HomeMy WebLinkAboutA002 - Council Action Form dated April 12, 2005 ITEM #:
DATE: 04/12/05
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR RINGGENBERG PARK SUBDIVISION
BACKGROUND:
Property Owners: Friedrich Land Development Company
619 East Lincoln Way
Ames, Iowa 50010
Developer: Same
Engineer: Fox Engineering Associates
1601 Golden Aspen Drive, Suite 103
Ames, Iowa 50010
Purpose: The property owners are requesting approval of a Preliminary Plat for the
Ringgenberg Park Subdivision. The proposed subdivision includes 202 lots for
single-family residential development, one lot for multi-family development, and
a series of outlots to be utilized for storm water management and open space.
Location: Southwest corner of Oakwood Road and Cedar Lane
Area: Approximately 117 acres
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: Large Lot Land Use: Large Lot Land Use: Large Lot
Single-Family Single-Family Single-Family
Detached Detached Detached
Existing Residential Low Existing Residential Low Existing Residential Low
Zoning: Density(RL) Zoning: Density(RL) Zoning: Density (RL)and
Agriculture A
LUPP Low-Density LUPP Low-Density LUPP Low-Density
Designation: Residential Designation: Residential Designation: Residential
WEST SUBJECT AREA EAST
Jurisdiction: Story County Jurisdiction: Ames Jurisdiction: Story County and
Ames
Land Use: Agricultural Land Use: Agricultural/ Land Use: Church, Single-
Farmstead Family
Detached, and
Agricultural Uses
Existing Agricultural Existing Agricultural (A) Existing Agricultural
Zoning: (A-1) Zoning: Zoning: (A) and
Residential Low
Density RL
LUPP University LUPP Village/ LUPP Village/
Designation: Affiliated Designation: Suburban Designation: Suburban
Residential Residential
SOUTHWEST SOUTH SOUTHEAST
Jurisdiction: Story County Jurisdiction: Story County Jurisdiction: Story County
Land Use: Agricultural Land Use: Agricultural Land Use: Agricultural
Existing Agricultural Existing Agricultural Existing Agricultural
Zoning: (A-1) Zoning: (A-1) Zoning: (A-1)
LUPP University LUPP University LUPP University
Designation: Affiliated Designation: Affiliated Designation: Affiliated
ANAYLYSIS:
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 12-inch
water main is located in the Oakwood Road right-of-way along the north side of the
subject site.
Sanitary Sewer. A 12-inch sanitary sewer currently exists in Cedar Lane, near its
intersection with Cottonwood Road. The developer will be extending 8-inch sanitary
sewer mains from the existing main in Cedar Lane into the development to serve
the site.
2
Storm Sewer. A storm water management plan and pollution prevention plan have
been prepared for the subject site. The majority of the site generally drains from the
west to the east. The developer is proposing to integrate modified Low Impact
Development storm water management techniques into this development.
Therefore, most of the storm water from this site will be conveyed through vegetated
swales, ponds, and wetlands. Standard storm sewer intakes and outlet sewers will
be used to direct the storm water into these features. Staff is generally supportive of
this type of storm water management plan. However, the storm water management
plan, as submitted, is not as detailed as most plans submitted with Preliminary Plat
applications. This is because this storm water management technique is relatively
new to Ames. As approval of a Preliminary Plat typically allows the developer the
right to begin grading on the site, staff has some concerns regarding the details of
the storm water management plan. Therefore, staff is recommending that a
stipulation be added to the approval of this Preliminary Plat prohibiting grading on
the site until construction plans are approved by the Department of Public Works for
all public infrastructure in each addition, including storm water management (see
Stipulation #3). The developer is agreeable to this stipulation.
Electric. The subject area is outside the City of Ames Electric Service Boundary.
Alliant Energy provides electric service to this area. Alliant Energy can adequately
and efficiently serve the site.
Vehicular and Pedestrian Access. Currently, 66 feet of right-of-way exists for
Oakwood Road. A total of 100 feet of right-of-way is needed. Typically the additional
34 feet of right-of-way would be acquired from both sides of Oakwood Road — 17
feet from the properties on the north and 17 feet from the properties on the south.
As this developer is proposing to subdivide this property, the Subdivision Ordinance,
consistent with State Law, requires that the developer dedicate to the City their half
of the 34 feet of additional right-of-way needed. Typically, the remaining 17 feet
would be acquired (usually purchased) from the property owners on the north at
such time as Oakwood Road was improved. At this time, however, the developer is
proposing to convey (sell)to the City another 17 feet of right-of-way to provide all of
the additional right-of-way needed for Oakwood Road from the south side. The
developer's intent is to lessen the impact of the widening of Oakwood Road on the
existing property owners to the north. City staff is generally supportive of this
concept, however, City Council will have to determine if the additional right-of-way
should be purchased. The dedication/conveyance of the right-of-way for Oakwood
Road will be documented in a Development Agreement that must be signed by the
developer and approved by the City Council prior to the first Final Plat being
submitted for this subdivision.
The developer will be responsible for the construction of one lane of Oakwood Road
and one lane of Cedar Lane, including curb, gutter, sidewalk/bike path, street lights,
and street trees. The developer will also be responsible for the construction of all
streets located within the development. These requirements will be documented in
the Development Agreement.
3
The developer will construct a bicycle path on the south side of Oakwood Road
along the frontage of this Preliminary Plat. Additionally, the developer will construct
a bicycle path on the west side of Cedar Lane along the frontage of this Preliminary
Plat. This requirement will be documented in the Development Agreement.
Section 23.403(14)(a) of the Municipal Code requires a minimum of a four-foot
wide concrete sidewalk to be installed within the public right-of-way along each side
of all streets. The developer is proposing to install sidewalks on only one side of all
public streets within the subdivision. The developer is proposing to install walking
paths in the rear of the lots that do not have a public sidewalk on their frontage.
Staff does not support the installation of only one sidewalk along public streets for
several reasons:
• Public access. The City has experienced public access issues with areas
that have rear walking paths instead of sidewalks along the public streets.
Even if a public easement is provided for the rear walking paths, the
perception remains that the paths are on private property and not accessible
to the public.
• Snow removal. The City would not be able to enforce its Snow Ordinances
on the rear walking paths. Therefore, there is no assurance that these paths
will be walkable year-round.
• Other maintenance. As with snow removal, the City would have no remedy
to require or perform maintenance on the rear walking paths.
As mentioned in the PRD report, the Sunset Ridge development recently approved
in west Ames, provides sidewalks on both sides of the streets and rear walking
paths as amenities for its residents. Staff has no objection to the construction of the
rear walking paths. However, the installation of these walking paths should not be in
lieu of sidewalks on both sides of the public streets. Therefore, staff is
recommending that the Preliminary Plat be revised to provide sidewalks on both
sides of the public streets (See Stipulation #4).
A traffic study has been prepared for the development. The study shows that after
build-out, the Cedar Lane/Oakwood Road will operate at Level of Service (LOS) C.
This service level is generally acceptable in residential areas.
Essential Community Services. The estimated fire response time to the subject
area is 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 3, located on South Duff Avenue, provides first response 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 Ringgenberg Park 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 Ringgenberg Park 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
Ringgenberg Park Subdivision. The Developer's Agreement will include, but is not
limited to, the following:
a. The developer will dedicate, at no charge to the City,17 feet of right-of-way
for Oakwood Road.
b. The developer and City will negotiate a possible method for conveyance of
an additional 17 feet of right-of-way for Oakwood Road.
C. The developer will construct one additional lane on Oakwood Road and one
additional lane on Cedar Lane.
d. The developer will construct a bicycle path on the south side of Oakwood
Road and on the west side of Cedar Lane.
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. No grading will be permitted on the site until construction plans are approved by the
Department of Public Works for all public infrastructure in each addition, including
storm water management facilities.
4. That the developer revises the Preliminary Plat to illustrate sidewalks on both sides
of all streets.
5. That the developer revises the Preliminary Plat to meet the required setbacks of the
FS-RL Zoning District.
6. That a note be placed on the Final Plat drawings indicating that no vehicular access
will be provided from Oakwood Road.
5
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
With a vote of 4-0, the Planning and Zoning Commission recommended approval of the
Preliminary Plat at its meeting of March 16, 2005 with the following amendment:
■ That the developers agree to install sidewalks on both sides of the street,provide
a 20-foot front yard setback, and a 5-foot side yard setback.
ALTERNATIVES:
1 . The City Council can approve the Preliminary Plat for the Ringgenberg Park
Subdivision with the stipulations listed above.
2. The City Council can deny the Preliminary Plat for Ringgenberg Park Subdivision.
3. The City Council can approve the Preliminary Plat for Ringgenberg Park
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:
The proposed Preliminary Plat is consistent with the surrounding land uses, existing
zoning, and LUPP designation. Therefore, it is the recommendation of the City Manager
that the City Council approve Alternative #1 with the stipulations included in this report.
This action will allow for the development of Ringgenberg Park Subdivision to proceed.
COUNCIL ACTION:
Attachment
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