HomeMy WebLinkAboutA003 - Council Action Form dated September 9, 2008 (large maps not scanned) ITEM #
DATE 09/09/08
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR WALNUT RIDGE SUBDIVISION
BACKGROUND:
Chuck Winkleblack, Hunziker Land Development Company, is requesting preliminary plat
approval of a thirteen-lot subdivision, to be known as Walnut Ridge Subdivision. (See
attached Exhibit A: Walnut Ridge Subdivision Preliminary Plat, dated 7121108.) The site of
Walnut Ridge Subdivision was previously the location of a manufactured home park on the
portion of the subdivision zoned as Highway-Oriented Commercial (HOC). The northern
portion of the proposed subdivision, zoned as Residential Low Density(RL), is a wooded area
that has not been developed. The entire site includes approximately 5.32 acres. Story Street
and Crane Avenue will be extended through the subdivision to provide one continuous street
for access to each of the residential lots. 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 will be divided into eleven lots for single-family
detached homes. The developers, prior to construction of the single-family homes,will retain
a number of the existing trees.
Lots 1 and 2 are planned for commercial development. The largest lot is also the location
proposed for a storm water detention facility for the residential portion of the subdivision.
(See attached Exhibit A.)
The zoning boundary between the RL and the HOC zoning districts runs east/west across the
entire width of the proposed subdivision. It separates RL (Residential Low Density) zoning
for the residential lots from the HOC (Highway-Oriented Commercial) zoning for the
commercial lots. This zoning line was established through the adoption of a new Zoning Map
for the entire community in May, 2000. The exact location of the zoning line will be
established and legally described through the platting of this subdivision.
The following table identifies the existing land use, existing zoning, and LUPP designation of
the properties surrounding the site.
~Area LUPP Designation ,Zoning_Designation Land Use
North Low-Density Residential Residential Low Density(RL) Single Family
Detached Homes
South Highway-Oriented Highway-Oriented Commercial Commercial
Commercial (HOC)
East Low-Density Residential Residential Low Density(RL) & Single Family Detached
& Highway-Oriented Highway-Oriented Commercial Homes and Commercial
Commercial (HOC)
West Low-Density Residential Residential Low Density(RL) & Single Family Detached
& Highway-Oriented Highway-Oriented Commercial Homes and Commercial
Commercial HOC
Utilities: Existing public utility mains for water, sanitary sewer, storm sewer, and electric will be
extended from properties adjacent to the proposed subdivision to serve the commercial and
residential lots.
Sidewalks, Street Trees and Bike Paths: Sidewalks will be installed along both sides of the
new street to be extended through the subdivision and along the south side of West Street
along the north boundary of the subdivision. No bike paths are proposed for the subdivision.
A Street Tree Plan is required for all new residential subdivisions. The Street Tree Plan
submitted by the applicant shows street trees to be planted along the extensions of Crane
Avenue and Story Street. The tree species planned along the extension of Story Street
include Norway Maple and Sugar Maple. The tree species planned along the extension of
Crane Avenue includes American or Greenspire Linden. The tree species selected by the
applicant are included on the Department of Public Works list of approved tree species for the
City.
The placement and spacing of trees, as described on the Street Tree Plan, is consistent with
the requirements of Section 23.402 of the Municipal Code.
Findings of Fact and Conclusions:
Based upon an analysis of the proposed development, laws pertinent to the proposed
development, and conditions and improvements abutting and serving the plat, the staff finds
as follows:
1. The land included within the proposed subdivision is designated on the Land Use Policy
Plan Map and on the Zoning Map as"Highway-Oriented Commercial'for property that
abuts Lincoln Way, and as "Low-Density Residential' for the northern portion of the
subdivision that abuts Story Street and Crane Avenue.
2. The applicant is proposing a subdivision that includes a total of thirteen lots. Two of the
lots are planned for commercial development. The remaining eleven lots are planned
for single-family detached residential homes. There is no minimum lot area for the two
commercial lots, which are zoned as Highway-Oriented Commercial (HOC). The
minimum lot size for lots in the Residential Low Density(RL) zone is 6,000 square feet.
3. The minimum frontage requirement for the lots zoned as"RL" is 35 feet at the street line
and 50 feet at the building line, and 50 feet for the lots zoned as "HOC". No lot on the
proposed plat has frontage less than 40 feet in the RL zone, or 73 feet in the HOC
zone.
4. All lots are designed to provide adequate buildable area within the minimum required
building setbacks.
5. Each lot within the proposed subdivision will be served by an extension of public utility
mains in the new street right-of-way, in electric and public utility easements, or directly
from existing utility mains in the Lincoln Way right-of-way.
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6. The City's Public Works Department has indicated that this site is adequately served by
utilities and infrastructure, and that the proposal will result in no adverse traffic impacts.
7. The proposed subdivision is designed to include street tree plantings that are in
compliance with the standards for residential subdivisions.
Based upon the above facts and analysis, staff concludes that 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. Staff further concludes that 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.
Recommendation of the Planning &Zoning Commission. At its meeting of September 3,
2008,with a vote of 7-0,the Planning and Zoning Commission recommended approval of the
Preliminary Plat for Walnut Ridge Subdivision with the stipulations as stated by staff.
A homeowner who lives in a house adjacent to the proposed subdivision had questions
regarding plans for storm water management, which were addressed by staff and the
developer.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Walnut Ridge Subdivision, located
at 3503 Lincoln Way, based upon staff's findings and conclusions, and subject to the
following stipulations:
a. 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.
b. 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.
c. 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.
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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 Preliminary Plat for Walnut Ridge Subdivision, located at 3503 Lincoln Way.
3. The City Council can approve the Preliminary Plat for Walnut Ridge Subdivision,
located at 3503 Lincoln Way, with modifications.
4. 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 his rights to have their application processed within 30 days as specified in Ames
Municipal Code Section 23.302(4).
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 Preliminary Plat for Walnut Ridge Subdivision, located
at 3503 Lincoln Way, subject to the conditions stated above.
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Attachment A
Applicable Laws:
The laws applicable to this case file are as follows:
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 III, 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(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.
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Ames Municipal Code Section 23.304(1):
(1) The City Council may require that all public improvements described on the
approved Preliminary Plat for a Major Subdivision be installed and dedicated prior
to approval of the Final Plat. If the City Council does not require that all public
improvements be installed and dedicated prior to approval of the Final Plat, the
City 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 Regulations. Between approval of the Preliminary Plat and
submission of an Application for Final Plat approval of a Major Subdivision, the
Applicant must either complete all indicated improvements to the satisfaction of
the City or enter into an Improvement Agreement to do so.
Ames Municipal Code Chapter 23, Subdivisions, Division IV, identifies design and
improvement standards for subdivisions.
Ames Municipal Code Chapter 23, Subdivisions, Section 23.402, requires that trees be
planted within the right-of-way of all streets in subdivisions zoned residentially, in accordance
with the requirements of this Section.
Ames Municipal Code Chapter 29, Zoning, Section 29.701, includes standards for the
Residential Low Density (RL) zone.
Ames Municipal code Chapter 29, Zoning, Section 29.804, includes standards for the
Highway-Oriented Commercial (HOC) zone.
Ames Municipal Code Section 23.107 is as follows:
In addition to the requirements of the Regulations, all plats of land must comply with all
otherapplicable 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.
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To be sent to:
Chuck Winkleblack
Hunziker & Associates
105 South 16th Street
Ames, Iowa 50010
Jesse Tibodeau
HWS Consulting Group
223 South Walnut Avenue, Suite D
Ames, Iowa 50010