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Home My WebLink AboutA011 - Council Action Form dated August 12, 2014 ITEM # 39b DATE: 08-12-14 COUNCIL ACTION FORM SUBJECT: SOUTH FORK SUBDIVISION, SIXTH ADDITION, MAJOR FINAL PLAT BACKGROUND: Pinnacle Properties Ames, LLC, has submitted a final subdivision plat for South Fork Subdivision, Sixth Addition, to allow further residential development. The South Fork development lies south of Lincoln Way and north of the Ames Middle School site. This final plat of 6.17 acres is consistent with the approved preliminary plat and master plan. This proposed final plat (attached) includes eight residential lots for single family detached housing. The plat also includes an extension of Cochrane Parkway to its intersection with the extension of Bellflower Drive. The preliminary plat that was approved in May 2013, changed the alignment of Cochrane so that it would no longer extend all the way to Dotson Drive (not yet extended). It ends at Bellflower Drive to reduce the potential for cut-through traffic from Dotson Drive to South Dakota Avenue. The plat also includes an extension of the shared-use path on the south side of Cochrane Parkway to the east end of the subdivision. The letter of credit includes the installation cost of this improvement so it will be installed no later than 2 years following final plat approval. All required improvements, including streets, sanitary sewer, public water, and storm sewer system, have been completed or financial security provided. The applicant has provided a letter of credit in the amount of $23,169.50 for completion of the streets and utilities. The City Council is asked to accept those improvements that are completed, and to accept the signed Improvement Agreement with financial security for the remaining improvements. The applicant has also provided an agreement for the installation of street trees and sidewalks, but has requested a waiver of providing financial security for these improvements. As an alternative to installing sidewalks before lots are platted, Section 23.403 (14) allows deferment of sidewalks with financial security when installation is considered premature. Notwithstanding this code requirement for financial security, the City Council's past practice has been to accept a signed, written agreement for sidewalk and street trees from the owner specifying that, in lieu of financial security, occupancy of new structures will not be permitted by the City until the sidewalks and street trees associated with each individual lot are installed. Consistent with this practice, the City Council may wish to waive this financial security condition and allow sidewalk and street trees to be deferred until occupancy of structures on abutting sites. Only the sidewalks are being deferred until the occupancy of individual homes. These sidewalks are on the north side of Cochrane Parkway and both sides of Bellflower Drive. A letter of credit for the shared use path on the south side of Cochrane Parkway 1 has been submitted and this improvement will go in regardless of the timing of the construction of the abutting homes. After reviewing the proposed Final Plat, staff finds that it complies with the approved Master Plan, Preliminary Plat, adopted plans, Developer Agreement, and all other relevant design and improvement standards required by the Municipal Code. ALTERNATIVES: 1. The City Council can take the following two actions: A. Waive the subdivision code requirement for financial security for sidewalks and street trees in the South Fork Subdivision, Sixth Addition, since the Developer has signed the 'Agreement for Sidewalk and Street Trees" requiring the installation of these improvements prior to occupancy or within 24 months of issuance of a building permit, whichever occurs first; and, B. Approve the Final Plat of South Fork Subdivision, Sixth Addition, based upon findings that the Final Plat conforms to relevant and applicable design standards, ordinances, policies, and plans with an Improvement Agreement and financial security. 2. The City Council can deny the Final Plat for South Fork Subdivision, Sixth Addition if it finds that the development creates a burden on existing public improvements or creates a need for new public improvements that have not yet been installed. MANAGER'S RECOMMENDED ACTION: City staff has evaluated the proposed final subdivision plat and determined that the proposal is consistent with the preliminary plat approved by City Council and that the plat conforms to the adopted ordinances and policies of the City as required by Code. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative #1 as described above. Location Map L L MALL= z J -j LL Cr +Jl II UU&HANlh PKWY-- South Fork Subdivision 6thAddition 0 100 200 Pmes Feet 3 South Fork Subdivision Sixth Addition I•Rf'�.,aU tiv LWINE iIPI.f,Wa .. FINAL PLAT SOUTH FORK SUBDIVISION SIXTH ADDITION.AN OFFICIAL REPLAT 1 . :FtiFvL�. LEGEND LEGAL DESCRIPTION ,"`"'•, A—jwXfW ijj4j�-OIIKW RE"OF Ounol'V'Df SO.I.FOR. rEFMNDK tnuw uart1ON TO THE Ef" • FFn1'ti 9FRAa;, .- „SASIIC,AF-I!IIII Ol WES.St1N1YCOUNTY.IOWA IUNI[SSOMl�:- .�-I DI NOTES' I S ITH FORK SEIRDIMVM.SIRIH ADDIT•ONIS IN THE Sf�•OF ME NNF',OF SF C TFON 1-6114 1 HE SDUIH IF IHE St^,01 ONE FEW,OF SELl1ONA IF11415 ASSUME U IO REAR NR9'DA'76-SV. SEI�'.I.KM WITI• \ tOTAIA.TWC O .011 HE AOLFI-5:n.191 SOE:ME I I Et It,'DW V1A51IE CAR.IIS95 A $011 AORINUS ARE AFOUFREDIN RUM WITHIN THH RSAI WHICH HAVE HEN MEN tIFFIn P THE 01V CO AMESA.S••<, "O TMt MAKE CONSTAUC110N NFACU T .I'I F.'H1lAR W11. S :Ot'A'(CINIAIMM(s:A,DOY SODAAF FEET.In Of En DKATfn TO THE CCTV OF AMfS FOR STIFF FT RURVOSES. - YE WP.10 tk IAV.I 1111 6. 11115 SURVEY MEET5 OR EXCEEDS IOWA CODE 111011SI ] C OOROWATES SHOWN ARE,IOW'A S1.If.LANf N]AIf NORM IRI RECORD DAFFEWON R WIIN155 CONEEERS SI t DN t.sn ..ltt NAI 11 lASI MINT FINE I x. Ut1FIM1 IA]LMI H1 FINAL PLAT-SOUTH FORK SIXTH ADDITION Y� . CITY Of AMES,IOWA PAGE �t30t TON 8A MENK. INC. 1 O F 2 ". 4 .,�v[uPn-Fnt."':vi:•n.•,, rua::or.x Gaon 'u�r am•�- i a: f FINAL PLAT SOUTH FORK SUBDIVISION SIXTH ADDITION,AN OFFICIAL REPLAT I EGEND • if.flS i.?�•Fa'l.'�Si�I:I'F'u•�' uFeaa:•.�.. FINAL PLAT-SOUTH FORK SIXTH ADDITION OTv'OF AMES.IOWA I PAGE AjA BOLTON a., MENK. INC. I 2 OF 2 5 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 23.302 1101 City CounciIAction tin FinalPlat for%Ia_jorSubdivision: Ial A11 proposed subdi%1si,ntpkl::>shalIbesuhtniltCdtothcCityeouncil for rcyievv and approval. l pon.receipt of am F inaI flat:1lorvvardcd to it for rc%icvv and appnov al..hc City Council shall examine the Application Forth.die F inal flat.any connncn.s.rCC„lltlnCndaLltin>or reports examined ur made by the Department ill'Planning and liousin;_.and Such tither infonn;r.i,.:i .> is deems necessary or reasonahlc to Consider. (h1 Based .t:ch emnrination. the Cite Council shall ascertain whether the Final Plat conform.,to relevant and applicable dC>i_n and in!proycmcnt standards in these Regulations.!o other City ordinances and standards.to the CiWs Land UIC I'olic\ Plan and to the C'ity's other duly adopted plans. (cl 1 he City Council may: (i) deny any subdivision where the reasonably anticipated impact of such subdivision trill create such a burden on existing public inrprorvCmCnts or such it need for new public improvements that the area of the City affected by such intpac'.will be unable to conform to leycl ofservice standards set forth in the Land Use Policy Plan or other capital proicc or j owth nranagcntent plan of the City until such time that the City upgrades such public improvements in accordance v+ith schedules sct forth in such plans:or. I ii 1 appnov c any subdivision subject to the condition that the Applicant contribute to So much of such upgrade ofpuh lie improycmcnts as the need for such upgrade is directly and proportionately attributable to such impact as determined a:the sole discretion ofthe City. 1 he terms.conditions and antortiration schedule for such Contribution may he incorporated within an Improvement Agreement as sct Borth in Section_'? ?tt F of the Regulations. (di Prior tograntins approval ofamaiorsubdivisionFinal Plat,the Cit} Council'nay permitdie plat to he divided into two or more sections and ntay impose such conditions upon approv al of each section as it deems necessary w assure orderly deyclopmcnt of the subdivision. (c) Follovying such examination. and within W days of the Applicants filing of the complete Application for Final Plat Approval of a Major Subdivision with the Department of Planning and Housing. the C'i!\ Council shall approve.appnoyc sub•ieet to conditions.or disapprove the Application for F ilia Plat Approval of a Nt:rjor Subdivision. the City Council shall set Borth 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. 1 he C'ily Council shall pass a resolution accepting the Final Plat for any Application that it approves. lord. :\(v 24. _--`-99) S:\PLAN_SHR\CounciI Boards Commissions\CC\Final Plats\South_Fork_6_Major-08-12-14.docx 6