HomeMy WebLinkAboutA002 - Council Action Form dated September 25, 2007 i
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ITEM #
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DATE 09/25/07
COUNCIL ACTION FORM
SUBJECT: FINAL PLAT APPROVAL — NORTHRIDGE HEIGHTS 11T" ADDITION
BACKGROUND:
Applicant: Uthe Development Co. LLC Property Owner: Uthe Development Co.
Chuck Winkleblack
105 South 16th Street
Ames, Iowa 50010
Request: The applicant is requesting final plat approval of the 11 th Addition of the
Northridge Heights Subdivision. This is a 44-lot subdivision located at in the Northridge
Heights development, and encompasses a portion of Outlot H of the 8th Addition, and
Outlot F of the 9th Addition. Preliminary plat approval was originally granted December 11,
2006. Since that time, various amendments to the plat have been approved, and final plat
for nine divisions have been approved and recorded.
Applicable Laws and Policies:
Adopted laws and policies applicable to this case file are attached for the Council's
consideration
Staff Analysis:
This proposed plat is called the Eleventh Division of the Northridge Heights Subdivision. It
should be noted, however,that the Tenth Addition has not yet been submitted, approved or
recorded. Moreover, the divisions have not progressed in accordance with the approved
Phase Plan that was approved with the Master Plan for the Northridge Heights Subdivision.
However, after consulting with the City's Legal Department, staff concluded that phasing
may progress differently than originally approved so long as the phases are logical in
relationship to the infrastructure improvements and the Development Agreement and are
consistent with the approved preliminary plat.
The applicant has installed and completed installation of storm sewer, sanitary sewer, and
water mains. Items that have not yet been installed include electric utilities and streets,
which will require bonding in the amount of$296,500.00. This is reflected in the Resolution
Accepting Public Improvements and Bond on Northridge Heights Subdivision Eleventh
Addition, Ames, Story County, Iowa. Sidewalks and streets will be installed per a signed
and submitted Agreement for Sidewalk and Street Trees,which will require sidewalks and
street trees to be installed either prior to issuance of building permits for affected lots, or
prior to issuance of occupancy permits.
In reviewing this proposal, staff reviewed the proposed final plat against the approved
preliminary plat and found that it fully complies with the layout, form, and conditions of the
approved preliminary plat. Additionally, the City Attorney reviewed and approved the
following documents, which were submitted pursuant to Code of Iowa Section 354.11, (of
which, items 1, 2 & 3 must be recorded with the subdivision plat along with a certified
resolution approving the subdivision):
1. Consent and Dedication by Requisite Parties
2. Attorney Opinion of Title and Mortgage Holders
3. Treasurer's Certificate on Taxes
4. Execution of Easements by Requisite Parties
5. Sidewalk Agreement
6. Agreement for Public Improvements Form
ALTERNATIVES:
1. The City Council can approve the request for final plat by approving the Resolution
Accepting the Final Plat of Northridge Heights Subdivision, Division Eleven, Ames
Story County, Iowa, and also by approving the Resolution Accepting Public
Improvements and Bond on Northridge Heights Subdivision Eleventh Addition,Ames,
Story County, Iowa, which is for the amount of$296,500.00.
2. The City Council can require that all public improvements described on the approved
Preliminary Plat be installed and dedicated prior to approval of the final plat.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council act in accordance with
Alternative 1, which is to approve the Resolution Accepting the Final Plat of Northridge
Heights Subdivision, Division Eleven,Ames Story County, Iowa, and also by approving the
Resolution Accepting Public Improvements and Bond on Northridge Heights Subdivision
Eleventh Addition, Ames, Story County, Iowa, which is for the amount of$296,500.00.
2
Applicable Laws and Policies Pertaining to Final Plat Approval
Adopted laws and policies applicable to this case file include, but are not limited to, the
following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa,-Section 354.6
Ames Municipal Code Section 2.302(10)
(10) City Council Action on Final plat for major Subdivision:
a. All proposed subdivision plats shall be submitted to the City Council for
review and approval. Upon receipt of any Final Plat forwarded to it for
review and approval, the City Council shall examine the Application Form,
the Final Plat, any comments, recommendations or reports examined or
made by the Department of Planning and Housing, and such other
information as it deems necessary or reasonable to consider.
b. Based upon such examination, the City Council shall ascertain whether
the Final Plat conforms to relevant and applicable design and improvement
standards in these Regulations, to other City ordinances, and standards,
to the City's Land use policy Plan and to the City's other duly adopted
plans.
c. The City Council may.
i. Deny any subdivision where the reasonably anticipated impact of
such subdivision will create such a burden on existing public
improvements or such a need for new public improvements that the
area of the City affected by such impact will be unable to conform to
level of service standards set forth in the land use Policy Plan or
other capital project or growth management plan of the City until
such time that the City upgrades such public improvements in
accordance with schedules set forth in such plans; or,
ii. Approve any subdivision subject to the condition that the Applicant
contribute to so much of such upgrade of public improvements as
the need for such upgrade is directly and proportionately
attributable to such impact as determined at the sole discretion of
the City. The terms, conditions and amortization schedule forsuch
contribution may be incorporated within an Improvement
Agreement as set forth in Section 23.304 of the Regulations.
d. Prior to granting approval of a major subdivision Final Plat, the City
Council may permit the plat to be divided into two or more sections and
may impose such conditions upon approval of each section as it deems
necessary to assure orderly development of the subdivision.
Followingsuch examination, and within 60 days oftheApplicant'sfilingofthe complete Application'
for Final Plat Approval of a Major Subdivision with the Department of Planning and Housing, the
City Council shall approve, approve subject to conditions, or disapprove the Application for Final
Plat Approval of a Major Subdivision. The City Council shall set forth its reasons for disapproving
any Application or for conditioning its approval of any Application in its official records and shall
provide a written copy of such reasons to the developer. The City Council shall pass a resolution
accepting the Final Plat for any Application that it approves.
3
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CAFAPPROVAL
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To be sent to:
Nate Easter
HWS Consulting Group
223 South Walnut, Suite D
Ames, Iowa 50010