HomeMy WebLinkAboutA028 - Council Action Form dated May 10, 2005 ITEM #
DATE 05/10/05
COUNCIL ACTION FORM
SUBJECT: REQUEST TO WAIVE THE REQUIREMENT TO PAVE THE EXTENSION OF
SUNFLOWER AVENUE TO THE SOUTH PROPERTY LINE IN THE PROPOSED SOUTH
FORK THIRD ADDITION, WHICH IS LOCATED TO THE SOUTH OF THE WESTERN
EXTENSION OF COY STREET
BACKGROUND:
The Request fi a n pry $;Y¢ ( they Council`referredxto staff a,request towaiuehe;�
urequrrem;e to pave Sunflower;Avenue, south of�-the interse: t oic n with Goyim#reetfor as
e od"of two` ears-or. until.future develo ment`warrants the i7m. o�errient This paved
p� "b =y p
extension of Sunflower Avenue would require the construction of a hammerhead atthe end
of the street, or the location of a driveway within 25 feet of the southern terminus of the
street for turn around purposes. The developers have indicated that the two lots adjacent
to Sunflower Avenue would not be allowed driveway access to Sunflower Avenue. T
proposahf�om,the-develope_ra is-that they-would-dEdtcate the right=of�way to tfe Cindti
ag ee to post'i� bond fo' rth s tutU uI tU'im roveme� , iff7re u r d n lieu of constructing a paved.
lea -en street,they are proposing that they construct a paved pedestrian path that would
lead to the Ames Middle School playing field, which will be located to the south of this
development. The developers have stated that they believe the paving of the extension of
Sunflower Avenue would require a considerable expense with no benefit to the general
public or to any other development at this time.
The developers are requesting action on this waiver before they submit the final plans for
the Preliminary Plat for South Fork Third Addition.
Municipal Code. Chapter 23 of the Municipal Code includes provisions for the
subdivision of land in Ames and within two (2) miles of the corporate boundaries.
Section 23.103 addresses "Waiver/Modification." Subsection (1) reads-as follows:
Section 23.103 (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
purposes 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."
Section 23.403 addresses "Streets." Subsection (2) (a) reads as follows:
Section 23.403(2)(a). "Any subdivision for which a public street is necessary
requires the installation of a public street including curbs and gutters adequate to
serve all lots or parcels of land within the area to be subdivided. Streets shall be
installed with due regard to the present and foreseeable needs of the area to be
subdivided and to the location and capacity of existing streets. Streets shall be
installed at the subdivider's expense and be constructed according to requirements
of the City under the supervision of the Department of Public Works."
And Subsection (7) states the following:
"Dead End Streets: Dead-end streets shall not be permitted to be longer than 150
feet. However, when the street is planned to continue and ultimately provide
access to future adjacent subdivisions, then a temporary turnaround shall be
provided in the public right-of-way."
Subject Property. The proposed subdivision to be known as South Fork Subdivision
Third Addition is located south of Tripp Street, west of Village Drive and west of the
western terminus of Coy Street, and north of the Ames Middle School property. The waiver
location is that portion of Sunflower Avenue, south of the intersection of Sunflower Avenue
with Coy Street.
Staff Comments. Theprop-os6d„waiverainvolves the�construction7of the s565-Rextenston
to"Sunset Street, south of Coy Averiu This street extension-would terminate atthe{north;
:bo ndary ofthe Ames Middle School playing fields TT purpose ofi�thii street extensions.
to:.;pro�vid.e #afore access�to theschnol- property;=if-con'd7tioms change'on thatwite in=the
futures For the present, the street will provide a secondary access for safety and/or
emergencies that may occur in the playing field area. This street extension would also
provide an opportunity for driveway access from a low volume street for the two adjacent
lots.
Iadditiow:failure to,irrstalhthe streetat the time of`the developmenf ofi=fhe-subclivrsion-canes
c_r'e_ate=difficulties i4The future=withedjacentrproperty owner i-wwho ma—)�nof fu ly understand`
,thatFa street-could-be ffGilt 6 b en!,to_their-Homes -and xtended the=south:bringing
,traffic Tnto..tWneigKborhood`ki'—_Th st0Mi9 of-tl ie street putsFproperty_:owners.=__notice
that a street extension�to_.the=south has been planned,in th,isrlocation7,
The construction of this proposed street extension with a hammerhead for turn-round
purposes is consistent with City plans and subdivision policy to plan for future street
development into adjacent property. Staff does not believe that the construction of a
pedestrian walkway now, and the postponement of the construction of the street extension
for two years or until future development to the south warrants,would serve the City now or
in the future.
2
ALTERNATIVES:
1. The City Council can approve a resolution waiving the requirement to pave the
extension of Sunflower Avenue south of the intersection with Coy Avenue in South Fork
Subdivision Third Addition for a period of two years or until development to the south
warrants such extension.
2. The City Council can approve a resolution waiving the requirement to pave the
extension of Sunflower Avenue south of the intersection with Coy Avenue in'South Fork
Subdivision Third Addition by accepting dedication of right-of-way and accepting a
bond or cash for future construction of the street.
3. The City Council can deny the request to waive the requirement to pave the extension
of Sunflower Avenue south of the intersection with Coy Avenue in South Fork
Subdivision Third Addition.
4. The City Council can refer this issue back to staff and/or the applicant for additional
information.
CITY MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council accept Alternative#3,
which is denial of a request to waive the paving of SunflowerAvenue south of Coy Street in
South Fork Subdivision Third Addition.
COUNCIL ACTION:
�__AttacJsnent - f
3
c
CAF APPROVAL
SS BK_Y SL
JK JP
To be sent to:
Russ McCullough
Ev Cochrane & Associates
200 Stanton Avenue, Box 1099
Ames, Iowa 50014-1099
Ev COCHRANE . 200 STANTON,BOX 1099
AMES,IA 50014-1099
H.598-9000
& AssOCIATES . - FAX 598-9500
March 15, 2005
i �
AR
1 50
Honorable Mayor Ted Tedesco ,
City of Ames, IA
P.O. Box 811 CITJV CLERK:. n
Ames, IA 50010 -��
CITY_O AMEs,MA
Re: Southfork Subdivision-Plat Three
Dear Mayor Tedesco:
This letter will serve as our formal request to seek a Waiver of the time frame
allowed for installing public improvements of two years from the date of final plat
as specified in Section 23.409—Improvement Guarantees of the Subdivision_
Ordinance.
Specifically, we request that.the dead end paving of Sunflower Street
immediately south of the returns from the intersection with Coy Street be omitted
for a period of two years or until future development to the south warrants this
improvement. The dead end paving would require a paved hammerhead if
in now. The paving would involve considerable expense with no benefit to
the general public, our development, or to any other development at this time.
The two lots adjacent to this portion of Sunflower Street, (Lots #33 &'34), would
not be allowed driveway-access.to Sunflower. We would dedicate the right of
way to the City and agree to post a bond for this future improvement, if required.
In lieu of the paved dead end street, we suggest that a paved pedestrian path
leading to the field south of our development would better serve the public.
We have enclosed a layout of the area in question for your reference. We
respectfully request a response.to this letter as soon as possible.so that we may
proceed with the submission of final plans for the development.
Sincerely,
Russ McCullough
Attachment
c/c: Tom Stovie—Civil Design Advantage
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