HomeMy WebLinkAboutA001 - Council Action Form dated July 13, 2004r
ITEM #:
DATE: 07/13/04
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR ASPEN RIDGE SUBDIVISION.
BACKGROUND:
The developer is requesting approval of a Preliminary Plat for a subdivision to be
developed under "PRD" (Planned Residence District) Zoning. The total gross acreage
included in this subdivision is 13.00 acres and is located at the northeast corner of South
16th Street and the future extension of Grand Avenue.
The developer is proposing 62 lots for single-family attached residential development and
one Outlot to be utilized for private streets, open space, and storm water management
areas. Development will begin on the east side of the subdivision and may occur in
multiple phases.
Concurrent with this request for approval of the Preliminary Plat is a request to approve the
rezoning of this property from "RM" (Residential Medium Density)to "F-PRD". A Major Site
Development Plan for the development of this site is included with the rezoning request.
This Preliminary Plat is consistent with the Major Site Development Plan.
ANALYSIS:
EXISTING LAND USE. The 13.00-acre subject property is currently undeveloped. Coldwater
Links Golf Course is located to the north of the subject property. The K-Mart shopping
center is located directly to the east of the subject property. To the south of the subject site
is the Aspen Business Park and Pheasant Run apartment complex. Undeveloped land,
zoned "RH" (Residential High Density) is located directly to the west of the subject site —
west of the future extension of Grand Avenue.
LAND USE POLICY PLAN (LUPP). On March 3, 2004, the Planning and Zoning Commission
recommended to change the LUPP Map designation for the subject property from "HOC"
(Highway-Oriented Commercial)to"RM". On March 23, 2004, City Council agreed with the
Commission's recommendation and changed the subject area to "RM". This Major Site
Development Plan and rezoning request to F-PRD are consistent with the recent action to
change the LUPP designation.
ZONING. The subject property is currently zoned "HOC". On April 21, 2004, the Planning
and Zoning Commission recommended approval of a rezoning request for the subject
property from "HOC"to "RM". On May 25, 2004, the City Council approved the rezoning to
"RM" on first reading. The rezoning of the subject site to "RM" is the first step toward the
approval of a Planned Residence District development. The developer is now proceeding
with the rezoning request for the subject area from "RM"to"F-PRD"floating zone. Under F-
PRD zoning, the developer is required to submit a Major Site Development Plan for
approval by the City Council as part of the approval of the rezoning.
f i
The "F-PRD" is intended to provide for development of a variety of innovative housing
types, including: attached and detached dwellings, zero lot line detached housing,
clustered housing development, residential condominiums and innovative multiple family
housing projects. In all instances, development that occurs in areas zoned "F-PRD" shall
include integrated design, open space, site amenities, and landscaping that exceed the
requirements that exist in underlying base zone development standards. Property
developed according to the F-PRD floating zone requirements shall create a development
pattern that is more aesthetic in design and sensitive to the natural features of the site and
to surrounding uses of land than would customarily result from the application of base zone
requirements.
UTILITIES. The utilities adjacent to this site will be adequate to serve the needs of this future
development.
Water. There is a 12-inch water main that runs east and west along South 16t'
Street. The developer will extend 8-inch water mains into the site to serve the subject
property. The proposed development can be adequately served by existing and
proposed municipal water infrastructure.
Sanitary Sewer. An 8-inch sanitary sewer main runs east and west along the
northern boundary of the subject site. The developer will extend 8-inch sanitary
sewer mains into the site to serve the subject property. The proposed development
can be adequately served by the existing and proposed sewer infrastructure.
Storm Sewer. A storm water management plan has been prepared for the site. The
site generally drains from the south to the north. Four ponds will be provided within
this subdivision and are illustrated on the Grading Plan (Sheet 4 of the Preliminary
Plat). The storm water will be detained in the proposed ponds and then conveyed to
the golf course to the north. The storm water management plan for the golf course
was designed to accommodate the storm water run-off from the subject site.
The developers also have submitted a storm water pollution prevention plan for this
site. Both the storm water management plan and the pollution prevention plan have
been reviewed and approved by the Public Works Department Engineering staff.
Fire and Emergency Response. 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 located at South Duff Avenue and Airport Road
provides excellent fire coverage to this area of the community.
It should be noted that the fire department has concerns regarding the safety of
retention pond facilities, such as the four proposed with this development. The
developer should take appropriate measures to assure safety with regard to these
facilities.
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Electric. This site is in the service areas of the Ames Municipal Electric Utility. The
Ames Municipal Electric Utility can adequately serve the site.
VEHICULAR AND PEDESTRIAN ACCESS. Vehicular access to the site will be provided via
private streets—Golden Aspen Drive and Aspen Ridge Road. Golden Aspen Drive will be
extended northward from South 16th Street into the site and will intersect with Aspen Ridge
Road, which will extend east/west across the northern end of the site. Aspen Ridge Road
will connect with the access drive to the Coldwater Links Golf Course in the northwest
corner of the subject site.
Staff has reviewed all of the street names and addresses for this subdivision and has found
that the proposed street names and addresses are acceptable.
The developer will construct a bicycle path on the north side of South 16th Street adjacent
to the subject site. The developer will construct a sidewalk on one side of all the private
streets within the development. The sidewalk will connect the subject site to the bicycle
path on South 16th Street and the golf course to the north. Construction of the sidewalks
and bicycle path is the responsibility of the developer. The bicycle path requirement was
documented in the Development Agreement for the Grand Aspen Subdivision,2"d Addition.
Staff has included a stipulation requiring the installation of the bicycle path with the
approval of this Preliminary Plat to highlight this requirement. The developer is agreeable
to constructing these improvements. These improvements will be installed and/or secured
(with a Sidewalk/Bicycle Path Agreement) with the Final Plat for each phase of
development.
As required,the developer will construct an additional street lane on the north side of South
16th Street. The street lane requirement was documented in the Development Agreement
forthe Grand Aspen Subdivision, 2nd Addition. Staff has included a stipulation requiring the
installation of the street lane with the approval of this Preliminary Plat to highlight this
requirement. The developer is agreeable to constructing this improvement. This
improvement will be installed and/or secured (through financial security)with the Final Plat
for each phase of development.
The only outstanding issue with this proposed Preliminary Plat involves the dedication of
10 feet of additional right-of-way along the north side of South 16th Street abutting the
eastern 726.58 feet of the subject site. South 16th Street is classified as a Minor Arterial
roadway in the Transportation Master Plan. A Minor Arterial Roadway requires a total of
100 feet of right-of-way. Section 23.403 of the Subdivision Ordinance, requires the
dedication of the additional 10 feet of right-of-way to ensure 50 feet of right-of-way as
measured from the centerline of South 16th Street with the subdivision of the subject
property. In addition, this requirement was documented in the Development Agreement for
Grand Aspen Subdivision, 2nd Addition, which the developer signed on December 18,
2003, and was approved by City Council on December 23, 2003 (see attached
Agreement).
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Until recently, the developer did not want to dedicate the additional right-of-way. The
developer believed that dedicating the additional right-of-way would negatively impact the
development of the site by reducing the amount of developable area.
Staff had originally included a stipulation requiring the dedication of the right-of-way with
the approval of this Preliminary Plat. Since the Planning and Zoning Commission
meeting, the developer has revised the Preliminary Plat and "F-PRD" drawings to
illustrate the dedication of the additional 10 feet of right-of-way. Therefore, this
stipulation is no longer needed. The 10 feet of right-of-way will be dedicated to the
City by the developer in fee title.
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 the north side of South 16th Street. The Aspen trees will be planted
in groupings at a distance of approximately 100 feet between groupings of trees.
Adjustments are to be made 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, and will
continue the pattern of street trees already established in the Aspen Business Park
development to the south of this proposed subdivision.
STIPULATIONS:
Staff believes that this Preliminary Plat can be approved subject to the following
stipulations:
1. That the developer dedicate an additional 10 feet of right-of-way along the north
side of South 16th Street abutting the eastern 726.58 feet of the subject site. The
developer shall revise the Preliminary Plat drawings to indicate the additional
right-of-way dedication and submit five full-sized copies and one reduced set to
Planning and Housing Department staff prior to placing this item on an agenda for a
City Council meeting. As mentioned previously, the developer has submitted
revised Preliminary Plat and"F-PRD"drawings, which illustrate the dedication
of the additional 10 feet of right-of-way. Therefore, this stipulation has been
met and is no longer needed.
2. That the developers construct a street lane on the north side of South 16th Street to
the standards of the City in accordance with plans and specifications approved by
the City.
3. That the developers construct a bicycle path in accordance with plans and
specifications approved by the City along the south line of the site.
4. That the approval of the Preliminary Plat shall not become effective until the
rezoning of this property to "F-PRD" is completed.
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RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
By a vote of 4-0, the Planning and Zoning Commission reviewed the proposal at its
meeting of June 2, 2004 and recommended approval of the Preliminary Plat with the
stipulations outlined above.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Aspen Ridge Subdivision with
the stipulations listed above.
2. The City Council can deny the Preliminary Plat for Aspen Ridge Subdivision.
3. The City Council can approve the Preliminary Plat for Aspen Ridge 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 Aspen Ridge Subdivision is consistent with the goals
and policies of the Land Use Policy Plan. The subject area is an undeveloped infill area
that is 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 Aspen Ridge Subdivision with the stipulations as
outlined in this Action Form.
COUNCIL ACTION:
Attachment
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by: John R.Klaus,City of Ames Legal Department,515 Clark Avenue,Ames Iowa 50010(Phone: 515-239-5146)
AN AGREEMENT PERTAINING TO THE
SUBDIVISION PLATTING OF GRAND ASPEN
SUBDIVISION,2ND ADDITION,AMES,IQWA
THIS AGREEMENT,made and entered into this 3 r day of �ec e ,2003,by and between
SCOTT E. RANDALL and JANE S. RANDALL,husband and wife, (Property Owners) LEGACY GOLF
ASSOCIATES,INC. (Lessee), and the CITY OF AMES, IOWA(City)
WPI'NESSES THAT:
1. This agreement is made for the purpose of meeting the subdivision platting regulations of the
City with respect to certain public improvements required by the City as a condition precedent to approval of
the subdivision plat for Grand Aspen.Subdivision,2nd Addition,Ames, Iowa,
A replat of Outlot A, Grand Aspen Subdivision in the Southeast Quarter of the Southeast
Quarter of Section 10 as platted by Robert L. Stumbo,Jr. and filed on May 24,2001,in the
office of the Story County Recorder at Inst. No. 01-06386 and Parcels T and U in the
Southwest Quarter of the Southwest Quarter of Section 11 as platted by Robert L.Stumbo,Jr.
and filed on December 20, 2000 in the office of the Story County Recorder at Inst.No. 00-
14043 being all in Township 83 North,Range 24 West of the 5a'P.M.,City of Ames, Story
County,Iowa,and being more particularly described as follows: Beginning at the Southeast
Corner of said Outlot A,said point also being the Southwest Corner of said Parcel U;thence
following the boundary of said Outlot A S89°42'33"W, 1026.98 feet;thence N00°24'59"W,
300.00 feet; thence S89°42'33"W, 300.00 feet; thence N00°24'59"W, 730.93 feet; thence
N32°42'01"E,286.11 feet;thence N89°05'21"E, 1167.66 feet to the Northeast Comer of said
Outlot A, said corner also being the Northeast Corner of the Southeast Quarter of the
Southeast Quarter of said Section 10;thence S89°25'03"E, 1320.04 feet along the north line
of said Parcels U and T to the Northeast Corner of said Parcel T, said point also being the
Northeast Corner of the Southwest Quarter of the Southwest Quarter of said Section 11;
thence S00°19'31"E, 1286.57 feet to the Southeast Corner of said Parcel T,said point being
on the north right of way line of South 16a`Street;thence following said line N89°43'03"W,
726.58 feet;thence N0096'57"E, 10.00 feet;thence N89°43'03"W, 5 88.3 9 feet to the point
of beginning, containing 75.22 acres. (The Site)
Said plat shall consist of only three lots, those lots to be designated,respectively, as Outlot A, Outlot B and
Outlot C.
2. It is understood and agreed that the Property Owners shall not construct or install any building
or other improvement on any part of the Site that is platted as an "outlot" except after the portion of the Site
where such building or improvement is to be installed is officially platted again as a lot with a numeric
designation and not as an"outlot". It is understood and agreed that all three lots are designated as an"outlot"
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as a temporary transitional phase in the development and further platting of the Site,
3. It is understood and agreed that the Property Owners do hereby grant to the City a street
easement for the future construction of an extension of Grand Avenue,without the right of present possession
of the easement area, but with the right, power and privilege to prevent and enjoin the construction of any
building or improvement on the easement area for a period of twenty-one years from the date of this agreement.
The said street easement shall be for a city street roadway over eighty feet of its width,plus a ten foot wide
slope easement on each side of the roadway portion of the street easement. Said easement shall extend from
the south line of the Site to the north line of the Site, except that for a distance of three hundred feet(3001)
north from the south line of the Site,the eighty foot roadway easement is granted without the aforesaid slope
easements. The said easement area shall be as shown and described on Exhibit A attached hereto and by this
reference made a part hereof. The aforesaid twenty-one year easement shall also be shown on the official plat
of the subdivision that is the subject of this agreement.
4. At such time as when all or any portion of that part of the Site that is platted as Outlot A is
officially platted into one or more lots bearing a numeric description,and not as an outlot,the easement area,of
the aforesaid Grand Avenue street easement located in Outlot A shall be conveyed in fee title by the Property
Owners to the City without cost or charge to the City.
0 With respect to South 16t'Street abutting on the south line of the Site,at such time as when
either Outlot A or Outlot B or any portion of either is platted into one or more lots with a numeric designation
and not as an outlot,the Property Owners shall,at the sole expense of the Property Owners and without charge
to the City:
Convey to the City fee title to a strip of land that is ten feet wide and 726.58 feet long
abutting the south line of the Site,all as shown and described on Exhibit B attached
hereto.
Construct a street lane to the standards of the City in accordance with plans and
specifications approved by the City.
Cc.) Construct a bicycle path in accordance with plans and specifications approved by the
City along the south line of the Site.
All of the aforesaid shall be done in accordance with plans and specifications approved by the City's engineer.
The City shall reimburse the Property Owner for the actual reasonable cost incurred by the Property Owner for
extra thickness of the pavement needed to meet the City's standards for an arterial street.
6. With respect to the planned extension of Grand Avenue south through the Site to a point of
intersection with South 16t' Street,the Property Owners shall,at the sole expense of the Property Owners and
without charge to the city,at such time as when the said Outlot A,or any portion thereof,is officially platted
into one or more lots with a numeric designation and not as an outlot construct the street improvements for a
two lane street extending north 3 00 feet from the south line of the Site. The street improvements for a two lane
street extending north from a point 300 feet north of the south line of the Site to the north line of Outlot A shall
be done by special assessment in accordance with the assessment agreement stated in paragraph 7 below.
All of the aforesaid shall be done in accordance with the plans and specifications approved by the City's
engineer. The City shall reimburse the Property Owner for the actual reasonable cost incurred by the Property
Owner for extra thickness of the pavement needed to meet the City's standards for an arterial street.
7. Property Owners do hereby covenant and agree that by execution of this instrument Property
Owners, their heirs, successors and assigns,including purchasers of lots in the said subdivision, and each of
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them j ointly and severally,shall pay and are bound to pay to the City the costs of city street improvements for a
two lane street extending south from the north line of the said Outlot A along the aforesaid Grand Avenue
street easement area to the aforesaid point 300 feet north of the south line of the Site. Additionally,Property
Owners, in consideration of the benefits derived from approval of the plat of the said subdivision,receipt of
which is hereby acknowledged,do covenant with the City that they shall not ever,at any time,sue the City or
any officer or employee of the city, to test the regularity of the proceedings or legality of the assessment
proceedings,to appeal the amount of the assessment, to enjoin, set aside, overturn, or reduce the amount of
such assessment or assessments levied by the City. The provisions of this paragraph shall encumber the Site,
except for that part of the Site that is platted as Outlot C,and shall be covenants running with the said land,
and shall endure and be binding on the parties hereto,their mortgagees,lien holders,heirs,successors,grantees
and assigns, for a period of twenty-one (21) years from the date of the recording of this agreement, unless
claims to continue any interest in the covenants are filed as provided by law.This assessment shall not be done
until Grand Avenue is extended south to the north line of Outlot A. Invalidation of these covenants by order
of a court shall not affect the other provisions of this agreement, which shall remain in full force and effect.
8. The Property Owners shall convey fee title to the City and the City shall pay just compensation
as required by law with respect to the street easements area for Grand Avenue through Outlot C when that
planned street segment is constructed. The costs of construction of Grand Avenue through Outlot C are not
within the scope of the provisions of paragraph 6 and 7 of this agreement.
9. The Property Owners shall undertake the official platting of further subdivisions of the Site
pursuant to the procedures established by the statutes of the State of Iowa and the ordinances of the City. The
Developer shall apply to the City for approval of official plat of further subdivisions of the Site subject to such
specific requirements for improvements of that portion of the site being further platted as the City may then
require. All regulations and policies of the City shall be met with respect to such future development of the
Site.
10. It is understood and agreed that the City shall not issue any building permits with respect to
any part of the Site for which an official plat of subdivision designating a lot or lots by number, and not as
"outlots",has not been approved and filed for record. The City shall not issue a building permit,zoning permit,
or any other permit of the City with respect to any excavation,construction,reconstruction or remodeling on
the Site unless said work is undertaken in accordance with the provisions of this Agreement.
11. The Property Owners do hereby grant to the City a perpetual negative easement with respect to
the south line of the Site such that there shall be no access to South 1601 Street from the Site except for one 30
foot intersecting driveway located directly across from,and aligned entirely within the width for Golden Aspen
Drive. This access limiting easement shall be shown on the face of the official plat of subdivision that is the
subject of this agreement.
12. The Property Owners do hereby grant to the City a perpetual negative easement with respect to
the easterly and westerly sides of the street right-of-way granted by this agreement for extension of Grand
Avenue through the Site,such that there shall be no access to that street right-of-way from either the easterly or
westerly sides thereof; except for:
a. a 30 foot wide driveway located 419.99 feet north of the south line of the Site.
b. a single street or a 30 foot wide driveway, intersecting the said Grand Avenue right of way
from the easterly and westerly sides at a location such that the south line of the said
intersecting street or driveway shall be at a point three hundred feet north of the south line of
the Site. This access limiting easement shall be shown on the face of the official plat of
subdivision that is the subject of this agreement.
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t '
IN WITNESS WHEREOF,the parties hereto have executed this Agreement effective the date first above
written.
PROPERTY OWNERS STATE OF IOWA,STORY COUNTY ss:
On this-��day ofl(°per .20L�,before
me,a Notary Public in and for the State of Iowa,personally
appeared Scott E. Randall, to me known to be the person
Scott E. Randall named in and who executed the foregoing instrument, and
acknowledged that:he executed the same as his voluntary act
and deed.
PAM BOON
: Commission Number 222149
ill.SllRanda 1
Notary Puti d fo res
CSTATE OF IOWA,STORY COUNTY ss:
On this 19, day of 1-)�P N Pc m 20 S before
me,a Notary Public in and for the State of Iowa,personally
appeared Jane S. Randall, to me known to be the person
named in and who executed the foregoing instrument,and
acknowledged that sh
and deed. � T Commission Number 222149
mm ssion Expires
A
Notary Public in and for the State of Iowa
LESSEE STATE OF IOWA,STORY COUNTY ss:
LEGACY GOLF ASSOCIATES INC. On this_f�day of QEE y 0
�22 before me,a Notary Public in and for the State of Iowa,
personally appeared Marvin Walter and Scott E.Randall,to
By me personally known,who being by me duly sworn,did say
arvin er,President that they are the President and Vice President,respectively,of
said corporation,that the seal affixed to said instrument is the
seal of said corporation,or no seal has been procured by the
By said corporation, and that said instrument was signed and
colt E. Ran , Vice President sealed on behalf of said corporation by authority of its board
of directors and the said Marvin Walter and Scott E.Randall
acknowledged the execution of said instrument to be the
voluntary act and deed of said corporation by it voluntarily
executed.
j
"% FL Cuffs Notary Public in for the State of Iowa
omw�My meiber 11140
Fab 1,,ftnis
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MORTGAGEE=S SUBORDINATION
KNOW ALL PERSONS BY THIS INSTRUMENT THAT:
First National Bank, Ames, Iowa, is the present owner of that certain Mortgage given by Scott E.
Randall and Jane S.Randall,husband and wife,dated May 27, 2003 and filed for record on June 5,2003 as
Inst. No. 03-00011276 in the office of the Recorder for Story County, Iowa, and for good and valuable
consideration agrees that the aforesaid real estate mortgage shall be subordinate to the foregoing agreement and
the grants of easements.and rights in real estate to the City of Ames,Iowa.
In Witness whereof the said mortgage has caused this instrument to be executed on its behalf on this
day of PtMM�.lti ,2003.
FIRST NATIONAL BANK
By ,47,,7 tn. lnaclin
tl u Or'CIrGr�r�-
STATE OF IOWA,STORY COUNTY ss:
On,this 1% day of t2L M In 4-41 .20(23 before me,a Notary Public in and for the State of Iowa,personally
appeared n-*i rM. e22rdd f!r1 to me personally Imown, who being by me duly sworn, did say that that person is
(•�/of said corporation,that the seal affixed to said instrument is the seal of said corporation,or no seal has been procured by the said
corporaion,and that said instrument was signed and sealed on behalf of said corporation by authority of its board of directors and the
said n YY1G/L11 4knowledged the execution of said instrument to be the voluntary act and deed of said corporation by it
voluntarily executed
Z�� e �;114.;k-
Notary Public in d for the State of Iowa
Grand Aspen Agreement,Subdivision Platting,2nd Addition,121203.wpd
Rev. 12-15A3;12-16-03
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