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HomeMy WebLinkAboutA013 - Council Action Form dated December 23, 2003 ITEM # I DATE 12/23/03 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR GRAND ASPEN SUBDIVISION,2ND ADDITION(A REPLAT OF OUTLOT "A", GRAND ASPEN SUBDIVISION; AND PARCELS "T" AND "U" IN THE SW'/4 SW'/4, SECTION 11-83-24), LOCATED AT 405, 615,AND 917 SOUTH 16T" STREET, AND CONTAINING APPROXIMATELY 75.22 ACRES. BACKGROUND: The Developers are requesting approval of a Preliminary Plat for a subdivision with three (3) proposed outlots (Outlots A, B, and C). The total gross acreage proposed to be included in the subdivision is 75..22 acres. The subdivision is located on the north side of South 16th Street, between the Ames Christian School and the K-Mart development, including a portion of Cold Water Links Golf Course, at 405, 615, and 917 South 16th Street. The proposed subdivision will replat Outlot "A" of Grand Aspen Subdivision, and existing Parcels "T" and "U", which were created through a Plat of Survey. The total area of the proposed subdivision includes a total of approximately 75.22 acres. Land in "Outlot C" of the proposed subdivision is currently used as a golf course. Land in "outlots A and B" is presently an agricultural undeveloped use. Land to the north of the subject site is used as a golf course.To the east of the proposed subdivision is commercial land use. South, across South 16th Street, is an office park, multifamily residential uses, and vacant agricultural land planned for multiple-family residential development. To the west of the proposed subdivision is the Ames Christian School and vacant land owned by the City of Ames. The Developerwishes to plat the subject property as"outlots"at this time,forthe purposes of ownership. Under City of Ames regulations, an outlot is an unbuildable lot. Therefore, prior to any further construction on any of these outlots,the property owner must replat the lots into buildable lots. A Development Agreement is being executed with this subdivision to ensure that the necessary public improvements are installed in the appropriate time and manner. A summary of the contents of the Development Agreement follows: • The property is being platted as three outlots as a temporary transitional phase in the development and further platting of the site. o The City will not issue any building permits and no development will occur on any part of the site that is platted as an outlot until such time as the said outlot is replatted into buildable lots. i l • The property owners grant to the City a street easement for the future construction of Grand Avenue through the site. o The easement will be 80 feet wide extending from South 16th Street on the south to the northern boundary of the site. o A 10-foot wide slope easement on both sides of the 80-foot wide street easement will be provided from a point 300 feet north of South 16th Street to the northern boundary of the site. o At such time as proposed Outlot A is replatted,.the property owner will convey, in fee title, the area of the Grand Avenue street easement located within proposed Outlot A, to the City of Ames without cost to the City. • At such time as proposed Outlot A is replatted, the property owner shall be responsible for the following, with respect to Grand Avenue: o Construct the street improvements for a two lane street extending from South 16th Street along the south line of the site, northward 300 feet. o Street improvements for a two lane street extending northward from a point 300 feet north of South 16th Street along the south line of the site, to the north line of proposed Outlot A shall be done by special assessment. The special assessment will not be done until such time as Grand Avenue is extended south to the north line of Outlot A. o At such time as this segment of Grand Avenue is constructed, the property owner shall convey fee title to the City, in exchange for just compensation, the street easement area located within proposed Outlot C. • At such time as either proposed Outlot A or Outlot B is replatted, the property owner shall be responsible for the following, with respect to South 16th Street: o Convey to the City fee title to a strip of land that is 10 feet wide and 726.58 feet long abutting the south line of the site for public right-of-way. o Construct a street lane to the standards of the City in accordance with plans and specifications approved by the City. o Construct a bicycle path along the south line of the site, in accordance with plans and specifications approved by the City. • There shall be no access to the site from South 16th Street, except at a point located directly across from, and aligned with Golden Aspen Drive. • There shall be no access to the site from Grand Avenue, except: o A single street or driveway providing access to proposed Outlot A and Outlot B, intersecting with Grand Avenue from the east and west, at a location 300 feet north of South 16t" Street. o A driveway providing access to the existing golf course clubhouse, located on the east side of Grand Avenue, approximately 419.99 feet north of South 16th Street. Land Use Policy Plan (LUPP). The land on the west half of the proposed subdivision (917 South 16th Street) is designated as "Residential High Density" (south half) and "Environmentally Sensitive Land" (north half) on the Future Land Use Map. The remainder of the subject site is designated as "Highway Oriented Commercial' on the Future Land Use Map. The proposed Preliminary Plat of Grand Aspen Subdivision, 2"d Addition, is consistent with the LUPP designation. 2 Zoning. The western half of the proposed subdivision (917 South 16th Street) is zoned "RH" (Residential High Density). The remainder of the site is zoned "HOC" (Highway Oriented Commercial). The proposed lot sizes and configurations are consistent with the existing and proposed zoning designations. Lot Design. As stated previously, Grand Aspen Subdivision, 2nd Addition involves the creation of three outlots. The sizes of the proposed lots are listed below: Outlot A 17.69 ac Outlot B 13.00 ac Outlot C 44.54 ac Total 75.23 ac Utilities.The utilities adjacent to this site will be adequate to serve the needs of this future development. Water. A 12-inch water main runs along the southern property line of the proposed subdivision in the South 16th Street right-of-way. The main in South 16th Street is of adequate size to meet the demand of future commercial and/or high-density residential land uses. Water infrastructure is of adequate size for fire protection. Sanitary Sewer. A 54-inch main runs in an east-west direction through the subject site, approximately 440 feet north of the southern boundary of the site, and an 8- inch main runs along the southern property line of the proposed subdivision in the South 16th Street right-of-way. These sanitary sewer mains are of adequate size to meet the needs of future development in the proposed subdivision. Storm Sewer. Future development of the proposed subdivision will require that storm water run-off be collected and controlled through a system of surface drainage, subsurface sewers, and storm water detention areas. The rate of storm water run-off cannot exceed the pre-development rate of run-off. As mentioned earlier, prior to any further development or construction on the subject site, the developer will be required to replat the site. Additionally, site plan approval will also be required prior to any construction on the site. Any site plan review will require approval of a storm water management plan, prior to the issuance of zoning and building permits. Electric. The subject area falls within the City of Ames Electric Service Boundary. The site can be adequately and efficiently served by municipal electric services. Fire. The estimated fire response time to the subject area is well within five (5) minutes. The City's fire response time goal is to have 85% of the land area of the city within a response time of five (5) minutes or less. The new fire station on South Duff Avenue provides excellent fire coverage to the subject area. 3 Street and Vehicular Access. As mentioned previously, the proposed outlots in the Grand Aspen Subdivision, 2"d Addition, will have limited access to South 16th Street and Grand Avenue. Access to South 16th Street shall only be permitted at one point, directly across from, and aligned with, Golden Aspen Drive. Access to Grand Avenue shall only be permitted to the east and west at a point 300 feet north of South 16th Street and to the east at a point 419.99 feet north of South 16th Street. Typically, the public improvements (i.e. to South 16th Street and construction of Grand Avenue) are installed, or secured through a financial instrument, at the time of the subdivision. However, as mentioned earlier, the property owner is simply subdividing the property for ownership purposes. The proposed outlots must be replatted prior to any development on the subject site. The public improvements will be required at such time as the outlots are replatted.These improvements and requirements have been documented in the Development Agreement discussed previously in this report. Street Tree Planting Plan. Since proposed Outlot A is residentially zoned,the developer is required to submit a street tree-planting plan to meet the Subdivision Regulations for residential subdivisions. Aspen trees will be planted in the right-of-way along South 16th Street and Grand Avenue at this location. The Aspen trees will be planted in groupings at a distance of approximately 100 feet between grouping of trees. Adjustments are to be made for driveways and intersection sight distances. The proposed trees are on the list of recommended trees to be planted in the public right-of way, and will continue the pattern of street trees already established in the Aspen Business Park development to the south of this proposed subdivision. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission recommended approval of this Preliminary Plat at their meeting of December 17, 2003 with the following stipulation: 1. That the Development Agreement shall be signed by the Developers prior to placing the Final Plat for Grand Aspen Subdivision, 2"d Addition on the City Council agenda for action. This agreement shall document the Developer's and the City's responsibilities and costs associated with the development of the Grand Aspen Subdivision, 2"d Addition. 4 ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Grand Aspen Subdivision, 2nd Addition. 2. The City Council can deny the Preliminary Plat for Grand Aspen Subdivision, 2nd Addition. 3. The City Council can approve the Preliminary Plat for Grand Aspen Subdivision,2nd Addition with modifications. 4. The City Council can postpone action on this request and refer it back to City staff and/or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the Preliminary Plat for the Grand Aspen Subdivision, 2nd Addition. Attachment 5 J- SS CAF APPROVAL h1✓ BK SL JK4 JP To be sent to: Scott Renaud FOX Engineering 1601 Golden Aspen Drive, Suite #103 Ames, Iowa 50010