HomeMy WebLinkAboutA009 - Council Action Form dated February 14, 2012 ITEM # 29
DATE: 02-14-12
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR ASPEN RIDGE SUBDIVISION, 2ID ADDITION
BACKGROUND:
Currently, the subject property is Outlot B, an 8 acre outlot of Aspen Ridge Subdivision,
most recently platted in 2004. The subject property is just east of the newly opened South
Grand Avenue and west of Aspen Ridge Town Homes. Proposed Outlot C (2.87 acres of
the subdivision) is zoned Planned Residence District for future expansion of the Town
Home development. The four proposed lots (totaling 5.14 acres) are all zoned
Highway-Oriented Commercial. They were rezoned in 2009 from Planning Residential
Development (F-PRD) to Highway Oriented Commercial (HOC) in anticipation of a
proposed hotel and additional commercial development.
Applicable Law. Laws pertinent to the proposal are described on Attachment B.
Proposed Plat. See Attachments D, E, and F, for sheets 1-3 of the proposed plat.
Zoning Standards. The proposed four HOC zoned lots all meet the minimum standards for
size, frontage, and access. The F-PRD zoned outlot cannot be built upon until the Major
Site Development Plan for the Aspen Ridge Town Home development is revised and the
land is platted.
Zoning and LUPP. The following table identifies the existing land use, existing zoning, and
Future Land Use designations of the properties surround the site. Surrounding zoning is
also depicted on the map in Attachment A.
Area LUPP Designation Zoning Designation Land Use
North Highway-Oriented Commercial Highway-Oriented Commercial(HOC) Golf course
South High Density Residential and High Density Residential and Apartments and
Highway Oriented Commercial Highway Oriented Commercial Office Park
East Medium Density Residential Floating-Planned Residence District Single-Family
Attached
West High Density Residential High Density Residential Apartments
Public Notice and Comment. An invitation to the Planning and Zoning Commission hearing
was mailed to all property owners within 200 feet of the subject site. One nearby property
owner who resides in Aspen Ridge spoke at the Planning and Zoning Commission hearing.
She commented on the apparent increase in traffic volume because of the high density
housing in the area. She was concerned about additional residential high density zoned
land resulting in even more traffic and questioned if there would be a traffic signal at the
South Grand intersection.
1
Recommendation of the Planning &Zoning Commission. At its meeting of January 18,
g 9 rY
2012, with a vote of 5-0, the Planning and Zoning Commission recommended approval of
the Preliminary Plat of Aspen Ridge 2nd Addition with the following conditions:
a) That the Development Agreement be revised to address the electric main
extension and street light installation responsibilities.
b) That any existing trees in South 16th Street right-of-way remain.
After the Planning and Zoning Commission hearing, staff met internally and
determined that current policies address street lights and electric extensions
without a need for an amendment to the Developers Agreement.
Planning staff has determined that there is adequate land area for the residential
development to expand west and meet the minimum requirements of the F-PRD zone. The
Major Site Development Plan amendment does not have to be reviewed by the Planning
and Zoning Commission or City Council in order for the size of the Outlot to be reduced.
There are existing street trees that were planted prior to the commercial zoning
designation. Requiring the existing street trees to be retained would keep the continuity of
the corridor somewhat consistent along the frontage of the town homes and the
commercial area. This can be included as a condition of the plat approval. The developer
has stated that they concur with staff in keeping the trees and also plan to plant more trees
of the same type in the area.
Findings of Fact and Conclusions. Based upon the findings of fact in Attachment C and the
analysis contained in this report, staff concludes that the proposed preliminary plat is
consistent with the Land Use Policy Plan. Accordingly, 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.
ALTERNATIVES:
1 . The City Council can approve the Preliminary Plat of Aspen Ridge 2nd Addition, as
illustrated on Attachment D, E and F, based upon the findings of fact in Attachment C
and the conclusions in this report with the following condition:
a) Existing trees in South 16th Street right-of-way shall be retained.
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 Aspen Ridge Subdivision, 2nd Addition.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
2
MANAGER'S RECOMMENDED ACTION:
Staff has determined that the proposed plat conforms to all City standards for subdivisions.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1 , which is to approve the Preliminary Plat of Aspen Ridge 2nd Addition, as
illustrated on Attachment D, E and F, based upon the findings of fact in Attachment C and
the conclusions in this report with the following condition.-
a) Existing trees in South 16th Street right-of-way shall be retained.
3
ATTACHMENT A
AG
Coldwater
Golf Links
... ... ...__............
..
RH ? Coldwater Golf Links `
HOC
W
The Grove a Kmart
Apartments I Subject Property A N Rr°�E R° -
HOC
RH
HOC
S 16TH ST
HOC Z
Pheasant Run
Apartments _ _ Q HOC
Aspen Business
RH R Park w
0
Vacant
Ag Land
S 17TH ST
HOC ?z
August 2010 Aerial Imagery
" Vicinity Zoning
Aspen Ridge 2nd Addition
Feet Map Created 9/29/11
0 75 150 300 by Department of Planning&Housing
ATTACHMENT B
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 lowa_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 Plata
(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 whetherthe 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 Chapter 23, Subdivisions, Division IV, identifies design and
improvement standards for subdivisions.
Ames Municipal Code Section 23.403 (13), (14)& (15) requires installation of street lights,
sidewalks and walkways and bikeways in subdivisions.
Ames Municipal Code Section 23.406 outlines requirements for electric mains and street
lights.
Ames Municipal Code Section 23.402 outlines requirements for public street trees for
residentially zoned subdivisions.
Ames Municipal Code Section 23.407 outlines requirements for storm water management.
Ames Municipal Code Chapter 29, Zoning, Section 29.804, includes a list of allowed uses
and the development standards for the Highway-Oriented Commercial Zone (HOC).
Ames Municipal Code Chapter 29, Zoning, Section 29.1203, includes a list of allowed uses
and the development standards for the Planned Residence District (F-PRD).
6
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.
7
ATTACHMENT C
Findings of Fact
Based upon an analysis of the proposed development, laws pertinent to the proposed
development, and conditions and improvements abutting and serving the plat, staff finds as
follows..
1 . The subject area is designated as Highway-Oriented Commercial and Medium
Density Residential on the Future Land Use Map; which anticipates the size and
layout of lots proposed.
2. The existing outlot is being reduced by the proposed plat to accommodate
expansion of residential use from the east. The City will require a review and
approval of a revision to the Major Site Development Plan before any homes are
allowed to be constructed.
3. Water. A 12-inch water main runs along South 16th Street, which the Public Works
Department has determined can serve the site.
4. Sanitary Sewer. Sanitary sewer mains run east and west along South 16th Street
and along the north property line. The Public Works Department has determined
that these are adequate to serve the site.
5. Storm Water. Storm water will be detained off-site on the golf course property. The
area is shown on the plat with cross-hatching just northeast of the subject property.
Internal and off-site easements will ensure the necessary legal rights for the
affected parcels.
6. Electric. The electric utility main runs along South 16th Street. The developerwill be
required to extend the electric main to serve the subdivision according to the Electric
Utility Standards.
7. There is an existing shared use path (eight foot wide sidewalk) along South 16th
Street. A four foot wide sidewalk is already included adjacent to the plat, as part of
the South Grand Avenue construction project. The Public Works Department has
therefore determined that no extensions of sidewalks are required.
8. There are existing coniferous trees in the right of way and very near the right of way
along South 16th Street. Since a portion of the property was rezoned to HOC in
2009, the street tree requirement no longer exists for those lots (Lots 1-4). However,
the City does have the discretion to formally require that those existing trees be
kept.
9. There are existing street lights along South Grand Avenue and South 16th Street.
Therefore, the Electric Department has determined that no additional street lights
are required.
8
10. The Public Works department has determined that the street infrastructure
anticipates this scale of development, and therefore the proposed subdivision has
no adverse impacts on the traffic. The Public Works Department has also
determined that the proposed access on South 16t" Street and the newly
constructed South Grand Avenue will provide adequate traffic circulation and
access to the subject property.
9
Lnvl° emo-eEz(SLs) xva f3Ul.i8Qtt7�3liE3 v.arsI 4 R Ln
OOOtr£EZ ISLSI'xuOVd 133x15 HL9 s F O
OLOOS?Nzl'sewy 1,y0� xa�sin�aBn53�arc N3esv 14 - dGe
- LOL eI!S"IS 41L441xxS 6LV /� en
rou�'salepossy guueauiBu3%od NOUIOOtl PuZ 300111 N3d5tl'1Vld AtlMNIW Il3Nd .1
i un5
99 YEr_ � ee, f
0
W
_
3
^ .
W
Y
0
v '
" o �
."
0
o f
1 `
1
}es
J
rc
a o N o
1
3
:gam
20
�_ sq odeg8a e 'oo�o�rs✓so ';,� C ( � �N ez _- '��� I
P " d
•\ ILI
�s sPw Qe$� � g I I►� W�
s
e yy ( t( $
W
r
l�'I. � ���• F:� � it W�
III$ W o
e
T'� Ill g II
� >2
x3=xN� S�
r �
o
m I ,
0
I`
Lu
cr-
0
Js�o2 '
/ / I
moo �'a�aVX0
Sul 4-3 xoj NOIlIooV PUZ 3907a N3d5V L Vld AdVNIW11911d
Ise I"
I.
ul
ga, 70rl-l-1—.70—AN
I III
—7
4\F
TT Q I II
cc
I II