HomeMy WebLinkAboutA003 - Council Action Form dated August 12, 2003 (large map not scanned) ITEM # Qlt7
DATE 08/12/03
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR SOUTHERN HILLS WEST SUBDIVISION,
GENERALLY LOCATED AT THE NORTHEAST CORNER OF NORTH LOOP DRIVE AND
AIRPORT ROAD.
BACKGROUND:
Subdivision Proposal. The Developer is requesting approval of a Preliminary Plat for
Southern Hills West Subdivision, including approximately 12.14 acres,of which 0.24 acres
is part of the public right-of-way for South Riverside Drive.
The Preliminary Plat divides the subject property, which consists of three existing parcels
(C, D, and E) into four buildable lots (Lots 1-4), one outlot (Outlot A), and one lot (Lot A).
Lots 1-4 range in size from 0.85 acres to 1.70 acres. Outlot A, which includes 6.09 acres,
consists of a Clear Zone Easement for the airport runways. This outlot is unbuildable due
to the location of the Clear Zone Easement. Lot A consists of 0.24 acres for South
Riverside Drive right-of-way. Lots 1 and 2 contain existing commercial buildings. Lots 3 and
4 are proposed for future commercial development, consistent with the HOC
(Highway-Oriented Commercial) zoning.
Land Use Policy Plan (LUPP). The Preliminary Plat is consistent with the Land Use
Policy Plan Map designation of"Highway-Oriented Commercial'.
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.
Existing Land Uses. As mentioned previously, there are existing commercial buildings
located on proposed Lots 1 and 2. The remainder of the site is currently undeveloped.
Surrounding land to the south, east, and west has been developed as commercial and
industrial land. U.S. Highway 30 exists to the north of the subject site.
Utilities.The municipal utilities in the area are adequate and can be extended to serve the
proposed subdivision.
Storm Water Management. A storm water management plan has been previously
completed for the Southern Hills Development of which these parcels are included.
Additional run-off control for this subdivision will be designed and implemented within each
proposed lot. Run-off 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
run-off from the development is not allowed to increase above the pre-development level of
run-off.
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Vehicular and Pedestrian Access. Vehicular access to the subdivision is from an existing
frontage road that has been constructed from South Riverside Drive to North Loop Drive.
No new curb cuts to Airport Road, South Riverside Drive, or North Loop Drive are being
proposed with this subdivision.At such time as development occurs on Lots 3 and/or4,the
developer may pursue relocating the existing curb cut from the frontage road onto Airport
Road, which is currently located adjacent to proposed Lot 1,further to the east to allow for
better vehicular circulation. Staff supports the relocation of this curb cut to the east.
There is an existing bike path along Airport Road that terminates east of the subject site.
The bike path does not extend along Airport Road adjacent to the subject property.
Pedestrians and bicyclists using this path typically continue westward along the existing
frontage road. There is not enough room to physically construct a sidewalk or bike path in
this location between the existing frontage road and Airport Road. Therefore, there is no
requirement that the developer construct a sidewalk or bike path in this location. As a
substitute for the construction of a bike path, an easement to the public that would provide
for a right to the:public to ride a bike or walk on the frontage road that extends along the
entire length of the property that is included in this plat is being provided to the City.
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 directly
east 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 Southern Hills West Subdivision 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. The Developer must provide an electric easement as indicated on the Preliminary
Plat.
2. No new additional curb cuts will be permitted onto Airport Road, South Riverside
Drive, or North Loop Drive.
3. Cross-access easements for vehicular movement and parking will be required with
the Final Plat.
4. The Developer must provide an easement to the public to allow for the continuation
of the bike path on the existing frontage road as part of approval of the Final Plat.
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RECOMMENDATION OF THE PLANNING &ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of August 6,
2003 and recommended approval of the Preliminary Plat with the following stipulations:
1. The Developer must provide an electric easement as indicated on the Preliminary
Plat.
2. No new additional curb cuts will be permitted onto Airport Road, South Riverside
Drive, or North Loop Drive.
3. Cross-access easements for vehicular movement and parking will be required with
the Final Plat.
4. The Developer must provide an easement to the public to allow for the continuation
of the bike path on the existing frontage road as part of approval of the Final Plat.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Southern Hills West
Subdivision, with the stipulations described in this report.
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2. The City Council can deny the Preliminary Plat for Southern Hills West Subdivision.
3. The City Council can approve the Preliminary Plat for Southern Hills West
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:
Staff believes that this Preliminary Plat request is consistent with the Land Use Policy Plan
and Highway-Oriented Commercial District requirements. Therefore, it is recommended
that Alternative-#1 be adopted. Alternative #1 is approval of the Preliminary Plat for
Southern Hills West Subdivision, with the stipulations described in this report.
Attachments
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