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HomeMy WebLinkAboutA002 - Council Action Form dated June 8, 2004 ITEM #: DATE: 06/08/04 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR SUNCREST SUBDIVISION 3RD ADDITION. BACKGROUND: The developers are requesting approval of a Preliminary Plat for a subdivision with 17 lots to be developed under Suburban Residential zoning. The total gross acreage included in this subdivision is 8.40 acres. The subject site is generally located south of the existing Suncrest Subdivision 2"d Addition and east of Cedar Lane (See Attached Location Map). The developers are proposing 17 lots for single-family detached residential development and one Outlot to be utilized for a storm water detention area. Development will occur in one phase. The subject property is currently undeveloped. The land to, the east and west is undeveloped land utilized for agricultural land uses.The Suncrest development, containing single-family detached residential units, is located directly to the north of the subject site. Single-family detached residential units on large lots are located to the south of the subject area. Currently, the land to the east, west, and south of the subject site is located within unincorporated Story County. Earlier this year, the Ames City Council approved the annexation of the land located directly west of the subject site (Ringgenberg Farm). That annexation request is pending approval by the State of Iowa. At such time the annexation is approved by the State, the land will be annexed into the City of Ames and automatically zoned "A" (Agricultural). The land will be rezoned at such time as development is proposed in the future. 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 3.83 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 8-inch water mains that currently run north/south along Cedar Lane and White Oak Drive north of the subject site. The developer will extend these 8-inch water mains southward into the proposed development.An 8-inch water main will be constructed within Cottonwood Road from Cedar Lane to the eastern limits of the development. 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. There is an 8-inch sanitary sewer main what currently runs north/south along White Oak Drive. The developer is proposing to extend this sanitary sewer main southward along White Oak Drive to Cottonwood Road. Additionally,there is an existing 12-inch sanitary sewer main located in the Wessex development to the east. The developer is proposing to extend that sewer main south to future Cottonwood Road and then west to Cedar Lane. This sanitary sewer main will be extended westward to serve the future development of the properties to the west — at such time as those properties develop. Proposed infrastructure improvements can be adequately served by this existing sewer infrastructure. Storm Sewer. The front of all lots will drain to Cottonwood Street.Two pair of storm sewer' intakes will collect the drainage at the intersection of White Oak Drive/Cottonwood Road and Cedar Lane/Cottonwood Road. The White Oak Drive/Cottonwood Road intakes will direct the storm water to Outlot A, which is designed to detain the storm water run-off. The Cedar Lane/Cottonwood Road intakes will direct the storm water to the open ditches on Cedar Lane. Cedar Lane will be improved to City of Ames urban standards—including curb, gutter, and storm sewer — in the near future as development proceeds on the Ringgenberg Farm , property to the west. When Cedar Lane is improved in the future, the storm sewer intakes at Cedar Lane/Cottonwood Road will direct the storm water into the Cedar Lane storm sewer main. An 18-inch storm sewer main is located within the White Oak Drive right-of-way to the north of the subject site. The developers will be extending that storm sewer main southward into the development. The rear of Lots 2 — 8 will drain to a drainage Swale at the rear of the lots (within a 15 foot wide drainage easement). The swale . will direct the storm water run-off to the east into an intake, and is conveyed through the 18-inch storm sewer main in White Oak Drive to the storm water detention basin in Outlot A. The rate of storm water run-off will not be increased above the pre-development rate of run-off. The developer has submitted a storm water management plan that has been reviewed and approved by City staff. Access/Streets. The subject property will have access to Cedar Lane and White Oak Drive.White Oak Drive will be extended from the north into the subject site and intersect with Cottonwood Road. Cottonwood Road is proposed to be extended from Cedar Lane on the west, through the site. Ultimately, Cottonwood Road will 2 extend from Airport Road on the east to State Avenue on the west and will serve as a Collector Roadway. All streets constructed within this development will be public streets, built to City of Ames urban standards. The developerwill also be required to improve one-half of Cedar Lane to City of Ames urban standards. Sidewalks will be constructed on both sides of all streets. The proposed street system will provide for adequate access to the City's street network, improve vehicular circulation, and enhance pedestrian movement throughout the site. 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 is located 1.5 miles east of this subdivision, at the intersection of Airport Road and South Duff Avenue. 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. Along White Oak Drive the developer is proposing to plant Black Maple trees and along Cottonwood Road the developer is proposing to plant Red Oak trees. These tree species are consistent with the street trees approved for the first two existing additions of Suncrest Subdivision directly to the north. The street 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 Suncrest Subdivision 3rd Addition 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 Sunset Ridge Subdivision, 3rd Addition. 2. That the approval of the Preliminary Plat shall not become effective until the rezoning of this property to "F-S RU is completed. 3 RECOMMENDATION OF THE PLANNING &ZONING COMMISSION: The Planning and Zoning Commission recommended approval of this Preliminary Plat at their meeting of May 19, 2004 with the following stipulations: 1. That a Development Agreement shall be prepared and signed by the developers prior to the Final Plat for the Suncrest Subdivision 3rd Addition 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 RL" is completed. Vote on Motion: 7-0. ALTERNATIVES. 1. The City Council can approve the Preliminary Plat for Suncrest Subdivision 3rd Addition with the stipulations listed above. 2. The City Council can deny the Preliminary Plat for Suncrest Subdivision 3rd Addition. . 3. The City Council can approve the Preliminary Plat for Suncrest Subdivision 3rd Addition 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 Suncrest Subdivision P Addition is consistent with the goals and policies of the Land Use Policy Plan. The subject area is located within the City of Ames' growth priority area as identified in the Land Use Policy Plan and 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 Suncrest Subdivision 3rd Addition with the stipulations as outlined in this Action Form. COUNCIL ACTION FORM: Attachment 4 a . A a). - - .. .. 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