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Home My WebLink AboutA005 - Council Action Form dated September 12, 2006 (large maps not scanned) 2 ITEM # DATE 09/12/06 COUNCIL ACTION FORM SUBJECT: PRELIMINARY PLAT FOR THE ESTATES OF NATURE'S CROSSING BACKGROUND: Property Owners: Everett W. Cochrane II Revocable Trust and the Marjorie L. Cochrane Revocable Living Trust Developer: Keith Arneson 2426 Yorkshire Circle Ames, Iowa 50010 Contact Person: Ken Janssen Engineering Plus, Inc. 612 Fifth Street Ames, Iowa 50010 Purpose: The property owner is requesting approval of a Preliminary Plat for The Estates of Nature's Crossing. The proposed subdivision includes 24 numbered lots for single family detached residential dwellings, and one lettered lot to be dedicated as public right-of-way. Location: East of South Dakota Avenue and south of Harris Street, Christopher Gartner Park, and the Mary Greeley Medical Center Israel Family Hospice House. The site addressed at 500 South Dakota Avenue. Area: 15.15 acres Zoning: RL, Residential Low Density LUPP Designation: Greenway & Village/Suburban Residential Existing Conditions: An existing 4,536 square foot single story house is currently located on the property and is proposed to remain on Lot 8. The existing outbuildings located on Lots 7, 9, 10, 17, and 18 are planned to be removed. The asphalt driveway servicing the existing home is also planned for removal as shown on the submitted Preliminary Plat. The applicant has submitted a letter, dated January 5, 2004,from the Corps of Engineers, which states that the existing wetland (pond) is identified as isolated and not considered jurisdictional wetland. Further, the letter states that the placement of dredged or fill material into the identified wetland will not require Department of the Army authorization. College Creek meanders through the southern portion of the property within an existing Greenbelt Conservation Easement. The Preliminary Plat also identifies the floodway limit as being located completely within the Greenbelt Conservation Easement. ANALYSIS: Description of surrounding area: Area LUPP.Des�gration Zoning r Lard Uses _M.. ... North Parks and Open Space RL— Residential Low Density Single Family Residential, Low-Density Residential S-GA—Government/Airport Park, & Hospice House District South Greenway&Low-Density F-PRD — Planned Residence Willow Creek Estates Residential District Condominiums East Greenway & Village/ FS-RL — Suburban Residential South Fork Subdivision — Suburban Residential. Zone Residential Low Density .Future Single Family Residential West Low-Density Residential RL— Residential Low Density Single Family Residential 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 14-inch water main is located in the South Dakota Avenue right-of-way along the west side of the subject site. The developer proposes to extend an 8-inch water main into the subject site on the northern side of the proposed public street, Cochrane Parkway. The proposed 8-inch water line will be a dead end line at the eastern edge of this subdivision; however,this water line will be extended to the east and looped through the South Fork Subdivision as that subdivision further develops. Sanitary Sewer. An existing 18-inch sanitary sewer currently bisects the southern tier of lots and affects the buildable area of Lots 14, 15, and 16. The developer proposes to relocate the 18-inch sanitary line on. Lots 14, 15, and 16 to the south, thus creating sufficient buildable area for those lots. The developer will further extend an 8-inch line,from the 18-inch line, running northward on the western edge of Lot 16 and on the eastern edge of Lot 17. The 8-inch line is proposed to be further extended to the east and west in Cochrane Parkway. An existing 8-inch sanitary line also runs north and south, on the eastern edge of Lots 13 and 14. Storm Sewer. The storm sewer system will be constructed by the developer in association with this development. Storm water generated from the northern tier of properties and a small portion of the southern tier of properties will be intercepted by the storm sewer system in Cochrane Parkway. The majority of runoff from the lots on the southern side of Cochrane Parkway will sheet drain to College Creek with the exception of the storm sewer intakes at the far western boundary of the subdivision. The proposed storm sewer system conveys runoff to a detention area within Lots 17, 18, and 19. The detention area is constructed with outlet controls such that the volume generated by, up to, the five-year storm is not released directly to College Creek. Instead,the soil in the bottom of the detention area will be modified to allow a high infiltration into the subsoil. This allows for contaminates in the storm water to be contained in the area and for the ground water system to be recharged. French drains may be needed to keep the time that water stands in the detention area to an 2 acceptable duration. Native grasses and shrubs planted within the basin are intended to encourage infiltration and maintain the durability required to withstand the larger flows. A storm water control structure will be placed in the detention area to allow flows in excess of the 5-year storm to be slowly released into the Creek in such a way that the total runoff from The Estates of Nature's Crossing subdivision will not exceed a 100-year storm event, the runoff rate of the pre-development 5-year storm. 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. Streets, Vehicular, and Pedestrian Access. The developer will construct proposed Cochrane Parkway through the site from South Dakota Avenue at the western boundary of the subdivision to the eastern boundary of the subdivision with a future connection to the east when the future phases of South Fork Subdivision are platted and constructed. The Developer is proposing a temporary turnaround for emergency vehicle access on Lots 13 and 14 until such time that Cochrane Parkway is extended through the South Fork Subdivision. The developerwill install sidewalks and street trees on both sides of Cochrane Parkway in accordance with the applicable standards.These improvements are consistent with the requirements of the Subdivision Ordinance. A City-wide shared use path system from the ISU Arboretum to Daley Park is identified within the Existing and Planned Bicycle Facilities plan, in the Ames Area MPO Long Range Transportation Plan. At the City Council meeting on August 8, 2006, Council affirmed the existing shared-use pathway policy via Resolution No. 06-325. Further, the Council preliminarily reviewed the location of the shared use path in The Estates of Nature's Crossing and determined that locating the shared-use pathway directly north of College Creek would be the most appropriate location. The Developer is accommodating this connection on the north side of College Creek. The shared use path through The Estates of Nature's Crossing is an eight-foot wide asphalt path located within a ten-foot wide easement for public access and use. A four-foot wide cement path is also proposed to be constructed by the developer between Lots 4 and 5. The Preliminary Plat identifies Outlot `A' to include the four-foot wide pathway with two additional feet on either side. City of Ames Parks and Recreation Department has requested an easement rather than an Outlot, therefore, a stipulation has been added, Stipulation #4, which requires that Outlot `A' be removed and replaced with an eight-foot wide public access easement on the Final Plat. This four-foot wide path would connect to a future woodchip path that is planned to meander along the eastern property line of the Mary Greeley Medical Center Israel Family Hospice House, within a 30-foot wide easement. Staff has been in contact with administrators from Mary Greeley Medical Center, who indicated that an easement to provide connectivity from the proposed subdivision to Christopher Gardner Park would be recommended for Board approval. Staff would add a stipulation that prior to submittal of the Final Plat, an easement will be obtained to provide a pathway connection from The Estates of Nature's Crossing to 3 Christopher Gardner Park, along the eastern property line of the Hospice House. City staff has agreed to play a lead role in working with Mary Greeley Medical Center to secure this easement. 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, located on Welch Avenue in Campustown, provides fire coverage to the subject area. Mary Greeley Medical Center will supply ambulance services to the subject property. The subject area falls within an existing police patrol area. Greenbelt Easement. The subject property contains an existing Greenbelt Conservation Easement across approximately the southern half of the southern tier of proposed lots, Lots 14 through 24. The applicant has provided the City with a copy of the Greenbelt Conservation Easement Agreement,which includes restrictions on construction within the easement area. Construction cannot occurwithin the existing easement unless the owners and the City Council agree to amend the easement. Staff would recommend placement of a stipulation on the approval to require that the Greenbelt Conservation Easement be modified to allow the pathway construction and utility construction prior to submittal of the Final Plat. STIPULATIONS: The Preliminary Plat for The Estates of Nature's Crossing Subdivision should be approved subject to 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: dedication of public right-of-way, street paving, curb, gutter, sidewalks, shared use pathway, street lights,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. That prior to submittal of the Final Plat for The Estates of Nature's Crossing, an easement will be requested and obtained to provide a pathway connection from The Estates of Nature's Crossing to Christopher .Gardner Park, along the eastern property line of the Mary Greeley Medical Center Israel Family Hospice House. 3. That prior to submittal of the Final Plat for the Estates of.Nature's Crossing, the existing Greenbelt Conservation Easement shall be modified to allow the construction of a shared use pathway and utility infrastructure construction within the easement area. 4 4. Outlot A shall be identified on the Final Plat as an eight-foot wide public access easement. Recommendation of the Planning &Zoning Commission. At its meeting of September 6, 2006, with a vote of 7-0, the Planning and Zoning Commission recommended approval of the Preliminary Plat with the stipulations listed above. ALTERNATIVES: 1. The City Council can approve the Preliminary Plat for The Estate's of Nature's Crossing subdivision with the stipulations listed above. 2. The City Council can deny the Preliminary Plat for The Estates of Nature's Crossing subdivision. 3. The City Council can approve the Preliminary Plat for The Estates of Nature's Crossing 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. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Managerthat Alternative#1 be adopted.The proposed Preliminary Plat is consistent with the surrounding land uses, existing zoning, and LUPP designation. Staff supports the four stipulations outlined in this Action Form. Stipulation#1 ensures the installation of the required public improvements. Stipulation #2 requires obtaining an easement prior to Final Plat submittal from the Mary Greeley Medical Center Israel Family Hospice House for a pathway connection from The Estates of Nature's Crossing to Christopher Gardner Park. Stipulation #3 requires modification of the existing Greenbelt Conservation Easement prior to the submittal of the Final Plat to allow the construction of a shared use pathway and utility construction. 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