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HomeMy WebLinkAboutA001 - Council Action form dated February 10, 2004 ITEM # DATE 02/10/04 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR AMES MIDDLE SCHOOL 2003 SUBDIVISION, LOCATED AT THE NORTHEAST CORNER OF MORTENSEN ROAD AND DOTSON DRIVE, AND CONTAINING APPROXIMATELY 123.44 ACRES. BACKGROUND: The property owners are requesting approval of a Preliminary Plat for a subdivision with three (3) numbered lots for development, five (5) lettered lots for public street right-of-way, and two (2) lettered outlots for future development. The proposed Preliminary Plat is a subdivision of existing Parcels A, B, C, and D of Section 8, Township 83 North, Range 24 West of the 5th P.M., as created through previous Plats of Survey. The total gross acreage proposed to be included in the subdivision is 123.44 acres. The subdivision is located at the northeast corner of Mortensen Road and Dotson Drive. Land in the proposed subdivision is currently undeveloped agricultural land, with the exception of the extreme southwest corner of the site, which is being utilized as a Cy-Ride turnaround. College Creek extends east/west through the site. The land to the north contains existing and proposed single-family residential uses, as well as the existing Ames Middle School facility. The land to the east of the site, west of State Avenue, is owned by Iowa State University and is utilized for agricultural uses. The land to the east of the site, east of State Avenue, is owned by Iowa State University and is utilized for a cross-country running course. The majority of the land to the south, on the south side of Mortensen Road and north of U.S. Highway 30, is owned by Iowa State University and utilized for agricultural uses. A portion (approximately 53 acres)of the land to the south, on the south side of Mortensen Road and north of U.S. Highway 30, is currently being utilized for agricultural uses. However, this land was recently sold to a local development company and is being planned for future residential uses. The land to the west contains existing multifamily residential uses. ANALYSIS: Land Use Policy Plan (LUPP). The majority of the subject site is designated as University Affiliated on the Future Land Use Map in the Land Use Policy Plan (LUPP). The College Creek drainage way is identified as Greenway on the Future Land Use Map. The northwest corner of the site, north of College Creek, is identified as Low-Density Residential uses on the Future Land Use Map. The proposed Preliminary Plat of Ames Middle School 2003 Subdivision is consistent with the LUPP designation. Zoning. The proposed subdivision is zoned as "S-GA" (Government/Airport District). Properties included in this zoning district include land owned or related to uses by federal, state, county, school districts, or municipal governmental authorities. Although such governmental structures and uses enjoy a legal exemption from local zoning requirements, it is expected that such authorities will cooperate with the Department of Planning and Housing to encourage the development of standards that will be applicable to and compatible with the general character of the area in which this District is situated. The Ames Community School District has a long-standing history of cooperating with the City of Ames with regard to (re)development of the their property. The School District has cooperated fully with City staff regarding the middle school project. The proposed Preliminary Plat is consistent with the existing zoning. Lot Design. As stated previously, Ames Middle School 2003 Subdivision involves the creation of three (3) numbered lots for development, five (5) lettered lots for public street right-of-way, and two (2) lettered outlots for future development. The sizes of the proposed lots are listed below: Lot 1 114.31 acres Lot 2 0.55 acres Lot 3 2.57 acres Lot A 2.30 acres Lot B 2.13 acres Lot C 0.73 acres Lot D 0.16 acres Lot E 0.22 acres Outlot A 0.52 acres Outlot B 0.17 acres Lot 1 will be utilized for the construction of a new middle school for the Ames Community School District. As part of this proposed subdivision, an existing Cy-Ride turnaround, currently located in the southwest corner of the site, will be displaced due to the extension of Dotson Drive to Mortensen Road. Therefore, proposed Lot 2 will be conveyed to the City of Ames and a new Cy-Ride turnaround will be constructed on this lot. The relocation of the Cy-Ride turnaround will be at the developer's expense. Lot 3, located on the west side of the future extension of Dotson Drive, will be utilized for future residential development. Lots A through E will be dedicated to the City as right-of-way for public streets. Outlots A and B will be utilized for future residential development. All of the proposed lots meet the size requirement that is specified in the zoning districts for the area and have frontage on a public street. 2 Utilities. The utilities adjacent to this site will be adequate to serve the needs of this future development. Water. A 16-inch water main runs along the southern property line of the proposed subdivision in the Mortensen Road right-of-way. The developer will be required to extend an 8-inch water main northward from the 16-inch water main in Mortensen Road to the northern boundary of the site. The developer of the property to the north will be extending an 8-inch water main along Dotson Drive to the northern boundary of the subject site as part of the development of the property to the north. The applicant will extend an 8-inch water main along the front, as well as an 8-inch water main along the rear, of the proposed middle school building, within a 10-foot wide public water main easement. These mains will provide water service and fire protection to the proposed middle school facility. The 8-inch mains are of adequate size to meet the demand of the proposed land uses. Water infrastructure is of adequate size for fire protection. Sanitary Sewer. An 18-inch sanitary sewer main runs in an east-west direction through the site, along the College Creek drainage way. The developer will extend an 8-inch sanitary sewer service line from the existing main to the proposed middle school building for sanitary sewer service of the middle school building. The developer will also be responsible for extending an 8-inch sanitary sewer main from the existing main, southward along Dotson Drive approximately 350 feet to provide sanitary sewer service to proposed Lot 3. The sanitary sewer mains are of adequate size to meet the needs of future development in and around the proposed subdivision. As mentioned previously in this Action Form, there is a 53-acre site located directly south of the subject site that was recently sold by the Iowa State Foundation to a local development company and is being planned for future residential development. The existing sanitary sewer main along College Creek will provide sanitary sewer service to this 53-acre site. Therefore, the developer of the middle school property will be required to provide a 50-foot wide sanitary sewer easement extending from the existing sanitary sewer main to the south property line of the subject site. At such time as the 53-acre site is developed, sanitary sewer service will be extended to the site within this 50-foot wide easement. Additionally, the developer has agreed to provide a future sanitary sewer easement through the subject site from the existing main along College Creek to the property currently owned by Iowa State University at the northwest corner of State Avenue and Mortensen Road, at such time as it is needed in the future. 3 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. Proposed development of each lot within the subdivision will require the developer to obtain approval of a site plan and a storm water management plan, consistent with the approved subdivision improvements, prior to the issuance of zoning and building permits. Electric. The subject area falls within the City of Ames Electric Service Boundar y. 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. Fire Station Number 2 in Campustown provides excellent fire coverage to the subject area. Street and Vehicular Access. As proposed, the proposed middle school lot, Lot 1, will have one access drive from Mortensen Road and two access drives from Dotson Drive. The proposed Cy-Ride turnaround, Lot 2, will have access from Mortensen Road. Access to proposed Lot 3 will be provided from Dotson Drive. Outlots A and B will most likely be combined with adjacent property and further subdivided in the future. Access to these parcels could be provided via Dotson Drive or Cochrane Parkway. As part of this subdivision, the developer will construct Dotson Drive from Mortensen Road northward to the northern boundary of the subject site where it will connect to the future extension of Dotson Drive within the Southfork Subdivision. The applicant has prepared a traffic study forthis proposed subdivision and middle school construction. The traffic study indicates needed street improvements along Mortensen Road at the driveway access points and at State Avenue. All required improvements will be installed at the developer's expense. Sidewalks will be constructed on both sides of Dotson Drive and Cochrane Parkway. The Subdivision Ordinance also requires the installation of sidewalks on Mortensen Road and State Avenue adjacent to the subject site. The developer is proposing to install a 10-foot wide bike/pedestrian pathway, within a 15-foot wide easement, on the subject site in lieu of installation of the required sidewalks on Mortensen Road and State Avenue. The pathway would extend from State Avenue to Dotson Drive and provide access to the proposed middle school facility. Staff believes that the installation of the pathway, in lieu of the required sidewalks, is an acceptable alternative, as the pathway will provide better bicycle and pedestrian access for the children coming to the proposed middle school facility. Construction of the sidewalks and bike/pedestrian pathway is the responsibility of the developer, will be documented in the Development Agreement, and will be secured (with a Sidewalk/Bike Path Agreement) with the Final Plat. 4 Developer's Agreement.A Developer's Agreement is being executed with this subdivision to ensure that the necessary public improvements outlined above are installed in the appropriate time and manner. A Developer's Agreement must be executed and approved by City Council prior to the approval of the Final Plat by City Council. The Developer's Agreement will include, but is not limited to, the following: • Installation of water mains. • Dedication of street right-of-way for Mortensen Road, Dotson Drive, and South Wilmoth Avenue. • Construction of street improvements on Mortensen Road and/or State Avenue. • Construction of Dotson Drive. • Construction of sidewalks and/or pedestrian pathways. • Transfer of old Cy-Ride turnaround parcel from the City of Ames to the developer. • Transfer of Lot 2 from the developer to the City of Ames for the Cy-Ride turnaround. • Construction and maintenance (mowing and snow plowing) of Cy-Ride turnaround by the developer. • Provision of agreement between the developer and the property owner to the north indicating responsibilities for construction of Dotson Drive and all other infrastructure in the northwest corner of the site. • Granting a 50-foot wide sanitary sewer easement from the existing main along College Creek to the southern boundary of the subject site. • Agreement to provide a future sanitary sewer easement from the existing main along College Creek to the property owned by Iowa State University at the northwest corner of State Avenue and Mortensen Road. • Provision of temporary Fire/EMS/Police access to the athletic fields until Dotson Drive is completed. 5 STIPULATION: Staff believes that the Preliminary Plat for Ames Middle School 2003 Subdivision can be approved subject to the following stipulation: ■ That a Development Agreement shall be prepared and signed by the Developers prior to placing the Final Plat for Ames Middle School 2003 Subdivision 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 Ames Middle School 2003 Subdivision. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Ames Middle School 2003 Subdivision with the stipulation listed above. 2. The City Council can deny the Preliminary Plat for Ames Middle School 2003 Subdivision. 3. The City Council can approve the Preliminary Plat for Ames Middle School 2003 Subdivision, 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 Ames Middle School 2003 Subdivision, with the following stipulation: ■ That a Development Agreement shall be prepared and signed by the Developers prior to placing the Final Plat for Ames Middle School 2003 Subdivision 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 Ames Middle School 2003 Subdivision. COUNCIL ACTION: Attachment 6 �' TI ` WEST T Rp -x, � >, O`� Q �r � � ", .D � D •" to ME `TODD R ' Subject LE�TTIE ST', m fey' Y Area k P C � T 14 i� � a MO NSEN RD z c y, x ? 2 s 4 Location Map N Ames Middle School w E Preliminary Plat s 0 500 1,000 2'OFeet 0 Gm t rri F N 0°10 43' W 1,315 20 - P. O ZF4W N 0.24'02"w 1,36.40' M. { - m •* to o � 1 n�1[�L�y� cr OU tp 71 a �., Z T - .. .... l �- � � / 3� •Ii�\\?a9�+•�,\ Obi f 9_� 55- \y� B \gmNOA N V 0 - \ °a. co j 3�/ /. .. �` eN 0°27'39.,W I 654 22' P. 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