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Home My WebLink AboutA003 - Council Action Form dated April 25, 2006 ITEM #: DATE: 04/25/06 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR WAL-MART'S SUBDIVISION, FIRST ADDITION BACKGROUND: Property Owners: Wal-Mart Stores, Inc.; Ward Development, L.C.; Meyers Family Investments LLC; Garden Spot Real Estate Developer: Wal-Mart Stores, Inc. Engineer: Lewis-Bade, Inc. 101 East Walton Warrenton, Missouri 63383 Purpose: To redevelop existing commercially-zoned land for the construction of a Wal-Mart Super Center Location: 534 South Duff Avenue Area: 24.84 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: Commercial Land Use: Commercial Land Use: Agricultural Existing Highway- Existing Highway- Existing Agricultural (A) Zoning: Oriented Zoning: Oriented Zoning: Commercial Commercial HOC HOC LUPP Highway- LUPP Highway- LUPP Environmentally Designation: Oriented Designation: Oriented Designation: Sensitive Land Commercial Commercial WEST SUBJECT AREA EAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Commercial Land,t W „_ Vacant/ . Land Use: Agricultural Commercial Existing Highway- F.zisdhg Highway ,. Existing Agricultural (A) Zoning: Oriented Zoning: Oriented Zoning: Commercial Commercial HOC HOC LUPP Highway- LUPP;, Highway- LUPP Environmentally Designation: Oriented Designation. Oriented' Designation: Sensitive Land Commercial Commercial SOUTHWEST SOUTH SOUTHEAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Commercial Land Use: Commercial Land Use: Agricultural Existing Highway- Existing Highway- Existing Agricultural (A) Zoning: Oriented Zoning: Oriented Zoning: Commercial Commercial HOC HOC LUPP Highway- LUPP Highway- LUPP Environmentally Designation: Oriented Designation: Oriented Designation: Sensitive Land Commercial I Commercial ANALYSIS: Utilities. The planned utilities adjacent to this site will be adequate to serve the needs of future development (See the attached "Utility Plan"). Water. An 8-inch water main will be looped around the entire building and will connect to the water main on Southeast 5th Street at two locations. The existing 8-inch water main on Southeast 5th Street will be extended along with the street extension to the east property line of the site. Sanitary Sewer. A 10-inch sanitary sewer will be extended with the extension of Southeast 5th Street and will be extended to the serve the site from this location. Storm Sewer. A storm water management plan and pollution prevention plan have been prepared for the subject site. Detention is proposed within the 2 floodway of the Squaw Creek/Skunk River. Details concerning storm water detention are still being worked out with the developer and will be included as stipulations within the Developer's Agreement for this subdivision. Flood Plain. The entire subdivision is located within the boundaries of the 100-year flood plain. The majority of the land is in the area of the flood plain referred to as the "floodway-fringe," which allows development, provided the elevation of the lowest floor of each building is a minimum of 3 feet above the 100-year base flood elevation. The developer will bring fill material into the site to meet this minimum requirement. The southeast corner of the site is located in the "floodway" portion of the flood plain. No building construction is allowed in the floodway, nor is any building construction planned on the floodway portion of this subdivision. The applicant has applied for a "Conditional Use Permit in the Floodway" to allow the site improvements planned for this area. This will be considered by the Zoning Board of Adjustment on April 26, 2006. Electric. The property is within the service area of the City of Ames Electric Utility and service is adequate for commercial development. Vehicular and Pedestrian Access. The proposed subdivision is adjacent to South Duff Avenue and Southeast 5th Street. Primary access to the site will be from Southeast 5th Street and not from South Duff Avenue. The Iowa Department of Transportation, in coordination with the City and Ames and the applicant, will require that the access to the site from South Duff Avenue and exiting the site back onto South Duff Avenue be limited to a right-in/right-out traffic movement. Therefore, no left turns will be permitted to access, or exit the site on South Duff Avenue. This is necessary to maintain the level of service on South Duff Avenue given the existing driveways in the immediate vicinity that access South Duff Avenue. Access to the subdivision from Southeast 5th Street will be from two locations. One access is directly east of the current location of Kriz-Davis Electric Supply Company. The other access involves an extension of Southeast 5th Street to the east property line of the subdivision, with access to the site that leads to the back side of the proposed building for deliveries and employee parking. Street improvements to Southeast Duff Avenue will be limited to a deceleration lane into the site proceeding north on South Duff Avenue. Traffic improvements on Southeast 5th Street at the intersection with South Duff Avenue will be limited to changes in pavement markings, and a possible left-turn signal onto South Duff Avenue from Southeast 5th Street. Similar street improvements are anticipated at the intersection of Southeast 3rd Street and South Duff Avenue. 3 Emergency Services. The estimated fire response time to the subject area is within five (5) minutes under normal conditions. 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 Medical Center will supply ambulance service to the subject property. The subject area falls within an existing police patrol area. STIPULATIONS: The Preliminary Plat for the Wal-Mart's Subdivision, First Addition should be approved with the following stipulations: 1. 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. 2. 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. 3. That the developer secures a Flood Development Permit prior to any construction activities on the site. 4. That a Development Agreement be prepared and approved by the City Council, prior to approval of the Final Plat. Recommendation of the Planning & Zoning Commission. With a vote of 6-0, the Planning and Zoning Commission recommended approval of the Preliminary Plat at its meeting of April 19, 2006 with the stipulations listed above. 4 ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for Wal-Mart's Subdivision, First Addition, with the stipulations listed above. 2. The City Council can deny the Preliminary Plat for Wal-Mart's Subdivision, First Addition. 3. The City Council can approve the Preliminary Plat for Wal-Mart's Subdivision, First Addition, 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. 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 Alternative #1 be adopted. This action will allow for the development of Wal-Mart's Subdivision, First Addition to proceed with preparation of the Final Plat for consideration by the City Council. Attachment 5 Z W Ed � w � o � z Uc1D O U '" a� E r 'e $ Ys 4� �r :1 r :8 ; ° F Sri @ry WN c -n s a $ s Y $$ a.x a €€ w 11 Q g� r� W`�� Yy 9'g'� , E 2 N�14. 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