HomeMy WebLinkAboutA011 - Council Action Form dated November 14, 2006 ITEM #
DATE 11/14/06
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR THE NACIN RURAL SUBDIVISION
Property Owner: Alan and Susan Nacin
648 East Riverside Road
Ames, Iowa 50010
Contact Person: Brad Larson
Stumbo and Associates Land Surveying, Inc.
510 South 17t' Street, Suite 102
Ames, Iowa 50010
Purpose: The property owners are requesting approval of a Preliminary Plat for the Nacin
Subdivision. The proposed subdivision includes four (4) numbered lots for
residential development within Story County and the City of Ames Urban Fringe
Boundary.
Location: 648 East Riverside Road, directly southeast of the intersection of East
Riverside Road and 547t' Avenue.
Area: 5.1 acres.
Background: On September 12, 2006, the City Council referred a request to waive
subdivision requirements for the proposed Nacin Subdivision located in Story County to
staff. At that time the applicant was proposing a two-lot subdivision.
The property owners, Alan and Susan Nacin, later determined that they would apply for a
four-lot subdivision. On October 6, 2006, a pre-application conference was held to review a
Sketch Plan of the proposal to subdivide the property into four lots. As a result of that
pre-application meeting, it was determined that the proposal would be classified as a Major
Subdivision.
The property owners requested that the City Council waive Subdivision Ordinance
requirements for Residential Subdivision Landscaping Standards(Municipal Code Section
23.402),Water Supply(Municipal Code Section 23.404), Sanitary Sewers(Municipal Code
Section 23.405), and Storm Water Management(Municipal Code Section 23.407)for their
proposed four-lot subdivision at the October 24, 2006 City Council meeting. The Council
unanimously approved the requested waivers.
Subdivision Jurisdiction.The subdivision is located outside of the City's corporate limits,
but within the two-mile subdivision jurisdiction area. State law allows cities the authority to
approve or deny subdivisions within two (2) miles of the city limits. In this particular case,
Story County and the City of Ames both have subdivision jurisdiction over this property.
The owners must meet the subdivision requirements of both governmental entities.
Code of Iowa. Chapter 354 of the Code of Iowa includes provisions for the division and
subdivision of land. Section 354.9 addresses the "Review of subdivision plats within two
miles of a city". Subsection two (2) includes the following provision:
Section 354.9(2). "...Either the city or county may, by resolution, waive its
right to review the subdivision or waive the requirements of any of its
standards, or conditions for approval of subdivisions, and certify the
resolution which shall be recorded with the plat."
Municipal Code. Chapter 23 of the Municipal Code includes provisions for the subdivision
of land in Ames and within two (2) miles of the corporate limits. Section 23.103 addresses
"Waiver/Modification". Subsection (1) reads as follows:
Section 23.103 (1). "Where, in the case of a particular subdivision, it can be
shown that strict compliance with the requirements of the Regulations would
result in extraordinary hardship to the Applicant or would prove inconsistent
with the purpose of the Regulations because of unusual topography or other
conditions, the City Council may modify or waive the requirements of the
Regulations so that substantial justice may be done and the public interest
secured provided, however, that such modification or waiver shall not have
the effect of nullifying the intent and purpose of the Regulations. In no case
shall any modification or waiver be more than necessary to eliminate the
hardship or conform to the purpose of the Regulations. In so granting a
modification or waiver, the City Council may impose such additional
conditions as are necessary to secure substantially the objectives of the
requirements so modified or waived."
Land Use Policy Plan (LUPP). At it's regular meeting of October 24, 2006, the City
Council unanimously approved incorporating the Ames Urban Fringe Policies into the Land
Use Policy Plan via Resolution No. 06-442. The subject property is designated as Rural
Transitional Residential and Natural Area in the Urban Fringe Plan. The Urban Fringe Plan
defines Rural Transitional Residential as follows:
Areas designated Rural Transitional Residential are located in areas where
urban infrastructure may not be in place for a time period beyond the Ames
Urban Fringe Plan planning horizon. Rural Transitional Residential
development is designed to transition seamlessly into adjacent rural
residential and agricultural land use, providing buffers where necessary to
separate residences from particularly intense or noxious agricultural
activities. Residential densities with this designation are between rural
densities and urban densities.
2
Story County Zoning. The Story County zoning designation for the subject property is
"R-1" (Residential District1).
The R-1 zoning district allows mainly single-family detached dwellings and other low
density uses. Further, it is not the intent of this district to permit isolated rural dwellings.
Properties utilizing private systems have a minimum lot size of 25,000 square feet and
properties that are utilizing a common system are required to include a minimum of 10,000
square feet.
ANALYSIS:
Existing Conditions: The property owners currently live on-site in a one-story home with
a walkout basement. The existing home is proposed to remain on Lot 3. A detached
garage,that is also proposed to remain, is located on Lot 4. An asphalt driveway connects
the house, detached garage, and the two access points, East Riverside Road and 547th
Avenue. The asphalt drive, as it crosses Lot 2, will be relocated.
As identified earlier in this report, a portion of the site is designated Natural Area by the
Urban Fringe Plan. A large stand of trees is located on-site, within Lot 4. The tree line on
Lot 4 roughly corresponds to the Natural Area as shown on the Land Use Framework Map
within the Ames Urban Fringe Plan.
Staff suggests that a stipulation be placed on the approval, which requires the property
owner to create a conservation easement, or other agreement as approved by Story
County,to prohibit construction activities within the identified Natural Area.The intent of the
conservation easement is to protect the Natural Area on-site from any damage that may be
caused by the on-going improvement of Lot 4.
Surrounding Property Characteristics: The following table identifies the existing land
use, existing zoning, and LUPP designation of the properties surrounding the subject site.
DESCRIPTION OF SURROUNDING AREA
Area LUPP_yDesr 'riatron ..: ,. . .: '' Zortln ;;Deli patron Z `F
LandUse xr.ter
North Rural Transitional Residential. Story County- Residential Agriculture
District 1 (R-1)
South Rural Transitional Residential Story County-Agricultural (A-1) Large Lot Residential
& Natural Areas
East Rural Transitional Residential Story County- Residential Large Lot Residential
& Rural Residential District 1 (R-1)
West Rural Transitional Residential Story County- Residential Large Lot Residential
& Natural Areas District 1 R-1)
Utilities. Urban infrastructure is not available in this rural area at this time, nor does the
City of Ames plan to extend utilities to this site in the near future. The City Council has
granted a waiver of the Subdivision Ordinance pertaining to the utility standards. Staff
understands that the proposed lots are of a size to support septic systems and wells.
3
Density: The subject property is designated as Rural Transitional Residential (RTR)in the
Urban Fringe Plan. RTR Policy 1 identifies an average net density between one unit per
acre and 3.75 units per acre for this site. Typically staff calculates average net densities by
removing the un-buildable areas from the total acreage, i.e. the Natural Areas. The total
acreage of this property is 5.1, with the Natural Areas totaling 1.11 acres. If we subtract
the Natural Areas from the total site acreage we would have 3.99 acres remaining. With
four (4) lots, 3.99 acres would yield an average net density of approximately one (1) unit
per net acre, thus complying with this guideline.
STIPULATIONS:
Staff recommended that the Preliminary Plat forthe Nacin Subdivision be approved subject
to the following stipulations:
1. Prior to Final Plat approval by the City of Ames, the property owner shall create a
conservation easement, or other agreement as approved by Story County, to
prohibit construction activities within the designated Natural Area, as identified on
Lot 4 of the Preliminary Plat.
2. According to Municipal Code Section 23.302(7)(b),the Final Plat must be submitted
to the Planning and Housing Department for approval within one year from the date
of City Council approval of the Preliminary Plat. The City Council may grant an
extension of time for the validity of the Preliminary Plat for a period not to exceed
one additional year. If the applicant is unable to comply with the year timeline,
and/or the granted extension, the applicant will be required to re-apply for the
Preliminary Plat.
Recommendation of the Planning &Zoning Commission. At its meeting of November
1, 2006, with a vote of 7-0, the Planning and Zoning Commission recommended approval
of the Preliminary Plat with the stipulations listed above. The Commission discussed a
drainage issue concern raised by the neighbor to the west. Staff indicated that Story
County has the authority to resolve any such issues through its platting and development
review process.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for the Nacin Subdivision with the
stipulations listed above.
2. The City Council can deny the Preliminary Plat for the Nacin Subdivision.
3. The City Council can approve the Preliminary Plat for the Nacin 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.
4
MANAGER'S RECOMMENDED ACTION:
The proposed Preliminary Plat is consistent with the surrounding land uses and the Land
Use Policy Plan. Stipulation #1 ensures the protection of the Natural Area from
construction activities. Stipulation #2 outlines the timing requirements of the preliminary
and final plats.
Therefore, it is the recommendation of the City Manager that Alternative #1 be adopted,
approving the City Council approve the Preliminary Plat with the stipulations listed in this
Action Form.
s
as
Ng•A B:`r`,,,I;ga -gi Rm:'«,--R-E T»85 9 o✓; \ `a'� \� ',7 .!
22
MliA
RF92
°aa;I
95-
------------
- -------- /l
19
•Z- lN`
gigs q
c61
.
co as R .$ m
y; o j`.
PRELIMINARY PLAT
STUMBO 4 ASSOG I ATES N A C I N SUBDIVISIONa `.. ' ;
ACRES "�°
LAND SURVEYING, ING. SUBO. OF LOT 1, ARNOLD SUBO. IN SE1/4, ° �'w{r°/0 2�-oL n1a!
510 S.ITth STREET,SUITE 102 AMES.IONA'50010 SE1/4 SECTION 23-84-24, STORY COUNTY, IOWA v moa
PHONE 515-233-5689 FAX 515-233-4403 ,� •�"`•` 'ba
SURVEY PREPARED FOR: AL NACIN -
JOB 915B10PP DATE: 10/24/O5 PAGE: 1 of 1
�� } �n� �g rR3".�5"Sa'du iret' 1� lK"I �, f f ,may 4 9 �.•.r '.�,� f��' f ,�• LS
�S� aE� `��€ - .�`:. �_a�• �� "� .s°•ej rr$ �. �, ¢ a � x -,a - 't�' ;'�� `�, '`��c� ,�
�.,"� )U��'�r � � " Z h+5'£x",� � UWt / x '"�x s �Fd � 7 f,�s s E • r� �;
��:F ¢ � s�,. 4'� �, F�•#'vg����' .t�` i�:q s'��X, �;,s �' a ram '�.., a�.i� +y�.. �r Y
r � 2 ✓
a
�_'yp � fk y� 4�: �d1 ��� � I+ s{� is 3�9"'�4 f�6,a L �'A y1, �' ���C, S� `�R,.':•.
a
�.� K"r j8sr�s` $q.. �-✓'rf £ •. y � ..�. ,� `�1..b�l4. �Y.N` s fi '�,�z''
V
°? x,,m. 3f agas
"
E subject
fflm
AN
r �
� a ,� j�GSl,��jb ����fi{" ��' 3% B- �.E£4�.'' �✓£. 1g+4,<
w a �j' ak J a� '� ,� � '➢��tY�j9r� kP^'�$ lei
���.} ma's e s g�Y3�"' � �-•
�z
Location Map
648 E. Riverside Road
w% x e:
jfM ��1 k
0 185 370 740
Feet
CAFAPPROVAL
SS BK_ =— SL
DM _'" \ JP
To be sent to:
Brad Larson
Stumbo & Associates
P.O. Box 1664
Ames, Iowa 50010
Leanne Harter
Story County Planning & Zoning
Story County Courthouse
900 61h Street
Nevada, Iowa 50201
��� Ce✓�'t'�� v-er�5���rlc�r"-C�. ,