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Home My WebLink AboutA007 - Council Action Form dated October 28, 2014 ITEM # 28 DATE: 10-28-14 COUNCIL ACTION FORM SUBJECT: MAJOR FINAL PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION 17T" ADDITION BACKGROUND: On June 28, 2011, the City Council approved the most recent revised Preliminary Plat for Northridge Heights Subdivision. The property owner, Uthe Development Company, is now requesting approval of a Final Plat for the Northridge Heights Subdivision 17t" Addition. This proposed subdivision includes 25 residential lots for single-family detached homes and one outlot for the future construction of residential lots, an extension of Stange Road, and Weston Drive, as well as the construction of Aberdeen Drive on approximately 19.72 acres (see Attachments A & B). After reviewing the proposed Final Plat, staff believes it complies with the approved the Preliminary Plat, adopted plans, and all other relevant design and improvement standards required by the Municipal Code. Public improvements are required for subdivision. Financial security, in the form of a Letter of Credit in the amount of $240,750, has been received and placed on file with the City Clerk's Office for the remaining public improvements for the 17t" Addition. These remaining public improvements include curb and gutter, asphalt surfacing, street lighting, pedestrian ramps, seeding and erosion control. As part of the final plat submittal, an "Agreement for Public Improvements" has been included for recording with the approved Final Plat, which requires the owner to construct the remaining public improvements. The Letter of Credit will then be released upon satisfactory completion of the public improvements. There is no financial security on file with the City Clerk's office for sidewalks or street trees. As an alternative to installing sidewalks before lots are platted and homes are constructed, Section 23.403 (14) allows deferment of sidewalks with financial security when installation is considered premature. However, the City'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 the individual lot are installed. Consistent with this practice, the City Council may wish to waive this condition and approve the Final Plat with the accompanying Agreement for Sidewalk and street trees, allowing sidewalks and street trees to be deferred until occupancy of structures on abutting sites. Except for the need for a waiver of the requirement for financial security for sidewalks, the proposed subdivision complies with all relevant and applicable design and improvement standards of the Subdivision Regulations, to the City's Land Use Policy Plan, to other adopted City plans, ordinances and standards, and to the City's Zoning Ordinance. 1 ALTERNATIVES: 1. The City Council can: A. Waive the subdivision code requirement for financial security for sidewalks in this 17th 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; and, B. Approve the Final Plat of Northridge Heights Subdivision, 17th Addition, based upon the findings and conclusions stated above. 2. The City Council can deny the Final Plat for Northridge Heights 17th 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. (The Municipal Code requires a final decision regarding final plat approval be rendered by the City Council within 60 days of the complete application for Final Plat approval of a Major Subdivision. City Council must approve, approve subject to conditions, or disapprove this Final Plat application no later than November 25, 2014, to meet the 60 day deadline.) 3. The City Council can refer this request back to staff or the applicant for additional information. (The Municipal Code requires a final decision regarding final plat approval be rendered by the City Council within 60 days of the complete application for Final Plat approval of a Major Subdivision. (City Council must approve, approve subject to conditions, or disapprove this Final Plat application no later than November 25, 2014, to meet the 60 day deadline.) CITY MANAGER'S RECOMMENDED ACTION: Staff has evaluated the proposed final subdivision plat and determined that the proposal is consistent with the Preliminary Plat approved by the City Council and that the plat conforms to the adopted ordinances and policies of the City of Ames as required by Code. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative #1 as described above. 2 Attachment A F kxY cm,,•.—.,,m—. ,>a-} 'SAS � s�a� ��"`a� „«t �� r». STO KB E ` Tq Y WA RR, O 3 r s skH R �3 urn ( d zo � k,,. Ek1RtiHAtvt i1R.�." r�`, � '' � � �s� � ,�€ �'� �y•. e �� • { S '� � gl iz �,. « GEORGE 'I,CARVER AVE -GEORGE MVP Ri7ER"ALE ««*81.00MING�aR SLOOMINGTO N RD ALD�O O RD--d. a vflerui � R .. a o. s 0 Location Map i- M Northridge Heights Subfivision 17th Addition. 0 155 310 620 930 �.. Feet 3 Attachment B (Sheet 1 of 2) Np v+ a t- O2 0 p 6 W r S mow- Ow OmMd x22x < mµ� ■� z wM 3t sS Yjj .�w fL' Y VV ii77Qfp Z>o �}}Lwwy. >N� Z 4m1 a7Y U � A� O ¢ Q� 42j }O pnz Z;: ❑w x�m oti o g u o o�x z-s c z zw zzo zQS �nmurt✓ar�zU, x� d �a o� Od m � �Irc4 yhara-x}�c7 u `✓i>�i y 5y Oz zi GNW 7 ve ,a zq�IQ..I°¢$Izoud�µo_°� 0 w Cr $" W . "" • a s V a r LLLL Sx P 0 _ 0 • z W � W LLJ l ' 7 Z LU w CC a. r< r ` i 0 h r � x y 4 Attachment B (Sheet 2 of 2) Z h -I'li-i MF- 1 N 0 tl k a a A a v F. 8 g P, a �' N ............................ o _ a ;, as � 58 ............ zji w � ^ m z.p, •. �.,: ...... �' � A + ems, S `3 F; Y. $ `. ';1 Z F M 3 :z x i i t S v Py§ i < i 3 w a r t s zi 0 Ts- i ' f x 3 d: t ' L r t14 R ,S r « , a , , i , ry14 3a 5 Is a t pVPp 5 P��LC 6 „ V � G W $ 3 .0"^ m ',.., YJt?:.ilCyilti t9.� t S.L'.��I.`}t:3H ;tii 2i{-i„ti�73v ��`� •' #� 4• 5 Attachment C 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: Code of Iowa, Chapter 354.8 states in part: A proposed subdivision plat lying within the jurisdiction of a governing body shall be submitted to that governing body for review and approval prior to recording. Governing bodies shall apply reasonable standards and conditions in accordance with applicable statutes and ordinances for the review and approval of subdivisions. The governing body, within sixty days of application for final approval of the subdivision plat, shall determine whether the subdivision conforms to its comprehensive plan and shall give consideration to the possible burden on public improvements and to a balance of interests between the proprietor, future purchasers, and the public interest in the subdivision when reviewing the proposed subdivision and when requiring the installation of public improvements in conjunction with approval of a subdivision. The governing body shall not issue final approval of a subdivision plat unless the subdivision plat conforms to sections 354.6, 354.11, and 355.8. Ames Municipal Code Section 23.302 {1tl) City Council Action on Final flat for lklajor Subdivision: (a) All proposed subdivision platsshallbesubmittedtotheCityCouncilforreuicw:andappro al. Upon receipt of any final Plat forwarded to it for review and approval,the City Council shall examine the Application !tarns,the Final Plat,any comments,recommendations or report;examined or made by the Department of Planning and Housing,and such other information as it deems necessary or reasonable to consider. (b) F3as:d upon such examination, the City Council shall ascertain whether the. Final Plat. confirms 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. (e) Tile City Council may- (i) deny any subdivision where the reasonably anticipated impact of such subdivision to=ill create such a burden on existing public improvements or such a need for ne.cv public improvements that the area of the City aff cted by such impact will be unable to conform to level ofserL ice standards set Barth in the Land Use Policy Plan or other capital project or growth management plan of the City until such time that the City upgrades such public improvement-,in accordance with schedules set forth it such plans:or. (ii) approve any subdivision subject to the condition that the Applicant contribute to set much of such upgrade ol'public improvements as the need for such upgrade is directly and proportionately attributable to such impact as determined at the sole discretion of the City. The terms,conditions and amortization schedule for such contribution may be incorporated within an improvement agreement asset forth in Section 23.304 ofthe Regulations. (d) Prior to granting approval of a major subdivision Final Plat.the City Council may permit the plat to be divided into two or more sections and may impose such conditions upon approval of each section as it deems necessary to assure orderly development of the subdivision. (e) Following such examination, and within 60 days of the applicant's filing of the complete Application for Pinal Plat Approval of'it Major Subdivision With the Department of Planning and Housing the City Council shall approve,approve subject to conditions,ordisapprove the application for Final Nat Approval of a`Major Subdivision. '[lie City Council shall set firth its reasons for disapproving any Application or for conditioning its appro�al 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. (Ord. 'o, 3524, 6