. Provided,
however, that such modification or waiver shall not have the effect of nullifying
the intent and purpose of the Regulations. In no case shall any modification or
waiver be more than necessary to eliminate the hardship or conform to the
purpose of the Regulations. In so granting a modification or waiver, the City
Council may impose such additional conditions as are necessary to secure
substantially the objectives of the requirements so modified or waived.
Staff believes the conditions necessary to approve a waiver of the requirement for sidewalk
along South Duff Avenue, have not been met, and the waiver should not be granted by the
City Council.
2
Fire. The estimated fire response time to the subject area is well within five (5) minutes. It
is the City Council's goal to have a minimum of 85% of the land area in Ames within a
maximum fire department response time of five (5) minutes. The new fire station north of
this subdivision on South Duff Avenue provides excellent fire coverage to this area of the
community.
Stipulations. The following stipulations should be placed on the approval of the
Preliminary Plat for Armstrong's Fourth Addition 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. No new street accesses, or changes to existing street accesses for Lots 1, 2 and 3
will be permitted,without approval by the Iowa Department of Transportation (IDOT).
The IDOT must also review site plans for the development of each lot and approve
the accesses for the proposed development, prior to approval of each site plan by
the City of Ames.
2. The building that presently exists at 2920 South Duff Avenue must be removed prior
to approval of a site plan for Lots 1, 2, or 4.
3. A Development Agreement, documenting the responsibilities of the Developer and
the City in the development of this subdivision, shall be signed prior to the approval
of the Final Plat by the City Council.
4. Waiver of the requirement for sidewalk along the east side of South Duff Avenue
requires City Council approval prior to approval of the Final Plat for Armstrong's
Fourth Addition.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of March 5,
2003 and approved the preliminary plat with the following stipulations:
1. No new street accesses, or changes to existing street accesses for Lots 1, 2 and 3
will be permitted without approval by the Iowa Department of Transportation (IDOT).
The IDOT must also review site plans for the development of each lot and approve
the accesses for the proposed development, prior to approval of each site plan by
the City of Ames.
2. The building that presently exists at 2920 South Duff Avenue must be removed prior
to approval of a site plan for Lots 1, 2, or 4.
3. A Development Agreement, documenting the responsibilities of the Developer and
the City in the development of this subdivision, shall be signed prior to the approval
of the Final Plat by the City Council.
4. Waiver of the requirement for sidewalks along South Duff Avenue requires City
Council approval prior to approval of the Final Plat for Armstrong's Fourth Addition.
3
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Armstrong's Fourth Addition,
with the stipulations described in this report.
2. The City Council can deny the Preliminary Plat for Armstrong's Fourth Addition.
3. The City Council can approve the Preliminary Plat for Armstrong's Fourth 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 approval of the
Preliminary Plat for Armstrong's Fourth Addition, with the stipulations described in this
report. The decision to approve this preliminary plat should not be construed as a
indication that the Planning & Zoning Commission and the City Council are prepared to
approve the change to the Land Use Policy Plan and possible resulting change to the
Zoning Ordinance that is currently under consideration.
Attachments
4
RECEIVED
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PRELIMINARY PLAT
STUMBO 4 ASSOGI ATES ARMSTRONG ' S FOURTH ADDITION Certification: I hereby cartlty that Me land alw•yayttq
daouaant as lua0arad and the r.letad survey—11 rr-rl— IS
TO AMES, STORY COUNTY, I OWA °y we "n°°r.y dIr` anon°'aa•arvl°'°°.nd that I.r° `• '�,a�'
tlul c sad L or and tM la of the State of Iowa.
LAND SURREY I NCB, I NG. om
PARCEL C AND A PART OF THE SWt/4. SEi/4 OF ¢ 8696 -
510 5. Ilth STREET,SUITE 102 AMES,IONA 50010 SEC. 14-83-24, CITY OF AMES, STORY COUNTY, IOWA. L cedes t°
PHONE 515-253-3689 FAX 515-233-4403 licana•renewal data 1°December 3 eoo.
SURVEY PREPARED FOR: JON CHESTER t+ ra► .icF'
JOB #15228PP DATE: 2/24/03 PAGE: 1 of 1