HomeMy WebLinkAboutA008 - Council Action Form dated October 28, 2008 ITEM # /7
DATE 10/28/08
COUNCIL ACTION FORM
SUBJECT: MINOR FINAL PLAT FOR WALNUT RIDGE SUBDIVISION, FIRST
ADDITION
BACKGROUND:
William Fedeler and Chuck Winkleblack, representing C & B Lincoln Way, LLC, are
requesting approval of the Minor Final Plat for Walnut Ridge Subdivision, First Addition.
The site of Walnut Ridge Subdivision was previously the location of a manufactured home
park on the proposed Lots 1 and 2, zoned as Highway-Oriented Commercial (HOC).
Outlot 'AA' of the proposed subdivision, zoned as Residential Low Density (RL), is a
wooded area that has not been developed. The entire proposed subdivision includes
approximately 5.32 acres. Story Street and Crane Avenue presently dead end into the
subdivision boundary and are planned for future extension through the Outlot 'AA' of the
subdivision to provide one continuous street for access to each of the residential lots. At
this time, the developer proposes to divide the HOC portion of the subdivision into two lots
for commercial development with access provided from Lincoln Way.The RL portion of the
subdivision is not proposed for lot division and development at this time.
The Final Plat will replat Parcel 'H'. The new subdivision divides the land into three lots,
two of which are proposed for development(Lots 1 and 2), and one to be designated as an
outlot, which is unbuildable without further subdivision into buildable lots. See the attached
Final Plat for Walnut Ridge Subdivision, First Addition.
The following documents have been submitted and are associated with this Final Plat
application:
• Resolution Accepting the Final Plat of Walnut Ridge Subdivision, First Addition;
• Consent to Plat by the Property Owners;
• Mortgagee's Consent to Platting;
• Attorney's Opinion, which states that fee simple title to the real estate is in C&B
Lincoln Way, L.L.C., subject to a mortgage in favor of First National Bank;
• Certificate of the Treasurer of Story County, Iowa, certifying that the subject
property is free from certified taxes and special assessments;
• Easements to be granted to the City of Ames for Public Utilities and Electric;
• Agreement for Sidewalk and Street Trees.
The Preliminary Plat for Walnut Ridge Subdivision was approved by the City Council on
September 9, 2008. The resolution approving the Preliminary Plat included the following
stipulation's for approval:
• 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, 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 Ames Municipal Code.
• 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.
• 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.
The first condition of approval was based upon Section 23.403(14)(a)(i) pertaining to
deferral of sidewalks and the requirement for financial securities to guarantee installation of
said improvements. There is no financial security on file with the City Clerk's office
for sidewalks or street trees as required by said condition of approval. The
Preliminary Plat shows sidewalks and street trees to be installed as Crane Avenue
and Story Street are extended through the subdivision. This Final Plat does not
include the extension of streets, or the division of land zoned as residential into lots.
All of the residential land is shown as Outlot `AA'. Until such time as Outlot `AA' is
divided into lots for residential development and streets are extended into the
subdivision, the only sidewalk to be constructed is located along the north boundary
of the subdivision in the right-of-way for West Street. No street trees are required for
this First Addition of Walnut Ridge Subdivision. Section 23.403 (14) allows
deferment of sidewalks with financial security when installation is considered
premature. However, it has been past practice to accept a signed,written agreement
from the owner (Agreement for Sidewalk and Street Trees), specifying that
occupancy of new structures will not be permitted by the City until the sidewalks and
street trees associated with the individual lot are installed. Consistent with this
practice, the City Council may wish to waive this condition and allow sidewalks and
street trees to be deferred until occupancy of structures on abutting sites. City Staff
will be addressing how this issue should be addressed more broadly and bring back
recommendations on the application of current codes. This is the same procedure
that was used by the City Council in the review and approval of the Final Plat for
Estates West, Second Addition on October 14.
Staff finds that the Preliminary Plat conditions for approval have been satisfied, with the
exception of the requirement for financial security forthe sidewalks. However, if the Council
agrees that these should be deferred based upon occupancy of structures on abutting sites
as per past practice, staff finds that this requirement will have been addressed, and that
the proposed Final Plat complies with relevant and applicable design standards of Ames
Municipal Code Chapter 23, Subdivisions, to other City ordinances and standards and to
the City's Land Use Policy Plan.
Staff finds that the Preliminary Plat conditions for approval have been satisfied with the
documents submitted for vacation of the existing easements and the proposed easement
documents, which address the easement for parking across Lot 4 for use by Lot 3.
2
S
Staff also finds that the proposed Final Plat fully complies with relevant.and applicable
design standards of Ames Municipal Code Chapter 23, Subdivisions, to other City
ordinances and standards, to the City's Land Use Policy Plan, and to the City's other duly
adopted plans.
ALTERNATIVES:
1. The City Council can approve the Final Plat of Walnut Ridge Subdivision, First Addition,
based upon staff's findings and conclusions. This approval would extend to the
Resolution accepting the Final Plat, the Easement Grants to the City, and the
Agreement for Sidewalk and Street Trees.
2. If the City Council finds that the conditions of approval for the Final Plat have not been
adequately satisfied, the City Council can deny approval of the Final Plat for Walnut
Ridge Subdivision, First Addition.
3. The City Council can refer this back to staff and/or the owner for additional information.
MANAGER'S RECOMMENDED ACTION:
The proposed Final Plat for Walnut Ridge Subdivision, First Addition is consistent with the
requirements of a major subdivision and the stipulations for approval of the Preliminary
Plat.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1. Approval of the resolution will allow the Final Plat for Walnut
Ridge Subdivision, First Addition and accompanying documents to be recorded in the office
of the County Recorder.
3
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:
Ames Municipal Code Section 23.303
(3) City Council Action an Final Plat for Minor Subdivision_
(a) All proposed subdivision plats shall be submitted to the City-Council for review and approval
in accordance with Section 354-9 of the Iowa Code, as amended or superseded. 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 orreports examined or made bythe Department ofPlanning andHousing,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 Cityordinances
and standards,to the Citys Land Use Policy Plan and to the City s other duly adopted plans. If the City Council
determines thatthe proposed subdivision willrequirethe installation orupgrade of anypublic improvements to provide
adequate facilities and services to any lot in the proposed subdivision or to maintain adequate facilities and services
to any other lot, parcel or tract, the City Council shall deny the Application for Final Plat Approval of a Minor
Subdivision and require the Applicant to file a Preliminary Plat for Major Subdivision-
(4) Effect of City Council Action on Minor Subdivision: Following such examination,and within.60
days of the applicant's filing of the complete Application for Final Plat Approval of a Alinor Subdivision with the
Department of Planning and.Housing,the CityCouncil shall approve,approve subject to conditions,or disapprove the
Application for Final Plat Approval of a Minor 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.
(a-d.No_3524, 5-25-99)
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WALNUT RIDGE SUBDIVISION N yap
�a
FIRST ADDITION W�
FINAL PLAT 4 j
0 0�pN W 42
50R� yl 3
1.9°Irwt RiODa SlbOf vtm to located in the OTES
OWNER
APPLICANT: -CT
Clh/af Aime.iSory Canty l�5th P.Y.. lliker6a isexlatea Q, P' ,P pQ• `' '���\p��S S W c 41
105 S. 16th Street
2.SDheG•01619'tne of Lot 1 to assumed to Dear Au•s. IA 50010 A l�NlS pE 5 FrpI E
PREPARED BY: pF 6 FPLAMSTIChCAP RAR'C-T V Fgyp WEST STREET
3.Total trw of Addition - 5.320 owes NYS CtnsultlnD Grail CAP n6127 1 P1PE H89.23'OTh 50' R.O.N.
A.Sall wrings are re4ulred In Drees�Ithin tAls 223 S.YDl:ut Avenue. Ste.D C-� f 126.71 FOUND �2 PIPE
plot Zoh have bean Idmflfled DY the City of AVoa. IA 500f0 v+e+ M T
of b tas
I having boy la trot Volts camtructlm f R". o'�^ c; S00.3,'S9•R NORTHWEST
39 STECTOMB. 39
of but 101nps dl ffieult. z �oy1ro LOT 39. AMES
TION
S.EaseFents as stxm. , 7 pp001D I F^tl RED AR 19.24' ADDz
pQp Q� L=REBAR I I u-Oi c
6.Catrdinetes srxm at the SIT Corner of Lot I LEGEND
and the SE Corner of Lot 2. we an the State Plane Found nnfnn.M w noted................. • 0 P
C°mdllate SYsten. low North Zme txAD e3t. 0 Q 38
St 1/2•radar W th p` ,\�J m I I
Y811m plmtla Coe A17535................p
7.This strvey mots or exaee°a low Cade 355.8 115). Publ to City IIty Eatelmlt.................P.U.E. EX.30'STORY I I
Q 2\ N ri SEVER EASEIExtI
OF 1 $m OCT.a 1963• � ~ 37 a
I I N L i
3 Ex.295.5PACE TIVEORCT EASEMENT.193 I I ^' z 36
j .�MR
Op� o
EBAp Ex. to' SraaM AND I I o Z
SANITARY SEVER EASEMENT z
STORY STREET —ruC°I.15,9"6"raE 70
LEGAL DESCRIPTION o m L p Q X 35
60' R.O.N. O
Parcel H,Part of the Southwest Quarter of the FOUND 1,• g 1 Q 219
Z
Southeast Quarter(SWl/4-SEl/4)of Section Five C LOT 1s —It j——�I N a ~-}------- w 34
y (5),Zbwnship Ei ty Three(83)North,Range EDG1.1 11 I Ex. ,° �
�iv1 ty-Four((24rl st of the Sth P.M.,City of pp 1 T I D A°°IrlON I l 1 I I I STORM SEVER dos � �z
Ames,Story fount&Iowa-as shown on the Plat of p 5 T N EY) 000d 95 Z A C
Survey filed in the Office of the Recorder of Story ED G EW p T pF ( 1 SU 0 U T L❑T AA 1 1—i {'-PAGE 71
pp P A N ns.as sa Fr I I I I OCT.e. 1963 V �
County,IowPQ
aa,,on JTlne 18,2008 and recorded as ( pT ]1 12 13 14 15 o Q o-9� 1 I I I 0 33 �A e
_ Instrument Ninnber 08-06769,and Slide Number H a. ,°' sTlxlY I I I I
333,Page 3. ANo sANtrAylr+M I
ZEN PASE�ENT 1 I I A E
_ 00.23'51•E f I I I 32
l 21.00 '= REBAR N6337 98 D'N P4
N89.18'OS'N --�16-- _---- =2r6' _--
ALLEY 24' R.O.W. -- A'z
F h �s•r.aE -- L} z
1'a PIPE 73.7,' FOUND
PL SEac' I �I�'�ELECTRIC EASEMENT 31 Q
CAP a 17535
E%. 10•STptY AND
t SMITARY SEVERTDASEYENT+,I I I I H 30
° OCT.9. 1963
1 pI
a ' IgpI I I 10' ELECTRIC EASEMENT
40.250 SO FT v 2 f'REBAR I S88.29'24-- I 040 29
' pOFLPMON��'( y 1 c N LII Mn " 39'330SO FT I I I 10,.06� f'2 aEDAR r Lg
p ! II j I
% $ n' Lln�ln ���
to'P.U.E.
CURVE DATA FQDO 1•PIPE 154.75' 151.T5' FOUND 1�22•RERAR
CURVE RADIUS DEL LENGTH CHDRD CHORD BEARING N-3471467.196 x=347145fi.455
E e 48TSR11.003 E=4876153.422
C-1 598.80' 08.13 T.A. 86.00' S72.03 15"N L I NCOL N WAY '7 x`H
C-2 658.80' 06.20'15" 72.87' 72.83' S71.OZ'S6"N 9HEE1'I otl
C-3 590.80' 05.53'09" 67.51' 61.48' S75.4T'26"N 50' •R.O.N. JOB NO.sy1-37-1073
DAME OF SURVEY:08/01/2008
WALNUT RIDGE SUBDIVISION . � $a_
FIRST ADDITION
FINAL PLAT 4
Cp-OA W 42
OO O� ( G al
NOTES In the OXNER A APPLICANT: - ��\� ��, -6 .
1 SEl�of SeRidction 5�7 24of the to P.M.. C&Lincoln
way.
a Associates P P ��(� � ,�5 S� Z C - 41
City Of Ames. story County Ida. 105 S. 16th Street C4DID
2.S00.West !Inc of Lot 1 Is assumed to bear Ames. IA 50010 1����,5 �F 1•5 f,�PIE Q
PREPARED BY: �F 6 PLDSTIC�CAP�'c,2 a V F1�1ND I WEST STREET
CAP R6121 1 PTPE 1 50' R.O.W.
3. Total areaof Addition - 5.320 acres Nw5 Cansultlrq GrtX.p N89.23'07'Y
4.SolI Borings are required In areas within this Ames.
S. A 5001 nut Avenue. Ste. D C'� in m 126.71' FOUND 1,2 PIPE
plat Mich have been identified by the City of Ames. IA500f0 0AlD N
Allen as having soils that rake construction 1,•R� . u C 3 I LORTHIEST CORNER.
of buildings difficult. 2 = �Lx�u SDO.34'58'W LOT 39.'BEST ALES 39
W fOl 19.24' ADDITION
5.Easements as shown. 1 4 O0� O� f R2®AR i2 I REBAR N c
LEGE
d the SE Corner
Lot 2. are an the
Coordinate Sys Olk oIwa North Zane INADS03)e Plow y�o:olnvwuM rwaral ton d35................p ���n 38
6. Coordinates shown at the Sill Corner of Lot 1 —�-
al
astic
7. This Survey mats ar exceeds Iowa Code 355.8 115). Public Utility E4memx1l.................P.U.E. Q ��t c Fm EX.JO' STORM I I
w m SEVER EASE4ENTI 1 3700X 8 95. a
O� 1 OCTE B. 1963
Imo, I I 41 i
W Ex. 25' SioRY SEVER EASEIENT : z 36
3 FF,tny, 95.PAGE 71 OCT.6. 1963 I I 0
''2 REBM EX. 10' STORY AND I I b v
SANITART SEWER EASEMENT z
STORY STREET W 600R 95• PAS'° I 1 -.,Lu
u, —�OCT. 8 1963 —— I p � Q
LEGAL DESCRIPTION o -- t o Ir 35 z
Parcel H,Part of the Southwest Quarter of the 60' R.D.W. FOUND,. o —}———————— � p
__ I 1
Southeast Quarter(SWl/4 SEl/4)of Section Five c LOr is ——rl——II w 34 .I ..(5) Tbwnship Eighty Three(83)North,Range EDOENM STN I 2
I�venty-Four((24)West of the 5th P.M.,City of pp 1 T 10 ADD ITI°N W I 1 II f I E.5°REYEN7'ER a o= z
Ames,Story Coun ,Iowa;as shown on the Plat of E p 0 E W 0 p 5 T H T I S SU E Y D U T L❑T AA I I --I C'-P�AGXE 95: Q w
Survey filed in the Office of the Recorder of StoryOF "' OCT.e. ,963 F
s County,Iowa,on June 18,2008 and recorded as i OT AA PAT 0 136.4199 FT I I i CD 33 A o
11 12 13 14 15 0 I I 1 3
Uj
Instrument Number 08-06769,and Slide Number Ad
a EX. 10' STORY
333,Page 3. SEWER SSANIISERIENT. 11 I 32
q
n 00.23'S1'E fGYND 11 11 �., a
24.OD' x REBAR N 337 98 0'ii �"
ALLEY 24 R.O.W. N89'1B'OS'w t
_ J-� =256'BZ _ __ .I6E —T ELECTRIC EASELEIITI31 '7'r D T3.74' FDIIND 1n�'REB I 1 .I "�
2 P1PE C�PL011 P535T I o STORY AND
I1 IIm 3
n BOGIC 95�.PAGER7015EIENT I I 1 1 N 30
OCT.e. 1963 i 1
m 1
n 1fI�NIp 1D' ELECTRIC EASEMENT
d nl('j`��w\1�• �C m 40.250 SO FT Q Q 2 fi7 REBAfl 1 SBB•29'2+1'E I f� 29 B
L3
r515 ti 55.04D so iT I 104.06� '2 REBAR a-B
■ay Jsde
Ll—ln
�LREBAR
zK CD10, P.U.E3 •- i
CURVE DATA FOUND I-PIPE 154.75' 154.75' FO.I�7
CURVE RADIUS DELTA LENGTH CHORD CHORD BEARING N 3471463.196 N=3477456.455 y��+E�eq''•,,
E=4BT5844.003 E=4B7fi153.422
C-1 598.80' 08.13 45'n C-2 658.80' 86.00'
O620 72.BT 85.93 S72.03'15"W L INCOL N WAY28 0 _
III BHEETlaf1
o C-3 1 598.80' 05'53'09" 1 61.51' 1 61.48' 1 S75'47828"N 50' 'R.O.W. JOB NO. 58-37-1073
DATE OF SURVEY.,n8/01/2008
I/
CAFAPPROVAL
SS BK SL
DM JP
To be sent to:
Chuck Winkleblack
Hunziker & Associates
105 South 16th Street
Ames, Iowa 50010