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Home My WebLink AboutA003 - Council Action Form dated March 23, 2004 (large maps not scanned) ITEM #: -1 �• DATE: 03/23/04 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR TAYLOR GLENN SUBDIVISION. BACKGROUND: The developers are requesting approval of a Preliminary Plat for a subdivision with 71 lots to be developed under Suburban Residential zoning. The total gross acreage included in this subdivision is 27.14 acres, and is located north of the Somerset Subdivision, south of Bloomington Road, east of Stange Road, and west of the railroad tracks. The developers are proposing 71 lots for single-family detached residential development and three Outlots to be utilized for open space and storm water detention areas. Development will begin on the south side of the subdivision and may occur in multiple phases. The subject property is currently undeveloped. The land to the north and south is developing as single-family attached, single-family detached, and multi-family residential uses.'A vacant lot and single-family detached residential uses border the subject site on the east side of the railroad tracks. The land to the west is currently undeveloped. Concurrent with this request for approval of the Preliminary Plat is a request to approve the rezoning of this property from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density). A Master Plan for the development of this site is included with the rezoning request. This Preliminary Plat is consistent with the Master Plan. 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 site is currently zoned "A" (Agricultural). As mentioned previously, concurrently with this request,the developers have submitted a rezoning request to rezone the site to "F-S RL" (Suburban Residential Low Density). The proposed development will have a net density of 3.78 dwelling units per acre. The proposed single-family detached uses are consistent with "F-S 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. There are two 8-inch water mains that run north and south along Stange Road and Kent Avenue. Additionally, a 16-inch water main runs east and west along Bloomington 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. 8-inch sanitary sewers run along Kent Avenue and Stange Road. Proposed infrastructure improvements can be adequately served by this existing sewer infrastructure. Storm Sewer. A storm water management plan has been prepared for the site.The site generally drains from the northeast to the southwest. Four on-site storm water detention areas will be provided in this subdivision. They will be located in: Outlots A and C, and in the rear of Lots 1, 2, 70, and 71. The detention areas are illustrated on the Grading Plan (Sheet 4 of the Preliminary Plat). The storm waterwill be detained in the proposed detention ponds and then conveyed to storm sewer mains located in Stange Road. Storm water will exit the development to the south and west. The rate of storm water run-off will not be increased above the pre-development rate of run- off. The developers also have submitted a storm water pollution prevention plan for this site, which is located on Sheet 2 of the Preliminary Plat drawing. Fire and Emergency Response. The estimated fire and emergency 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. Per the City of Ames Municipal Code, Appendix H, Sec. 2.5 (4.3): "The developer or owners will be served with underground primary and secondary cables in newly developed areas by paying the excess cost for the underground facilities compared to the current installation costs for an overhead system. The Utility installs and maintains such a system. No new subdivisions shall be served with overhead electric facilities." 2 Therefore, the developer will be responsible for the following items necessary to provide electric service to the Taylor Glenn Subdivision: 1) Extension of a main electric feeder into the area will be required. In addition to providing service to the Taylor Glenn Subdivision, this feeder will provide back-up capability to the Somerset Subdivision and future service to the remaining parcel of land west of Taylor Glenn. The new electric feeder will be located on the west side of Stange Road. It will connect the existing electric facilities along Bloomington Road to the electric facilities at the corner of Aspen Road and Stange Road. The cost to the developer (as calculated using the cost difference between overhead and underground construction methods) will be approximately $55,000. 2) In addition to the feeder extension listed above, service to the individual lots will also be required. Recent billing policy(which corresponds to the Municipal Code section listed above) has the developer being charged $350 per lot. The cost to the developer to provide service for each lot will be $24,850 (71 lots @ $350 ea). 3) Per the City of Ames Municipal Code, Sec. 23.403(13): The developer will reimburse the Utility the actual cost of installing street lighting systems (including poles, foundations, lights, conduits, wires, and bulbs) on dedicated public streets. The estimated cost to the developer will be determined once a light pole style has been agreed upon with the Utility. 4) Any relocation of existing electric facilities, as required by the developer's construction, will be at the developer's expense. These requirements will be documented in the Development Agreement. VEHICULAR AND PEDESTRIAN ACCESS. The subject property will have access to Stange Road and Kent Avenue. Kent Avenue will be extended northward from the Somerset Subdivision south of the subject area through the subject site. Two local streets, Dalton Street and Yorkshire Street, will intersect with Stange Road. The connections with Stange Road and Kent Avenue will provide for adequate vehicular access to the City's street network. The developer is also proposing the construction of two cul-de-sacs, Dalton Circle and Yorkshire Circle, extending eastward from the extension of Kent Avenue. These cul-de-sacs will provide access for Lots 10-18 and 36-40. 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. The existence of the railroad tracks to the east of the subject property and the existing location of Kent Avenue to the south make it difficult to develop the southeastern 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. 3 . i Staff has reviewed all of the street names for this subdivision and has found that all proposed street names are acceptable. Sidewalks will be constructed on both sides of all the public streets. The developer is also proposing to construct pedestrian pathways between Lots 5/6, 22/23, 31/32, and 48/62. Furthermore, the developer will also construct a bike path along the south side of Bloomington Road, adjacent to the subject site. Construction of the sidewalks and bike path 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. A Cy-Ride route is located on Stange Road. In orderto provide service to the Taylor Glenn Subdivision, Cy-Ride is requesting that a bus stop pad be constructed along Stange Road, adjacent to Lot 71. The developer has illustrated the bus stop pad on the Preliminary Plat drawing. Construction of the bus stop pad is typically the responsibility of the developer. This requirement will be documented in the Development Agreement and will be secured (with a bond or letter of credit) 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 all public streets. A combination of Maple (Norway, Sugar, and Black), and Ash (White and Green)are proposed for street trees. These trees will be planted approximately 50 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 stipulations: 1. That a Development Agreement shall be prepared and signed by the developers prior to the Final Plat for the first phase of the Taylor Glenn 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 Taylor Glenn 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 and Zoning Commission recommended approval of this Preliminary Plat at their meeting of March 17, 2004 with the stipulations listed above. 4 r s ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Taylor Glenn Subdivision with the stipulations listed above. 2. The City Council can deny the Preliminary Plat for Taylor Glenn Subdivision. 3. The City Council can approve the Preliminary Plat for Taylor Glenn Subdivision with modifications. 4. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: The proposed development of the Taylor Glenn 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 an effective method of developing this area of the city. It is recommended that Alternative#1 be adopted. Alternative#1 is a recommendation for approval of the Preliminary Plat for the Taylor Glenn Subdivision with the stipulations as outlined in this Action Form. 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