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Home My WebLink AboutA010 - Council Action Form dated July 27, 2004 A ITEM # A[/ DATE 07/27/04 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR FOUNTAINVIEW SUBDIVISION BACKGROUND: Property Owners: Hunziker Land Development Co. LLC & Hunziker, Erben & Margaret Development, LLC c/o Hunziker & Associates 105 South 16t' Street Ames, Iowa 50010 Developer: Same Engineer: WHKS & Company 1421 South Bell Avenue, Suite 103 Ames, Iowa 50010 Purpose: The property owners are requesting approval of a Preliminary Plat for the Fountainview Subdivision. The proposed subdivision includes 22 numbered lots for multi-family residential development, and five (5)lettered outlots. Outlots A, B, and E will be utilized for storm water detention and open space. Outlots C and D will be utilized for subdivision entry signage and landscaping. Location: South side of Mortensen Road, north of U.S. Highway 30, approximately one-quarter ('/) mile east of South Dakota Avenue. Area: 53.24 acres. ANALYSIS: Surrounding Property Characteristics: The following table identifies the jurisdiction, existing land use, existing zoning, and LUPP designation of the subject site and the surrounding area. NORTHWEST NORTH NORTHEAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Multi-Family Land Use: Proposed Land Use: Proposed Development Middle School Middle School (under (under construction) construction Existing Residential Low Existing Government/ Existing Government/ Zoning: Density Zoning: Airport(S-GA) Zoning: Airport(S-GA) (RL)/Planned Residence District PRD LUPP Low Density LUPP Government/ LUPP Government/ Designation: Residential Designation: Airport Designation: Airport WEST SUBJECT AREA EAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Multiple Family Land Use: Vacant Land Use: ISU Agricultural Residential Agricultural Research Development Land Fields Existing Residential Existing High Density Existing Government/ Zoning: High Density Zoning: Residential Zoning: Airport(S-GA) (RH). (West 2/3) Medium Density Residential East 1/3 LUPP High-Density LUPP High Density LUPP Government/ Designation: Residential Designation: Residential Designation: Airport (West 2/3) Medium Density Residential East 1/3 SOUTHWEST SOUTH SOUTHEAST Jurisdiction: Story County Jurisdiction: Story County Jurisdiction: Ames Land Use: U.S. Highway Land Use: U.S. Highway Land Use: U.S. Highway 30 and 30 and 30 and ISU Agricultural ISU Agricultural ISU Agricultural Research Research Research Fields Fields Fields Existing Agricultural Existing Agricultural Existing Government/ Zoning: (A-1) Zoning: (A-1) Zoning: Airport (S-GA) LUPP Government/ LUPP Government/ LUPP Government/ Designation: Airport Designation: Airport Designation: Airport 2 Utilities'. The utilities adjacent to this site will be adequate to serve the needs of this future development. Water. The City maintains sufficient water capacity to serve this area.A 16-inch water main is located in the Mortensen Road right-of-way along the north side of the subject site. In addition, to the west of the subject site, an 8-inch water main is located within the Maricopa Drive right-of-way. The developer will extend an 8-inch water main through the subject site from Maricopa Drive that will loop back to the main in Mortensen Road. This will provide a looped system, which is beneficial to the City's water system. Additionally, the developer will extend the 8-inch water main to the eastern limits of the subject site,within the Maricopa Drive right-of-way. This will allow for the future extension of the main to the east at such time as the land to the east is developed. Sanitary Sewer. An 18-inch sanitary sewer main runs in an east-west direction north of the subject site, along the College Creek drainage way. With the subdivision of the Ames Middle School property, a 50-foot wide sanitary sewer easement was secured to allow for an extension of a sanitary sewer main through the Middle School site to Mortensen Road. As the subject site is an infill project located within the City's growth priority area, the City has extended a sanitary sewer main from the existing 18-inch sanitary sewer main in College Creek, through the Ames Middle School site (within the previously mentioned easement), to the Mortensen Road right-of-way. The developer is responsible for extending the sanitary sewer main from that point to serve the proposed development. This extension will be documented in the Developer's Agreement. Storm Sewer. A storm water management plan has been prepared for the subject site. The majority of the site generally drains from the southwest to the northeast. One on-site storm water detention area will be provided in this subdivision —Outlot E. One on-site storm water retention pond will be provided in this subdivision —Outlot A. The storm water detention/retention areas are illustrated on the Grading Plan (Sheet 3 of the Preliminary Plat). The storm water will be detained in the proposed detention/retention ponds and then conveyed to College Creek through a series of draws, swales, and storm sewers. Storm water will exit the development at the northeast corner of the site. A small area of the subject site, which currently drains to the southeast and is proposed to be utilized as open space, is not being disturbed — Outlot B. 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 3 of the Preliminary Plat drawing. Electric.The subject area falls within the City of Ames Electric Service Boundary.The site can be adequately and efficiently served by municipal electric services. 3 Street and Vehicular Access. The developer will construct proposed Seagrave Boulevard southward from Mortensen Road to the intersection of Walton Drive and Mayfield Drive. The developer will also construct Maricopa Drive from the southwest corner of the subject site, through the development to the southeast corner of the subject site. Maricopa Drive will be extended eastward at such time as the undeveloped property to the east is developed. The developer will also extend Walton Drive and Mayfield Drive southward from Seagrave Boulevard to Maricopa Drive. The applicant has prepared a traffic study for this proposed subdivision. The traffic study indicates three (3) needed street improvements along Mortensen Road as a result of this development. First,The center median on Mortensen Road will be striped to provide a 150-foot dedicated westbound left-turn lane at the Seagrave Boulevard intersection. Secondly, an eastbound right-turn lane will be constructed on Mortensen Road at the intersection with Seagrave Boulevard. Lastly, a pedestrian crossing will be provided across Mortensen Road on the east side of the Seagrave Boulevard intersection to encourage pedestrians to cross Mortensen Road at one location. All required improvements will be installed at the developer's expense. The developer will install sidewalks on the south side of Mortensen Road and both sides of Seagrave Boulevard, Walton Drive, Mayfield Drive, and Maricopa Drive, with the exception of sidewalks on Outlot A. In lieu of the public sidewalk on the south side of Walton Drive and Mayfield Drive adjacent to Outlot A, the applicant is proposing the construction of a bicycle/pedestrian pathway around the retention pond on Outlot A. Staff supports this modification as it will not only continue to provide the pedestrian connection from the south side of the development to Mortensen Road, but it will also provide an additional amenity to the future residents of the development. The bicycle/pedestrian path on Outlot A will be located within a bike path easement to ensure use by the public. This agreement will be documented in the Developer's Agreement. Essential Community Services.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. Mary Greeley will supply ambulance services to the subject property. The subject area falls within an existing police patrol area. Additional residential units within the subject area will increase service demands. 4 STIPULATIONS: Staff believes that the Preliminary Plat for the Fountainview Subdivision can be approved subject to the following stipulations: 1. That a Development Agreement shall be prepared and signed by the Developers prior to placing the first Final Plat for the Fountainview 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 Fountainview Subdivision. The Developer's Agreement will include, but is not limited to,the following: a. The developer will construct the recommended traffic improvements outlined below: i. Striping a 150-foot westbound left-turn lane in the center median of Mortensen Road at the Seagrave Boulevard intersection; ii. Constructing an eastbound right-turn lane at the Seagrave Boulevard intersection; and, iii. Provide a pedestrian crossing across Mortensen Road on the east side of the Seagrave Boulevard intersection. b. The developer will extend the sanitary sewer main from the Mortensen Road right-of-way east of the subject site to the proposed development. C. In lieu of constructing a sidewalk within the right-of-way along Outlot A, the developer will construct a bicycle/pedestrian pathway around the retention pond in Outlot A, that will connect the public sidewalks along Walton Drive and Mayfield Drive to the public sidewalks along Seagrave Boulevard. 2. That the developer will construct and dedicate all public improvements within the development to City of Ames Urban Standards, as required, including: street paving, curb, gutter, sidewalks, bicycle/pedestrian pathways, street lights, street trees, water main, sanitary sewer main, and storm sewer improvements, prior to approval of the Final Plat, or execute an Improvement Agreement to guarantee the completion of all public improvements and provide security in the form of an Improvement Guarantee, as set forth in Section 23.409 of the Municipal Code. 3. That a restrictive easement be stated on the Final Plat to prevent vehicular access from Mortensen Road to Lots 6 — 9. All vehicular access to the lots within the development shall come from Walton Drive, Mayfield Drive, and Maricopa Drive. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: With a vote of 5-0, the Planning and Zoning Commission reviewed the proposal at its meeting of July 21, 2004 and recommended approval of the Preliminary Plat with the stipulations listed above. 5 ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for the Fountainview Subdivision with the stipulations listed above. 2. The City Council can deny the Preliminary Plat for Fountainview Subdivision. 3. The City Council can approve the Preliminary Plat for Fountainview 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. The proposed Preliminary Plat is consistent with the surrounding land uses, existing zoning, and LUPP designation. Staff supports the three stipulations outlined in this Action Form. Stipulations#1 and#2 ensure the installation of the required public improvements. Stipulation #3 restricts vehicular access directly from the proposed lots to Mortensen Road, which is an arterial roadway. COUNCIL ACTION: Attachment 6 z 0 z v G c s o .. D O =1 'Y" MORTENSEN RD D CDC m Z O U O U Subject Area. q+. MARICOPq DR US H�cywq'Y 3pRgMP US HIGHWAY 30 US HIGHWAY 30 240TH'ST Location Map N Fountainview Subdivision W E Preliminary Plat 07/21 /04 s 0 250 500 1,000 Feet Low-Density Residential. Low-Density Residential Greenway Wei 9 „ 0 Low-Density,Residential 0 a 0 I WPM GD p rt1 Z, ? MORTENSEN-RD MR-` University/Affiliated Village/Suburban:Residential F v, Sub ddit High-Density_Residential Area MARIGOP_q DR US yic Wq y3oRq,yP US HIGHWAY 30 US HIGHWAY 30 Village/Suburban Residential University/Affiliated m Greenwa LUPP Designation N Fountainview Subdivision w E Preliminary Plat 07/21 /04 s 0 250 500 1,000 Feet R11lI d fOf /L $ \ RL ✓t OF j Q-1AW a3 RHO,�, a / f � O v� v � � y J, D nu- ag MA 101 111 J f ' MORTENSEN RD RM4 \ s u a / \ � O v R s R t 4u 3 Z r ,aa'sa 3,s d t t �� fa a d� .y ', \� \ :iE �.5 a'� ,.^ £z # 'I4 l �°`a a - � �•C ■/�� ✓b g xW 3d sit-<,r✓ , r a x r S WAR NO y , RH a Subject �� 14, y f: Areas _ ; MARICOPA DR,c k , eSe ME n;i �bl 'x .t d a"�' ," sn s• :� a c x a 1 r S Ny 30 Rq. WOE US HIGHWAY30 \� US HIGHWAY 30 ON T � x 3 3 ,/ - �" x 240TH ST t as' ' d Existing Zoning N Fountainview Subdivision w E Preliminary Plat 07/21 /04 s 0 250 500 1,000 Feet