HomeMy WebLinkAboutA014 - Council Action Form dated August 12, 2003 ITEM #: 3gd
DATE: 08/12/03
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR KINYON-CLARK SUBDIVISION, GENERALLY
LOCATED NORTH OF TOP-0-HOLLOW ROAD, SOUTH OF ADAMS STREET AND THE
RESERVE SUBDIVISION, EAST OF THE STONE BROOKE DEVELOPMENT, AND
WEST OF WINDSOR OAKS SENIOR LIVING FACILITY AND CONTAINING
APPROXIMATELY 19.40 ACRES.
BACKGROUND:
The developers are requesting approval of a Preliminary Plat for a subdivision with 47 lots
to be developed under Suburban Residential zoning. The total gross acreage included in
this subdivision is 19.40 acres, and it is located north of Top-O-Hollow Road, South of
Adams Street and The Reserve Subdivision, east of the Stone Brooke Development, and
West of Windsor Oaks Senior Living Facility.
The developers are proposing 37 single-family detached lots and 10 single-family attached
lots. Lots 1-31 and 42-47 are proposed to be developed with single-family detached
residential units. Lots 32-41 are intended to be developed with single-family attached
homes. Development is to occur in two phases. The first phase will consist of Lots 1-41
and will include 31 single-family detached lots, and 10 single-family attached lots. The
second phase will constitute the remainder of the development, Lots 42-47.
The subject property is currently undeveloped with the exception of an existing
single-family detached home and several outbuildings in the southeast and southwest
portions of the site. The existing house will remain and the outbuildings will be removed at
the time of development of the phase in which they are located.
The surrounding land uses include single-family detached residential uses to the north and
south and single-family attached residential uses to the east and west. The Windsor Oaks
Senior Living Facility and a synagogue are also located to the east.
Concurrent with this request for approval of the Preliminary Plat is a request to approve the
rezoning of this property from "A" (Agricultural) and "RL" (Residential Low Density)to "F-S
RL" (Suburban Residential Low Density). A Master Plan for the development of this site is
included with the rezoning request.
ANALYSIS:
LAND USE POLICY PLAN (LUPP). The subject property is designated as "Village/Suburban
Residential" on the Future Land Use Policy Plan Map. In this case, the developers have
chosen to develop this site as a suburban residential development with low-density
residential base zoning. The proposed development is consistent with the LUPP
designation.
ZONING. The northern two-thirds of the site is currently zoned "A" (Agricultural), which is
the zoning that was applied to it when the property was annexed into the City. The
remainder of the site is currently zoned "RL" (Residential Low Density). Concurrently with
this request, the developers have submitted a rezoning request to rezone the site to
"FS-RL" (Suburban Residential Low Density). The proposed development will have a net
density of 3.93 dwelling units per acre. The proposed single-family attached and detached
uses are consistent with "FS-RL" zoning designation. The proposed lot sizes and
configurations are consistent with the proposed zoning designation.
UTILITIES. The utilities adjacent to this site will be adequate to serve the needs of this future
development.
Water.An 8-inch water main runs east and west along Adams Street. Additionally, a
12-inch water main runs east and west along Top-0-Hollow Road. The proposed
development will create a loop between these services, which is beneficial to the
City's water system. The subject property can be adequately served by municipal
water infrastructure.
Sanitary Sewer. A 12-inch sanitary sewer runs through the site. Proposed
infrastructure improvements can be adequately served by this existing sewer
infrastructure.
Storm Sewer.
Storm water management is provided in three forms: quantity management, quality
management, and silt and erosion control. The methods utilized for these three
forms of storm water management are detailed below.
Quantity Management.
Because this project is located in the lower one-third (1/3)of the watershed, it is
not necessary to provide quantity management on-site. However, a great deal of
storm water passes through this site via the east/west drainage channel located
near the middle of this site, which has raised concerns by area residents
regarding degradation of the existing channel.
Because of these concerns, Public Works Department staff is requiring, and the
developer is providing, storm water quantity management for this the storm
water that passes through this channel. This quantity management will be
provided through a special design of the headwall of the culvert that will be
constructed under Hoover Avenue. The headwall will be designed to allow
normal water flows (up to 5 year storm) to pass, but will retain a 50-year storm
event. This will slow down the flow of storm water as it leaves the site. Staff is
confident that this design will address the channel erosion concerns that have
been presented from some of the area residents.
2
Quality Management.
The design and development of the wetland area to the north of this site by the
City of Ames accounted for the storm water quality management for the subject
site. Therefore, the developer is not required to provide storm water quality
management on-site. Because this area is in a sensitive location, near the Ada
Hayden Heritage Park, riparian buffers, 20 feet wide, will be established on
either side of the east/west drainage channel that bisects the site. The riparian
buffers will provide an additional level of storm water quality treatment before the
water enters the City's wetland treatment area to the north.
Silt and Erosion Control.
The developer is proposing to install silt fencing in select locations along the
drainage channels on this site. In all other locations, the developer is proposing
to create berming on the low side of the lots, using the topsoil from the entire
site. The berms will be mulched and seeded to prevent silt and erosion from
leaving the site.
While this process for controlling silt and erosion is not new and is utilized in
other locations, it is new to Ames. Staff believes that the proposed process will
be successful. However, in the event that this process is not successful, the
developer is prepared to install typical silt fencing on the entire site. With this
understanding, staff is willing to accept the proposed silt and erosion control
plan.
Fire. The estimated fire response time to the subject area ranges from four to five
minutes. The City's goal is to have a fire response time of five minutes. The subject
area falls within the City's response time goal.
Electric. This site is in the service areas of the Ames Municipal Electric Utility. The
Ames Municipal Electric Utility can adequately serve the site.
STREET AND VEHICULAR ACCESS. The subject property will have access to Adams Street,
Top-O-Hollow, and Hoover Avenue. Hoover Avenue will be extended from the south of the
subject area, where Top-O-Hollow intersects existing Hoover Avenue, to Adams Street to
the north. The extension of Hoover Avenue will allow for the connection of Adams Street to
Top-O-Hollow Road, which will improve vehicular circulation, and enhance pedestrian
movement throughout this neighborhood.
The developer is also proposing the construction of two cul-de-sacs, Kinyon Court and
Karine Circle, extending eastward from the extension of Hoover Avenue. These
cul-de-sacs will provide access for Lots 10-21 and 42-47. The Zoning Ordinance and
Subdivision Regulations discourage the use of cul-de-sacs, except in the instance of
unusual physical or topographic conditions that make the use of a cul-de-sac an essential
means of providing street frontage and access. There are two drainage ways that extend
east/west through the subject property. Due to these drainage ways, it would be difficult to
3
construct a north/south street within the eastern portion of this site. The use of the two
cul-de-sacs allows for the efficient use and development of this property. Therefore, in this
instance, staff supports the use of the two proposed cul-de-sacs.
Staff has reviewed all of the street names for this subdivision and has found that all three
are acceptable names.
Sidewalks will be constructed on both sides of all the public streets. Construction of the
sidewalks is the responsibility of the developer, will be documented in the Development
Agreement, and will be secured (with a Sidewalk Agreement) with each final plat.
STREET TREE PLANTING PLAN. The developer has submitted a street tree-planting plan as
required by the Subdivision Regulations for residential subdivisions. Trees will be planted
in the right-of-way along both sides of Hoover Avenue, Kinyon Court, and Karine Circle.A
combination of Maple(Autumn Flame and Autumn Blaze Red), and Honeylocust(Skyline)
are proposed for street trees. These trees will be planted approximately 40 feet on center
with adjustment 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.
STIPULATIONS:
Staff believes that this Preliminary Plat can be approved subject to the following stipulation:
1. That a Development Agreement shall be prepared and signed by the developers
prior to the Preliminary Plat for Kinyon-Clark Subdivision being placed on the City
Council agenda for action. This agreement shall document the developers'and the
City's responsibilities and costs associated with the development of the
Kinyon-Clark Subdivision.
2. That the approval of the Preliminary Plat shall not become effective until the
rezoning of this property to "F-S RU is completed.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed the Preliminary Plat at their meeting of
August 6, 2003 and recommended approval with the following stipulations:
1. That a Development Agreement shall be prepared and signed by the developers
prior to the Preliminary Plat for Kinyon-Clark Subdivision being placed on the City
Council agenda for action. This agreement shall document the developers'and the
City's responsibilities and costs associated with the development of the
Kinyon-Clark Subdivision.
2. That the approval of the Preliminary Plat shall not become effective until the
rezoning of this property to "F-S RU is completed.
4
Since the Planning and Zoning Commission meeting of August 6, 2003, the Development
Agreement has been prepared, reviewed by staff and the developers, and is awaiting
signature by the developers. Staff anticipates that this agreement will be signed prior to
this Preliminary Plat being acted upon by the City Council. In the event this agreement is
not signed, staff will advise the City Council to table action on this Preliminary Plat
ALTERNATIVES.
1. The City Council can approve the Preliminary Plat for Kinyon-Clark Subdivision with
the stipulations listed above.
2. The City Council can deny the Preliminary Plat for Kinyon-Clark Subdivision.
3. The City Council can approve the Preliminary Plat for Kinyon-Clark Subdivision 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:
The proposed development of the Kinyon-Clark Subdivision is consistent with the goals
and policies of the Land Use Policy Plan. The subject area is an undeveloped infill area
that is ideally suited for residential development. Staff believes that the Preliminary Plat
represents the most effective method of developing in this area of the city.
It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
Preliminary Plat for the Kinyon-Clark Subdivision with the stipulation as recommended by
the Planning and Zoning Commission and the staff.
The City Council should understand that if the Development Agreement is not signed by
the developers prior to Council action on this Preliminary Plat, staff will advise that the
Council table action on this Preliminary Plat.
Attachment
5
li
/-kA.
To the Ames Planning and Zoning Commission:
Concerns about the Kinyon-Clark Development:
1. Will water runoff be adequately controlled?
(Water goes directly into the main storm sewer conduit for northern Ames, which
drains into the flood plain of the Hallett's Quarry lakes.)
2. Parking is inadequate.
(Almost no on street parking will be available -- apparently no extra off-street areas
either. Unlike Hoover and Northwestern, on street parking will not be allowed on
both sides.)
3. Cul-de-sacs are difficult for fire trucks and moving vans to maneuver around.
These concerns were brought to the attention of the developers and the city at the
June meeting at Somerset Village. I believe they are still relevant concerns that
need to be addressed.
Respectfully submitted,
Margaret Faden
Property owner
1511 Top-0-Hollow
RECEIVED
AUG 0 6 2003
CITY OF Aid S, IOWA
DEPT. OF PLANNING & HOUSING
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FOUND 3/4" R I r�RM INTAV[ SURVEY TAKEN ON 4/4/OS HOOVER AVENUE 26'B-B
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CGS THAT MAY INTERFERE W74�T""`"°"� MPT CITY OF AMES, IOWA ����D
DATE REVISION M DATE
PRELIMINARY PLAT/ MASTER PLAN FOX Engineering Associates, Inc.
KINYON - CIARK SUBDIVISION DESIGNED: JY0 5/03
1601 0e14-Up..Dori-,Sul% 103 PROJECT N0. DRAWN: SIRS 5/03
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KINYON & CLARK PROPERTIES A...,1-5001E
FRIEDRICH DEVELOPMENT CORPORATION .n 9 1 n..F I n 0 Phone 513 233-0000 CHECKED: SLR 6/O3
AMES, IOWA TAXI 919 233-0103 5180-038 LAST UPDATE: 7/29/03
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EROSION CONTROL
RA1u Rita LANDSCAPING - I - �P t The Contractor Is responsible for maintaining erosion control measures on the site until the completion o1 the project.
The Contractor shall prevent the offette migration of soils by wind, water and equipment. The slit fence Is the minimum
\ amount of *melon control provided;the Contractor may find the slit fence Is not adequate and additional measures are
required to prevent the offsNs migration of sails. Any additional erosion control measures shall be consldemd as an
extra. The berm placement should minimize the amount of emdlble surface directed towards the slit fence. Slit fence
shall be adequotely ma1.1.lned throughout the project by the Contractor. Slit fence maintenance will be required when
I •\ there Is S-9 Inches of sill stored by the slit fence. The Owner will Install a mailbox on the she to hold the eroslon
control plan and permit. The site shall be reviewed by the Contractor weekly and after any K of rain in 24 hours.
The Contractor shall make the necessary repairs offer thew Inspections to limit the erosion from the sNe,
` I 0 I I`• + Special Erosion Control Holes for Kinyon-Clark
Slit fence will not be Installed except in pmximlty of the amok and the event the following erosion control measures are
not followed. At the commencement of grading a soil berm shall be constructed from all topsail removed from the lot
1 .I and placed behind the grade line In the rear of the lot. The berm shall be graded and smoothod and seeded
V. r;, I Immediately with a cover crop o1 wheat or oats annual rye Is not allowed at the role of 2 bushels per wore. No
Permanent toed shall be placed. Slit fence will be placed behind the berm only when there Is grading between the
stream and the berm or If the berm falls. The tots will then be graded to completion. The front of the lots will be left
I — 1 lower than the curb to prevent erosion of soils from the front of the lot to the curb. Topsoil will NOT be reapplied of
R25' �t the completion of the grading. The disturbed area between the topsoil berm and the street will be mulched at the rate
of 2 tons of mulch per acre, fertilized and seeded with annual rye, wheat or oats at the rate of 2 bushels per acre with
N W CENTERLINE 1• w �' —M--- s Perennial rye of IM rah of 10 pounds per wan. The erodon earshot measures will be left in place to the completion
01 the house at which time the berm will be removed to provide topsoil for the lot and the she established with
OF HOOVER - permanent sesding. All permanent seeded will be mulched or hydrosoeded to prevent erosion of the black Topsoil or will
/ be sodded. The Engineer will review the site after completion of the grading and completion of the paving and will
` 1 — supplement the erosion control measure with of" fence as required. This project will have a contractor on call assigned
._IT. i 8-B • to place erosion control measures, seeding,and mowing In a timely manner of the request of the Engineer and the
Developer.
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j li I NEW INTAKE CONTOURS BASED ON TOPOGRAPHIC
I SURVEY TAKEN ON 4/4/03
it_A4 INTAAC
SCALE
CONVERT TO
t I ` TYPE IN OR RESPONSIBL ALL E FOR LOCATING AND EARE ONLY .POS"INO All
31' B BEGIN/ENb CROSSING UnUTIES THAT ANY INTERFERE WITH CONSTRUCTION BEFORE
S CURB _ CONSTRt1CrpN BEGINS. 0 50 1OO
DATE REVISION BY DATE
EN)
GRADING & EROSION CONTROL PLAN 3FOX Engineering Associates, Inc.
KINYON - CLARK SUBDIVISION FIX1901 Golden Aspen Drive,sun.103 PROJECT NO. DMWWSRS S/03
FRIEDRICH CONSTRUCTION a Ames.lose 50010
KINYON rk CIARK PROPERTIES "q 1.,,r I„q Pher,.:S1a 233-0000 CHECKED: SlA 5/03
AMES, IOWA rA11: 515 233-0103 5180-03A UST UPDATE: 7/2B/03
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LANDSCAPING
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(TYP.)
LANDSCAPING NOTES:
SYMBOL DESCRIPTION QUANTITY
77� 1
1 h AUTUMN FLAME MAPLE (1 1/4" CALIPER) 54
1 -
INTArF�
SKYLINE HONEYLOCUST (1 1/4" CALIPER) 46
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_•RIIA rza.q O AUTUMN BLAZE RED MAPLE (1 1/4" CALIPER) 12
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STREET TREE PLAN GA E REVISION ar DATEKINYON-CLARK SUBDIVISION FOX Engineering Associates• Inc. DESIGNED: JMG 5/03
1601 Gelden N-Dr1Fe,SMIIS 103 PROJECT NO.KINYON R CLARK PROPERTIES • P Ames,bee 50010 DRAWN: SRS s/O3
FRIEDRICH DEVELOPMENT CORPORATION e 1 e,,,I.y Phone'sty 273-0000 CHEp(E0: 51R 6/03
AMES, IOWA FAXI m5 233-0103 5180-038
LAST UPDATE: 7/29/03