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HomeMy WebLinkAboutA004 - Council Action Form dated May 27, 2008 4 ITEM # gg4b DATE 05/27/08 COUNCIL ACTION FORM SUBJECT: REVISIONS TO THE APPROVED PRELIMINARY PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION BACKGROUND: Date Prepared: May 14, 2008 Meeting Dates: Planning and Zoning Commission — May 21, 2008 City Council — May 27, 2008 Property Owner: Uthe Development Co., LLC 105 South 16th Street Ames, Iowa 50010 Location: Generally located north of Bloomington Road, east of George Washington Carver Avenue, and west of the Union Pacific Railroad right-of-way. Zoning: Suburban Residential Low Density (FS-RL) and Suburban Residential Medium Density (FS-RM) Project Description. This is a proposal to revise the Preliminary Plat for Northridge Heights Subdivision, approved by the City Council on May 23, 2006, to establish new lots for future residential and commercial development. In conjunction with the proposed revisions to the Preliminary Plat, the Developer has submitted requests to revise the Master Plan for Northridge Heights Subdivision, and to rezone the southeast portion of Northridge Heights Subdivision from "FS-RM" (Suburban Residential Medium Density)to "CVCN" (Convenience Commercial Node). Proposed changes to the Preliminary Plat include the division of Lots 400, 401, and 402 into additional lots, and the construction of public streets to access the proposed lots. The Developer also proposes to reduce the number of lots in the area of the subdivision located east of Stange Road and north of Harrison Road, zoned as"FS-RL"(Suburban Residential Low Density), to provide larger lots for single-family detached construction. (See the "General Information" graphic showing the proposed lot areas.) The number of lots proposed for single-family attached dwellings on the south side of Roxboro Drive has been reduced by four to accommodate the proposed street (Cardiff Road) and Outlots "H" and Lot 400 on the approved Preliminary Plat includes approximately 5.29 acres (230,661 square feet). This lot is proposed for division into five new lots (Lots 300, 301, 302, 303, and 304 shown on the attached graphic)for multiple-family residential development in the "FS-RM" (Suburban Residential Medium Density) zoning district. A new street (Tiverton Circle) is proposed that connects to Stange Road. This street terminates in a cul-de-sac to serve the five new residential lots, as well as the proposed commercial lot(Lot 401)directly to the south. Lot 401 on the approved Preliminary Plat includes approximately 16.9 acres (737,832 square feet). This lot is proposed for division into two new lots (Lots 402 and 403) in an area proposed for rezoning from "FS-RM"to "CVCN" (Convenience Commercial Node), as well as additional lots (Lots 305 through 331 shown on the attached graphic) for townhomes, multiple-family residential, and proposed streets (Cardiff Road and Thetford Drive). Lot 402 on the approved Preliminary Plat includes approximately 3.62 acres (157,668 square feet). This lot is proposed for division into two lots (Lots 400 and 401 shown on the attached graphic) in an area proposed for rezoning from "FS-RM" to "CVCN" for future commercial development. A portion of Lot 402 (on the approved Preliminary Plat) is proposed as the southern portion of Lot 300 and as part of the street right-of-way for Tiverton Circle. Lots 84 through 205 on the approved Preliminary Plat are proposed for replatting to reduce the number of lots in this area of Northridge Heights Subdivision from 121 lots to 99 (Lots 40 through 139 shown on the attached graphic of the revised Preliminary Plat). Use and Designation of Surrounding Properties. The following table identifies the existing land use, existing zoning, and LUPP designation of the properties surrounding the subject site. Area LUPP Designation Zoning Designation Land Use North Priority Transitional Story County Zoning Agricultural Residential South Village/Suburban Res. Suburban Residential Low Density Single-Family Detached (FS-RL) East Low-Density Res. Residential Low Density(RL) and Single-Family Detached Govern ment/Airport (S-GA) Ames Water Tower West Priority Transitional Story County Zoning Agricultural Residential and Flood Plain for Squaw Natural Areas Creek Farmstead Applicable Law. Laws pertinent to the proposal are described on Attachment A. Utilities, Easements and Sidewalks. Public improvements planned to serve the proposed subdivision are describes as follows: Water. An 8-inch water main is proposed in all street right-of-ways for the portion of Northridge Heights Subdivision that is proposed for revisions at this time. These water mains will provide service to each lot in the area of Preliminary Plat revisions. Sanitary Sewer. An 8-inch sanitary sewer main is proposed in all street right-of-ways for the portion of Northridge Heights Subdivision that is proposed for revisions at this time. These sanitary sewer mains will provide service to each lot in the area of Preliminary Plat revisions. 2 Storm Sewer. The revised storm water management plan has been reviewed and approved by the Public Works Department for compliance with City of Ames standards. 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 street right-of-ways in the area of the Preliminary Plat revisions. Public Sidewalk. A 4-foot wide public sidewalk will be installed in the right-of-way along both sides of all streets, except the west side of Stange Road where an 8-foot wide shared use path will be constructed. Street Trees. Section 23.402 of the Ames Municipal Code requires all subdivisions which are "zoned residentially"to include trees planted in the right-of-way. Street trees are shown on the attached "Street Tree Plan"for all of the proposed streets, including: Cardiff Road, Thetford Drive, and Tiverton Circle. In addition, the tree species planned for the right-of- way has been revised as shown in the attached "Tree Distribution" table. American Hophornbeam, Sugar Maple and Black Maple trees are planned along ten of the streets in Northridge Heights Subdivision. American Hophornbeam has been substituted for Norway Maple on the previously approved Street Tree Plan. Hackberry, Boulevard Linden and Redmond Linden are proposed along fifteen of the streets in Northridge Heights Subdivision. This is a change from the tree species approved as part to the original Street Tree Plan, which included: White Ash, Green Ash, American Linden and Greenspire Linden. Northridge Heights Subdivision Development Agreement. A Development Agreement was part of the original approval of Northridge Heights Subdivision, approved on November 14, 2000. Certain provisions of the Development Agreement will be enacted at the time the Final Plat is approved for the portion of the Preliminary Plat being revised at this time. Those provisions are described as follows: Section V: Improvements B. Streets and Street Improvements. 3. The Developer shall, at its sole expense, and at no cost or charge to the City, construct the City specified improvements for two streets lanes on the north side of the now existing segment of Bloomington Road from the east line of the Union Pacific Railroad tracks to George Washington Carver Avenue, said construction to be completed to the satisfaction of the City not later than one year after the construction of 375 dwelling units on the Site. 5. The Developer shall, at its sole expense, and at no charge to the City, construct, erect, and install the left turn lane improvements as specified by the City at the intersection of Stange Road and Bloomington Road for the east-bound, south- bound, and west-bound portions of that intersection. The construction of those left turn lane improvements shall be done and completed to the satisfaction of the City, simultaneous with construction of the widening improvements on Bloomington Road. 3 6. The Developer shall, at its sole expense, and at no cost or charge to the City, construct the improvements specified for a left turn storage lane at the intersection with George Washington Carver Avenue for all streets proposed for the Site, as shown on Appendix E. Construction of those left turn storage lanes shall be done and completed to the satisfaction of the City in accordance with the schedule and construction specifications set by the City at the time of approval, by the City, of the final plat of the Phase of Development for the land abutting on those left turn storage lanes. 7. The Developer shall pay to the City 100% of the City's cost for installation of traffic control signals at the intersection of Bloomington Road and Stange Road. Installation of those traffic signals shall occur at the time that the widening of Bloomington Road occurs, or when the warrants specified by the Manual on Uniform Traffic Control Devices are met,whichever occurs first, but not laterthan the approval of the final plat for the final Phase of Development for the Site. The City may require the installation of the said traffic control signals as a condition for the approval of any final plat of subdivision submitted for approval after the said warrants have been met. 8. The Developer shall, at its sole expense, and at no cost or charge to the City, construct the improvements specified for a left turn lane at the intersection with Stange Road for all streets proposed for the Site, as shown on Appendix E, between Bloomington Road and Harrison Road. Construction of those left turn storage lanes shall be done and completed to the satisfaction of the City in accordance with the schedule and construction specifications set by the City at the time of approval by the City of the final plat of the Phase of Development for the land abutting those left turn storage lanes. 10. The Developer shall, at its sole expense, and at no cost or charge to the City, construct bike path improvements as specified by the City. Those bike path improvements shall be constructed as shown on Appendix E, in accordance with the schedule and construction specifications set by the City at the time of approval by the City of the final plat of the land abutting a bike path. Traffic Impacts. During the development review process of the rezoning, re-platting and master plan update, the public works staff reviewed the proposed change of uses to determine traffic impacts. They concluded that any changes in traffic generation from the residential uses initially planned to the proposed commercial uses could be accommodated by the proposed street improvements. 4 FINDINGS OF FACT & CONCLUSIONS: Staff makes the following findings of facts and conclusions: FINDING 1. The property is designated as "Village/Suburban Residential" and "Convenience Commercial Node" on the Land Use Policy Plan Map. CONCLUSION: The proposed Preliminary Plat is consistent with the Land Use Policy Plan and the associated Land Use Policy Plan map designation of the site. Staff is not aware of any other inconsistencies with the Land Use Policy Plan, therefore, staff concludes that Code of Iowa Chapter 354, Section 8 has been satisfied. FINDING 2. The applicant is proposing revisions to an approved residential subdivision for single-family detached, single-family attached, and multiple-family residential development. The applicant has also proposed the rezoning of a portion of Northridge Heights Subdivision to "CVCN" (Convenience Commercial Node) for commercial development. CONCLUSION: The property is zoned as "FS-RL" (Suburban Residential Low Density) and "FS-RM" (Suburban Residential Medium Density). The revised Preliminary Plat for Northridge Heights Subdivision complies with the applicable standards of the "FS-RL" and the "FS-RM"zones; therefore, staff concludes that the applicable standards of the Ames Municipal Code, Section 29.1202, have been satisfied. If the City Council takes action to rezone a portion of the subdivision to "CVCN" (Convenience Commercial Node), as proposed, staff concludes that the applicable standards of the Ames Municipal Code, Section 29.807, have been satisfied, as well. FINDING 3. The proposed subdivision complies with all relevant and applicable design and improvement standards of the Subdivision Regulations, to other City ordinances and standards and to the City's Land Use Policy Plan. CONCLUSION: Staff concludes that Ames Municipal Code Section 23.302(6)(a) has been satisfied. Recommendation of the Planning & Zoning Commission. At its meeting of May 21, 2008, with a vote of 5-0, the Planning and Zoning Commission recommended approval of the revised Preliminary Plat for Northridge Heights Subdivision with the stipulations as stated by staff. 5 ALTERNATIVES: 1. The City Council can approve the revised Preliminary Plat for Northridge Heights Subdivision, based upon the findings of facts and conclusions in this report, and subject to approval of the revised Master Plan for Northridge Heights Subdivision that is being processed concurrently with the application for approval of the revised Preliminary Plat for Northridge Heights Subdivision; and subject to the following conditions: a) Civil drawings of all public improvements shall be submitted to the Public Works Department for review and approval priorto installation and priorto 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) The street, bike path and any other improvements, described in Section V(B)(3,7,8 & 10) of the Development Agreement for Northridge Heights Subdivision, dated November 14, 2000, and approved by the City Council shall be required at the time of approval of the final plat for any or all of Lots 400, 401, 402, or 403. 2. If the City Council finds that the proposed Preliminary Plat does not conform to all adopted standards and applicable law pertaining to subdivisions,the City Council can deny the revised Preliminary Plat for Northridge Heights Subdivision. 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). 6 MANAGER'S RECOMMENED ACTION: Based upon the Findings of Fact and Conclusions above, it is the recommendation of the City Manager that the City Council act in accordance with Alternative No. 1, which is to recommend approval of the revised Preliminary Plat for Northridge Heights Subdivision, subject to approval of the revised Master Plan for Northridge Heights Subdivision that is being processed concurrently with the application for approval of the revised Preliminary Plat for Northridge Heights Subdivision; 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. The street, bike path and any other improvements, described in Section V(B)(3,7,8& 10) of the Development Agreement for Northridge Heights Subdivision, dated November 14, 2000, and approved by the City Council shall be required at the time of approval of the final plat for any or all of Lots 400, 401, 402, or 403. 7 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 with 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. 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, Section 23.402, provides requirements for landscaping in the right-of-way for residential subdivisions. 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, Chapter 29, Section 29.1202, provides the zoning provisions for "Suburban Residential"development in the TS-RL"and in the TS-RM"zones. "Suburban Residential Development Principles", permitted uses, supplemental development standards, and regulations for minimum required densities, requirements for lot and block design requirements, open space, landscape buffers and parking are provided. 9 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 (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. 10 3 isi� -T'F- +�J � ��,,.- a F .3 ,�(�53 r'{s �:RT3. c r x "jar a�• as � ,t,3�",. - � }�,k&_. a {( mar eke. a �•kt i'fi•'��,�•�-t' �'X,� �' kM711 e e • � .fin^ .� a,,*��F� ; . r sr� �'ra es �.`y.+e' tar � -�, �, � P � �,•si„�..,.`�._.y. n Iz�. ly M 6P9 � � # � + to ►K �E .W S4tt�m 0� ;9" k !fig�w STOCKBURY • ��� •' �"� t� �rW.iC..'s� 'Y �� � � � �. `fin �� �� c „��� � "� j '# a ¢ 4 !� WESTONrDR N� �� � z 3Mj� -= ��� ' HARRISON RD ,.�• �(�} p _�AS ;Ae i' ,�.'•�$ � F� � h4S�.�b�� >_ a } �' � :r 'Re{��i���f/�j dam' a •- �t ' t R ROXBOR03! � ���gri rU�-�'- s3�, - � -�, "l,t¢ ,,;f -�, ��f'a7 .•.U3' - M ry peg v +BLOOMINGTONtRD ' ; tj .mLMONDRD � e CFO BAYBERRY=RDa �m .�p ' m Full 0 J W f � x� 5 KINGSTONgDR� xp . x el� t e =M tF ASPMIZA ..EN3RD w t t� #`� * ¢ ySAF i CLAq(aT ONIDRc�j � o gsNrq �� N� o q r pTO f f t tw ¢ Oalffit ' ���; �� � _ � . 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YE ° s` 38 .,•�.,�.13 sr- ev_ �vx• =m-_J•- •�u ,� �,TT CONTINUATION FOR CONTINUATION f' a ` !�- r8 r s \'ate e/Jti = e -- --- .,.� 1 • 'y, 10�✓�\`. `\� \g \ F ssegsNEEI•a 123 55 1= 37 139 - ; 137 136 'N -.\ 13814 A 5 •E I �\ ',\ 124 ,98 �u m T9 \ x O_ 3 54 /\ .,\ . 133 n `n .�, 80 �° a 0> o a 56 "• ii C .• � 3 x `•.. r •132 r le a 125 97/ , t 29 =� \ •`-\ 13b 126 .N 96 12,7 lL 34 n� \ M 18 83 BCIRCLEX ,M 129 .92 \ ` // z z 33 s J �`' \ .�e� 91 c. 32 L_a� /I•'; 1. 61 :62 A ;� r PROP0.5ED PARR r•' � '„•�- - 8; 86 j/� o A,o e 4ee 63 , e� (1 ACRES \ .� 88 a /fl � 65 N 8�//,. !\ •-- $. �e a W'.' 3 9rr+� _ U28 o. 29 I •O a&361OII omaxeoer pgA9AN( 1 NJLR FORSEES7NUNTON SIDiH8rN0. SrES I fIL+Li'7 5 12 i S Revised Preliminary Plat I jS FOR CVNTINVA770N �\ \\ `iB`�F Grading Plan zo0 9�l_ �� / ,•q.��ii f bra°CI \\\ PRIM ED PARK ` OUTLOT 'G' MA �.y 1 / _ i�i' STDRY WATER D OETENTI DN POND '�,` \ \'\• oP c �• ;yy ` X v /_�_ u H 7FAF t -,J r INDN-AERATEDI 31 A•3 ' I � Q ���. 2B1 2711 26 �/ �+•� _ � -- � /F'a a�_� \\. \` a v`�5������ ���ti'�'��=/�---\I \I_`°Ig1 o u`'o� 'U 25 12 1 Ilp `\ T�� � \ ."'" _I�; -_ `s\ \\ - `/1\ ��,-�-•� �'!p \ \`T : \���Ot� �\\ oe � w0 a 31 2 _ IL7' \� �- x 4�11 1 '� � 1 i � I, � $ B' Ep�' \ SIT\ `\ — y� '� •�t:__"___ �\\ \I o ,\' 304 +� ] e ^32 33 3�J / •� '11 1 w w �', m _ `-__ ___ .\ rc FORCON ELIrio ON / n 1 /-+•, P d• , �_\, \• --\ _ � � sEesxeen° / +,� �-..�_ 403_--_- � '��+"`_ 1Ri 6 �3 T 1I 1 30�r.'� i it `!�\ I •'```_ a.' _ /' ;, \ 6 •-322 \\ `I , 1 111 \ \ I (/ \ \ \\ \ 111—.,.� �� I / I CHGn y U Y \-\;5„II 991 2 \\\' �� 11 �_ \ I .�I` `� c/xa c H a a I d l 1401�/ 2B 11 t101 �\ ,'31�'- I -BAR RBA � /i / - �_\,.�' \\ \\ \_� ��i �. I I 4-�•'� a I II 1 ' ANES 2-1 3 091 1 08 00 rrtr a ST Raw ure� 310 o a°wm amot TAYLO FAMILY i = _ Aga— —_ p.c_— — I _-- � ___ _ --' �•-- �,�r _ Lmm11,10D LFT lllQt l/R61+ — }C, LFfT,wr LA.c n— s,LW �3C A31 Ip AYLOR GLENN S BOIVI51 �H� LIMITED RPAR TNERSNIP 1n L RCL I c FORCONI7NEMM N E SEE SNEEF 12 tjl P' C39M of THE NO 1/4. ,V 11111 SECTION 2■-T IN.R Ate.�f//I%llll \\ �\\ \\\l, \ _~ _ %// / \—TH ? \ °^• 0 100 zoo \ \ \ BORGNETEp.ROBERT J\ \ \ \- 1\ B—W'ER.\NAROARET P \ _ ,� \ \ L y�ONZI�P.EREE dll DARGAREI,— ® n 1 \/ _ H y�1 i �\ .\\••`HONZIk EP 1]cvc^�Nc�•Q LLC N -` Z 1,31\I /�+w.� -_ _ st• r,• -�na., -�}"� — -,-+s_ >i \ \\� \\\ t1 ._ 1� \i•`\ I I / 43 660 pr"9. a ,5'A ,�7 _11;_. 55 P. T•'.�' ,1• ~. I I II 1 I � so' � '� --' I �g � \ —'�$ '1\ n o s Z I•-6-,Y� R.I - q9T yr-5_3, 5� T 0 N s6-'� "K7!'•=3� r v \ 1. 'y 1 L 23 �' li r9oV I \\62� S` 0 IrF" a 21 \`T J-39 �' \ /.' \110 x'1fl9„p 10B o �707 01 10 � 11' — ,;�. \,\ •�b. A FOR CONM70AnON t AY1•~ as•\\\� f\'�- — — c'---/A. \\� \\ t\� �,\ \\� �', I �f\\\1 \ F SEESHEErS \r�� 1 / rr\\ /•'��1 as^i S—�i r 1 ,�55 . t\I .-- q� \ `' ,•�'�—139 1ag)/ =1�3a-1�_� t .\_rY� \ \ I IF� \ {�\ �\..�ilt9 l\4} f•,♦\ �� a '„154 .�56 ;!�,t 3fi�1 x +''gyp i/// - '- f � / z 133j� \I ,.,I I I I ~ \ \ 's1 1,8�►.,.�-\,�,•` �'" w ..� I � \v y r �• �O �°�� / 732 �—.s 7� i l�g I,} \97. � \ ,. \ A A � 196y ,i3�i �. �50R i 'i `<�1 t 11ao�� Y :a`a�$ / 1C E_1�"y��'��'f-,• 9� •r.7✓� ,i�B2 P w.......... I,e�n.• , -I I r� .,,� �, 7 +1 M26 ��� t.94 � / •ev' 1 / `�\ 429. '33 cl I , m,n II I\ 1i J r RMRCIfR\1 \ ♦\ �»•< 1n ppI _ ^Elie- \♦� m m 91- soyG �" "64.�' l;y. a��KP'.., \ s s 14 a 7 61 �b,�_ E�6• C / PHOP1 (4OSEO PARR AC i IJ TI• �., + • it / 1 '� �, 1�/ . �B�~ �. i ,ii'v. O�O �_—B--`•\Nl1.R ems`%' \ ,/ i m m 26 I 25 1 ' s ?• ' �x Revised Preliminary Plat uw FOR CONEIMLl1'[UN Grading Plan SEE SHEET 11 iz : HI- ADGE HEI SUBDI.VISION Street Tree Plan F, I W W I rn a TREE DISTRIBUTION OWNER .F. Norway Maple,Sugar White or Green Ash(20%area), F Maple,or Black Maple, Am nerica or Greenspim Linden Uthe Development Co.LLC I-IM Caliper, 1-ilr Caliper, Street Spacedat50feet Spaced 10 H.16th St e Associates P 105 5.16th Street 6 ° Aberdeen Drive x Ames,IA 50010 t ® Ashton Avenue I X Ballentin,Drive x DEVELOPER Beck) Street x rn F ® Bridgeport Drive x 5 Brighton Circle x Uthe Development Co.LLC Burnham Drive x c%Hunziker&Associates z a Chilton Avenue x 105 S.16th Street W O o Danbury Drive x Ames,IA 50010 Farnham Drive X War w Farley Drive x No Seale I I Harrison Road X PREPARED BY Q Q an Hastings �+ o "" "•b Milstead ADrive e X x EMS Consulting Group U f wr ° Preston circle x 223 S.Walnut Avenue,Ste.D F y Rmbom Drive x Ames,IA 50010 W sedwiek street x O stange Read "x t Stockb Street X x SUBMnTAL DATE z �u a >•a Val view Road x P e e A ril 25,2006 Weste Avenue x RECEIVED 6 .... WeatoaDrive � X _ Location Map MAY 0 0 2006 h ftc 81 ==o yD.. NOTES: c n CITY OF AMES,IOWA �Ob q I.TREES SHALT-BE PLANTED WITHIN 4FEET OF THE FRONTOF SIDEWALIL OEPT.OF PLANNING&HOUSING 51a� H 2.TREES SHAM NOT BE PLANTED CLOSER THAN 20 FEET FROM THE INTERSECTION INDEX OF SHEETS OF THE FRONT AND SIDE LOT LINES ON A CORNER LOT ! 3.TREES SHALLNOT BE PLANTED CLOSER THAN 10 FEET FROM[RESIDENTIALDRIVEWAYS. Iof5 Title Sheet z 4.TREES SHALL NOT BE PLANTED CLOSER TO ASTREEP LiGIITPOLETHAN THE WIDTH 2-$Of$ Street nee Layout aaa� OF THE SPREAD OF THE TREE AT MATURITY. L xrsroa 5.TREE SPACINGS SHOWN MAY BEADIUSTED FOR DRIVE OPENINGS,UNDERGROUND UTILITY o>:vaxener SERVICES,STREETLIGHTPLACEMIrK AND OTHER POTENTIAL OBSTRUCTIONS. sww nnOY NAE g P� N 1 5 I Approved Street Tree Plan Approved Street Tree Plan I 75 76 I. I • 90 91 92 93 94 95 96 97 98 99 100 101 � 77 E 89 ABE DEEM OR I VE ' - 102 N© 9 88 - - 103 I I 0 100 zoo 78 104 65 87 114 113 112 111 110 1008 107 106 105 9 1 I \ 126 Z79 86 I 115 127 64 117 118 119 120 121 122 123 124 125 ' I :!An I 85 ��� 116 9EST0N DRI VE \ 128 1 - - - 129 d -I• 164 130 (ra 53 z82 83 - 174 173 172 171 170 169 168 167 166 165 131 ai 175 F 176 163 m 132 d � 179 180 181 182 183 184 185 186 162 ` 133 • , 17B 0 NB RV DR VE 187 s 39 177 161 134 i' I •39 - s - t '\•� - 160 135 r \ .. 188 m F FOR CONTINUATION 40 SEE SHEET2 • I- 55 37 'rt 205202 201 200 189 159 136 ` 204 203 �„ 137 W z 3 56 190 54. ` �. 36 \O O Or Ise 199 �. 138 W j f9 I• - 198 s 57 157 o--i I , 29 , 197 \ A� 0 o S5 196 Q 1.91 139 4 PQ ' N /.E 192 156 58 155 a 34 30 S c 34 \ �„\ z 193 154 140 �+ z 59 M 194 153 C 33 •I 31 BCIRCLEN \ 195 151 152 - E 141 33 \ 149 150 IL 43 142 s 9 32 OQ 32 1 11 144 - 61 62 11 145 >s 63 64 % 47 146 0.m _ 65 R I NAR S 8 • - •- m a 31 30 . N N N N NO 10 m r m M9a•AO �SB.M.fOB uxc FOR CONTINUATION I SEE SHEET 5 1 i I Approved Street Tree Plan ¢ _ 137 3 � m 138 E FOR CONTINUATION SEESHEET3 139 156 155 i 19•, 154 140 153 195 151 152 141 f \ 149 150 R143 142 32 j t1 144 z ' 61 \ t► 145 _ 62 63 L 146 pa. • 64 9 B 147 W i 148 OUTLOT '0' a 8 - �. n'euam°,a`. 31 30 29 29 26 25 N a N � N N � 9 0 • 10 - ' E- 1 t t z ur�p � F • i �, x w s j C7 < OUTLOT \ Sys W p o 4 3 2 1 ro _ 1p y N 32 33 34 �+ w -OUTLOT FOR CONTINUATION \ z SEE SHEET 4 e 8 16 15 6 5 i J 77 14 7 4 „ s 11 J - T�.. l o°o 6 3 6s I S° a 401 �q� 2 5 _ 19 12 9 t o m _ 40 I 20 11 10 1 402 a 3� a 1 21 2223 24 25 i m I m I -- -- -- •warms i elcoxrxcr AD 1 u SHMNa I I I I h�ge I _ I ,�THI, 11,-. �GE HEIGHTS � a SUBDIVISION RECEIVED APR 2 4 1008 Street Tree Plan al. OFAMES IOWA APT,OF PANNING 8 HOUSING H w GO w x w TREE DISTRIBUTION Fa+ OWNER American Hophombeam, Hackberry, F I Sugar Maple,or Black Maple,Boulevard or Redmond Linden, Uthe Development Co.LLC { 1-1/2'Caliper, I-im caliper, CIO Hunziker&Associates I Street Spared at 50 feet. Spared at 50 feet 105 S.16th Street Aherdeen Drive X Ames,IA 50010 l ® k Ashton Avenue X Ballpp °n ° °1'e x x DEVELOPER Beckley 7 ® Bd ton Carle Bridgeport Drive x X pm Uthe Development Co.LLC � Bumham Drive x c/o Hunziker&Associates Cardi9Road x 105 S.16th Street W O a Chilton Avenue x Ames;IA 50010 rn a Danh Drive X No Seale Foxlh Drive x PREPARED BY A O w Harrison Road e x XHastings HWS Consulting Group ] Mlatea l Drive x 223 S.Walnut Avenue,Ste.D Ex rn I� ^• n 't Preston Circle X Ames,IA 50010 a' Roxb m Drive X O ss°d"clr I tange Road x x SUBMITTAL DATE z Thedord DtrStockbrayStr'vee t x March 11,2008 - Tivertm Carle X z 8 Yell view Road X 9 Location Map "°� yAme n "° x x 0 C NOTES: 2 S„z o� g I.TREES SHAM.BE PLANTED WITHIN 4 FEEL OFTHE FRONT OF SIDEWALK = 2 TREES SHALL NOT BE PLANTED CLOSER THAN 20 FEEL FROM THE INTERSECTION INDEX OF SHEETS z OFTHEFRONTANDSIDELATLUMONACORNERIAT F— 3.TREES SHAiLNOT BE PLANTED CLOSER THAN 10 FEET FROM RESIDENTIAL DRIVEWAYS. 1of5 Title Sheet z 4.TREES SHAILNOTBE PLANTED CLOSER TOASTREET LIGHT POLE THAN THE WIDTH 2-5of5 Street Tree Layout w�nam OFTHE SPREAD OF THE TREE AT MATURITY. raal Nam sswraa I S.TREE SPACINGS SHOWN MAY BE ADJUSTED FOR DRIVE OPENINGS,UNDERGROUND UTILITY maumar I SERVICES,STREET LIGHTPLACEMP.NT,AND OTHER POTENTIAL OBSTRUCTIONS. sa.w anwrer 1 5 Revised Street Tree Plan Revised Street Tree Plan gg g 33 40 39 39 I •� 44 45 46 A D E7R D E E4N, D[4Y E 50 51 52 _ - - _ o 43 f 53 o +oo zoa 36 37 60 59 58 57 56 55 54 70 I• 42 4 67 71 - 25 41 1 63 64 65 66 67 68 69 - I �23 I 62 NES1 11 D81 VE � ., 72 '�"22 1 1 40 - - - 73 a ..4 + 1 w ' f. ., 103 T4 W 21 39 110 109 108 107 106 105 104 Ia'' 75 10 m / \ 112 114 115 116 117 118 119 120 121 76 0 A N UD D I V E 101 1 38 113 122 '77 100 s�.. rn FOR CONTINUATION - 123 99 978 E. T SEESHEET2 55 37 ' - 139 137 136 135 13f 138 < O z • . 4' 124 98 N 79 W O 54 56 36 133 1 b 80 125 97 `\ 131 � ' Aq ?57 S5 29 130 0 81 a a 126 96 F y 34 I 5B 39 1 30 \\ M �5 127 95 94 82 Z ' e 4 +-.59 x 129 93 i p 33 31 8Cf/RCIE \ 92 83 91 84 z 32 �O 32 90 85 0 0 1 — 61 86 N _ 62 fi3 m m 64 0 • �— NA8p1 31 30 29 28 27 26 25 _ Z IF 1 N COP m _ a]610a lA.W, FOR CONTINUATION 1� SEESHEETS - 77511 + Revised Street .Tree. Plan foal O80 � FOR CONTINUATION 0 00 200 SEESHEET3 81 96 95 i i. gq 82 .29 93 92 83 91 84 32 J Y 90 85 ._ 61 62 86 63 8T .64 9 88 W 65 8 8 89 OUTLOT 'D' pq • - HARRISOP F, 31 30 29 I 29 27 26 I N N N N m y r 9 � � No 302 11 t2 { UTp 'a F 0 ry �'' OUTLD sl7 303 -'oi-s Z s m F' 90 s y c q I a �.0 y 301 3 2 1 0 0 O.. m c 305 � .•� x� N a w Z w N m o 304 a y 32 33 34 * VA.o+�' ;� O FOR CONTINUATION DUTLDT u 403 z SEESHEET4 I r 320 324 + 300 F' 319 I ,hly 6 8 16 15 6 5 318 — 1T 14 T 4 317 323 306 ti a 7�u 8 3 z a I - 316 $ 5` I 18 13 315 9 2 314 321 322 , ` 401 0 w 1 . 19 12 "o a 1 g 4 e 20 11 10 1 312 _313 402 q 3:� t 311 a 2" 309 308 30T " 400 1 21 2223 24 25 310 • I I xmum rV o a3s�aa BLBONIBCf 0A0 u.e I $ $ I I i I mfwrjm mom 0mum= 0Mmam 0wrrrTv �Mxmm mmml� m9BmMKTMFPw ©� m� m� ®� ��M� lmwm C�� 0� 0� m� m� � oEFrTrru mm• mMKMM mm• m® mm�a�m��®� _m® mm• m� m� m® UCON v�m��13 � mm, mm m m �. m • ma ® IBM Ran m� mm. m� m� ®gym• om•-mm. mm• �mv�mv�m�� mm• ©m• mm• m� m � oMEME mm• mm��m�m�m�m�mt mm• o® m® m m �mmo�mv����n'©llMma�� am• ® m mM ®mom 0M ����� o� oM mM m® mM TYr�m oOummR ®mDM �mmar��®��© ©m• om• m� mm• ® M Mom. m� mm• m® mM mom. m� m� m� m� mm�mmm�m�m� � mm• m mm• m®®m�+��m®���m ��am®__m� mm• ® = ®mom ® ®® mM mM m ®mommm• m® mm• mMMEM mmm� mmnmmmo---�m6� -mom M. oE MMM ® = ®mnmmmm3�m3��s� ®�� m m� © m mm��m�®imp mMmmm mm• o® mMmlm mmmm mouTrm mm. ®m m 0� m. o • mmII� m�m�m�� mOMIM mMmmm mEEMM mmm Emmoommm mm. m® m� m�i m� KMOMEUM� mm��m�m�m�® mm• om• m� mm• m� ,. m m��m1�m6��m. mm9 m am�m� mm• oEMM mml= m MEMOMMEM ®mo� m����mv���o mm• om• mm• mm. ®mom • ®mnm mcamm m Mumm ®mom mm• om• mW m® mReim ©�_mM ®� o� mm. m� m� mm� o� m� mm• ®EEMUM o� mm• mWmm mm• NEEMMOMM mm• SEEEMMEMM mm• mMIUNEM mMEM ®® m® mEMIM mm• mMMM� mm• om• m03� mMOMM mm, ©m• mm• mMfwm ®® m� om• mm• m� m mI[Emm =® m� m� mm� mm• � mm• m� mmlm m� om• mWlcmm �Mmm mmEm mm• om• m® m� ���e� mm• o� mm• m� m M� mMEHUM 0 mOMM mm E 0 om• mm• • m � ©m• mm• m� mm• T�m� om•=mm• • om• mm• m 002� am. m� � om•'mm• ©M� m m�m �U®1 o a� m. om• m m� u, ® m� o� m mmm"SnT,m m� ovwom m� mMlllm ®moo a® ®m. om• 0lumm m� m® MUMMERmm• mm• m� m• mm• mmnwm mm• m� ©® ®m• mINKEEME m® m� o mm• mME� mms m� a� mM m� m�� m� v� 0� 0® mM m� CAFAPPROVAL SS BK SL DM JP M To be sent to: Chuck Winkleblack Hunziker& Associates 105 South 16th Street Ames, Iowa 50010