HomeMy WebLinkAboutA014 - Council Action Form dated March 4, 2008 ITEM # /7
DATE 03/04/08
COUNCIL ACTION FORM
SUBJECT: WEST TOWNE SUBDIVISION PRELIMINARY PLAT
BACKGROUND:
Property Owner: Chelan Daybreak, LLC
4720 Mortensen Road
Ames, Iowa 50014
Location: 4610 Mortensen Road
Zoning: Community Commercial/Residential (CCR)
This is a proposal to subdivide one property, Parcel '13% of Lot 2, of the 7th Addition of
Dauntless Subdivision, containing approximately 5.22 acres, into three lots for commercial
development. The name of the proposed subdivision is: "West Towne Subdivision." Parcel
'B' is presently addressed as 4610 Mortensen Road. The property is vacant; however, City
staff approved a Minor Site Development Plan administratively on September 25,2007,for
the construction of a hotel (Hilton Garden Inn) on proposed "Lot 1." The site is located
southwest of the intersection of Mortensen Road and Dickinson Avenue.
Lot 1 abuts the cul-de-sac for Dickinson Avenue and U.S. Highway 30. Lot 2 abuts
Dickinson Avenue. Lot 3 abuts both Dickinson Avenue and Mortensen Road. The size of
each proposed lot is as follows:
. Lot 1: 3.07 acres;
• Lot 2: 1.00 acres; and
• Lot 3: 1.15 acres.
The following table identifies the existing land use, existing zoning, and LUPP designation
of the properties surrounding the subject site.
Area@LUMP Desrgnatrgnw ,Zcin�ng IJes�gnafion Land Us_e
North Village/Suburban Res. Community Commercial/Res. Mixed Use w/Comm. on
(CCR) 1 st floor& Res. above
South Urban Residential Story County Zoning Vacant Land
East Village/Suburban Res. Community Commercial Node Veterinary Clinic &
(CCN) Vacant Land
West Village/Suburban Res. Community Commercial/Res. Mixed Use w/Comm. on
(CCR) 1 St floor& Res. above
Public improvements and easements planned to serve the proposed subdivision are
describes as follows:
Water. An existing 12-inch water main is located in the right-of-way for Dickinson
Avenue. Another existing 8-inch water main is located in a public utility easement
(10 feet wide) along the west boundary of the proposed subdivision. These water
mains will provide service to each lot in the proposed subdivision.
Sanitary Sewer. An existing 8-inch sanitary sewer main in the right-of-way for
Dickinson Avenue will provide sanitary sewer service to each lot in the proposed
subdivision.
Storm Sewer. An existing 36-inch storm sewer main is along the west boundary of
the proposed subdivision in a public easement(15 feet wide). This storm sewer will
be extended into the subdivision at two locations to accommodate storm water
drainage on the site. One main extension of a 42-inch public storm sewer will be
constructed in an existing 30-foot wide public easement, on the lot line dividing Lots
1 and 2. The other main extension will be constructed as a 15-inch public storm
sewer in an existing 15-foot wide public easement, at the northwest corner of Lot 1.
Electric. Electric service will be provided to the subdivision by the City of Ames.
Public utility easements (10 feet wide)will accommodate the electric service along
the west property line of the proposed subdivision, along the lot lines separating
Lots 1 and 2 and Lots 2 and 3, and in the public street right-of-way for Mortensen
Road and Dickinson Avenue.
Access Easements. Access easements for ingress and egress are shown on Lot 1
of the Preliminary Plat as a means of public access on Lot 1 and extending to the
commercial/residential development abutting the west property line of the proposed
subdivision. These access easements have been recorded with the Story County
Recorder as part of the approval of the Minor Site Development Plan approved for
Parcel 'B'.
Public Sidewalk. The installation of a 4-foot wide public sidewalk is required along
the west edge of the street right-of-way for Dickinson Avenue. An 8-foot wide public
sidewalk and bike path exists in the street right-of-way for Mortensen Road along
the north boundary of the proposed subdivision.
Recommendation of the Planning & Zoning Commission. At its meeting of December 5,
2007, with a vote of 7-0, the Planning and Zoning Commission recommended approval of
the Preliminary Plat subject to the following conditions:
a) Civil drawings of all public improvements shall be submitted to the Public Works
Department for review and approval prior to installation and prior to final plat
approval.
2
b) All public improvements shall be installed prior to final plat approval unless deferment
of installation is approved by the City Council, in which case the Council shall require
the applicant to execute an Improvement Agreement and provide security in the form
of an Improvement Guarantee as set forth in Section 23.409 of the Ames Municipal
Code.
c) Prior to Final Plat approval, the applicant shall submit for City staff review and
approval, a revised Minor Site Development Plan for the Hilton Garden Inn, to be
constructed on proposed Lot 1. The revised Minor Site Development Plan shall
include property boundaries and all site improvements consistent with the
Preliminary Plat and the Final Plat for West Towne Subdivision.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for West Towne Subdivision,
located at 4610 Mortensen Road subject to the following conditions:
a) Civil drawings of all public improvements shall be submitted to the Public
Works Department for review and approval prior to installation and prior to
final plat approval.
b) All public improvements shall be installed prior to final plat approval unless
deferment of installation is approved by the City Council, in which case the
Council shall require the applicant to execute an Improvement Agreement
and provide security in the form of an Improvement Guarantee as set forth in
Section 23.409 of the Ames Municipal Code.
c) Prior to Final Plat approval, the applicant shall submit for City staff review
and approval, a revised Minor Site Development Plan for the Hilton Garden
Inn, to be constructed on proposed Lot 1. The revised Minor Site
Development Plan shall include property boundaries and all site
improvements consistent with the Preliminary Plat and the Final Plat for West
Towne Subdivision. After the recording of the Final Plat by the Story County
Recorders Office,the revised Minor Site Development Plan will be approved
with the boundaries for Lot 1.
2. The City Council can deny the Preliminary Plat for West Towne Subdivision if it finds
that 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 as described in
Section 29.302(10)(c)(i) of the Municipal Code.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information, provided that the applicant provide a written
waiver of their rights to have their application processed within 30 days as specified
in Ames Municipal Code Section 23.302(4).
3
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council approve the Preliminary
Plat for West Towne Subdivision, as depicted on the attached map titled "West Towne
Subdivision Preliminary Plat"dated November 19, 2007 and received November 19, 2007,
based upon the findings of fact and conclusions in Appendix B and subject to the following
conditions:
1. Civil drawings of all public improvements shall be submitted to the Public Works
Department for review and approval prior to installation and prior to final plat
approval.
2. All public improvements shall be installed prior to final plat approval unless
deferment of installation is approved by the City Council, in which case the Council
shall require the applicant to execute an Improvement Agreement and provide
security in the form of an Improvement Guarantee as set forth in Section 23.409 of
the Ames Municipal Code.
3. Prior to Final Plat approval, the applicant shall submit for City staff review and
approval, a revised Minor Site Development Plan for the Hilton Garden Inn, to be
constructed on proposed Lot 1. The revised Minor Site Development Plan shall
include property boundaries and all site improvements consistent with the
Preliminary Plat and the Final Plat for West Towne Subdivision. After the recording
of the Final Plat by the Story County Recorders Office, the revised Minor Site
Development Plan will be approved with the boundaries for Lot 1.
4
Attachment A
Applicable Law
The laws 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 Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general provisions
for subdivisions within the City limits and within two miles of the City limits of Ames.
Ames Municipal Code Section 23.302(3):
(3) Planning and Zoning Commission Review.
(a) The Planning and Zoning Commission shall examine the Preliminary Plat, any
comments, recommendations or reports assembled or made by the
Department of Planning and Housing, and such other information as it deems
necessary or desirable to consider.
(b) Based upon such examination, the Planning and Zoning Commission shall
ascertain whether the Preliminary 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.
Ames Municipal Code Section 23.302(4):
(4) Planning and Zoning Commission Recommendation: Following such examination
and within 30 days of the regular meeting of the Planning and Zoning Commission at
which a complete Application is first formally received for consideration, the Planning
and Zoning Commission shall forward a report including its recommendation to the
City Council. The Planning and Zoning Commission shall set forth its reasons for
any recommendation to disapprove or to modify any Preliminary Plat in its report to
the City Council and shall provide a written copy of such reasons to the developer.
Ames Municipal Code Section 23.302(5):
(5) City Council Review of Preliminary Plat: All proposed subdivision plats shall be
submitted to the City Council for review and approval in accordance with these
Regulations. The City Council shall examine the Preliminary Plat, any comments,
recommendations or reports examined or made by the Planning and Zoning
Commission, and such other information as it deems necessary and reasonable to
consider.
5
Ames Municipal Code Section 23.302(6):
(6) City Council Action on Preliminary Plat.
(a) Based upon such examination, the City Council shall determine whether the
Preliminary 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. In
particular, the City Council shall determine whether the subdivision conforms to
minimum levels of service standards set forth in the Land Use Policy Plan for
public infrastructure and shall give due consideration to the possible burden of
the proposed subdivision on public improvements in determining whether to
require the installation of additional public improvements as a condition for
approval.
(b) Following such examination and within 30 days of the referral of the
Preliminary Plat and report of recommendations to the City Council by the
Planning and Zoning Commission, the City Council shall approve, approve
subject to conditions, or disapprove the Preliminary Plat. The City Council
shall set forth its reasons for disapproving any Preliminary Plat or for
conditioning its approval of any Preliminary Plat in its official records and shall
provide a written copy of such reasons to the developer.
Ames Municipal Code Chapter 23, Subdivisions, Division III, provides the procedures for
the subdivision of property; specifically Section 23.302 discusses Major Subdivisions.
Ames Municipal Code Section 23.403(14)(a) requires installation of four-foot wide
sidewalks within the right-of-way on both sides of a public street.
Ames Municipal Code Chapter 23, Subdivisions, Division IV, identifies design and
improvement standards for subdivisions.
Ames Municipal Code Chapter 29, Zoning, Section 29.806, includes standards for the
Community Commercial/Residential (CCR) zone.
Ames Municipal Code Section 23.107 reads as follows:
In addition to the requirements of the Regulations, all plats of land must comply with
all other applicable City, county, state and federal statutes or regulations. All
references in the Regulations to other City, county, state or federal statutes or
regulations are for informational purposes only, and do not constitute a complete list
of such statutes or regulations. The Regulations are expressly designed to
supplement and be compatible with, without limitation, the following City plans,
regulations or ordinances:
(1) Land Use Policy Plan
(2) Zoning Ordinance
(3) Historic Preservation Ordinance
6
(4) Flood Plain Ordinance
(5) Building, Sign and House Moving Code
(6) Rental Housing Code
(7) Transportation Plan
(8) Parks Master Plan
(9) Bicycle Route Master Plan
Plats may be disapproved on the basis of the above, and other City Council
approved plans and policies that may be adopted from time to time.
7
Attachment B
Findings of Fact & Conclusions
Staff makes the following findings of facts and conclusions pertaining to the Preliminary
Plat for West Towne Subdivision:
Finding 1: The properties are designated as Village/Suburban Residential on the Land Use
Policy Plan (LUPP) Map.
Finding 2: All required infrastructure and improvements are in place except for a 4-foot
wide public sidewalk along the west edge of the Dickinson Avenue right-of-way. Section
23.409 of the Ames Municipal Code allows the City Council to either require installation of
this sidewalk prior to final plat approval or to defer installation subject to execution of an
Improvement Guarantee.
Finding 3. The Maximum FAR within the"CCR"Community Commercial/Residential Node
zone is 0.75. The hotel proposed for Lot 1 includes 86,733 gross square feet of floor area.
The hotel will be constructed on Lot 1, which includes 133,231 gross square feet of land
area. The FAR for the proposed hotel on Lot 1 will therefore be 0.65, which is less than
the maximum FAR of 0.75 for the CCR zone.
Finding 4. All lots within the plat will have frontage on and access to public rights of way.
Conclusions:
The proposed plat is consistent with the City's Land Use Policy Plan, meets all adopted
development standards applicable to subdivision plats in this district and satisfies all
requirements of the Code of Iowa Chapter 354, Section 8, all as described in Attachment
A, provided that(a)the required sidewalks are installed either prior to final plat approval, or
a deferral is granted subject to execution of an Improvement Guarantee, and (b), a revised
site plan is submitted for the approved Hilton Garden Inn for reflecting the proposed Lot 1
of the subdivision.
SACouncil Boards Commissions\CC\Preliminary Plats\West Towne Subdivision-03-04-08.doc
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4610 Mortensen Rd M.
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