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Home My WebLink AboutA011 - Council Action Form dated October 13, 2015 ITEM # 35a&b DATE: 10-13-15 COUNCIL ACTION FORM SUBJECT: MAJOR FINAL PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION 18T" 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 18tn Addition (a replat of Outlot SS of Northridge Heights 17t Addition). The Final Plat includes 27 residential lots for single-family detached homes and Lot A for the Aberdeen Drive, Ballentine Drive and Weston Drive, on approximately 9.99 acres (see Attachments A & B). This is the final addition of Northridge Heights. 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 $232,277.40, has been received and placed on file with the City Clerk's Office for the remaining public improvements for the 18" Addition. These remaining public improvements include sub-grade preparation, curb and gutter, asphalt surfacing, street lighting, pedestrian ramps, shared use path, water valves and manholes, street lighting, sewer pipe repairs, 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. The newly adopted requirement to complete sidewalks within 3 years of a final plat does not apply to this project as it was approved originally prior to January 1, 2015. There is no financial security on file with the City Clerk's office for sidewalks or street trees. 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. The Developer has been made aware that several street trees are yet to be planted along and near Stange Road. These street trees were approved through Street Tree Agreements in past Additions of Northridge Heights Subdivision, but were never 1 installed. The Developer will plant the street trees along and near Stange Road, prior to the end of this month, October, 2015. 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. ALTERNATIVES: 1. The City Council can: A. Waive the subdivision code requirement for financial security for sidewalks in this 18th 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, 18th Addition, based upon the findings and conclusions stated above. 2. The City Council can deny the Final Plat for Northridge Heights 18th 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 24, 2015, 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 — Location Map A P NrjrtnridneHegr,tslstrtAddition f d. Y _ 2:E EN C,R +gljlll i."arA �' - {- - -y i i Location Map Northridge Heights 18th Addition - 0 90 180 360 540 E Feet 3 Attachment B — Final Plat g �If s CI C] w e a q c� s rn H, w F o ,�z* c g3mc e rn / 0 , i q 1 6 +j\ ; `x` } fig'' },�I !�•' F�nfl � 2�ys�a � , -'� 4,£ 3 � J.sti�ya Pia 'n .x 2'� Q'tp3 n r J k' x.n ba'3er s' T rn �Sa ,,�, 9' ,,.-' mow;• � k ��c ,. � ,''� • £'� n Fj cr I B 4 5z •'"`'mr,mrcfsn°^` 4Fm A� =}o°�Q -"`m+^n�y=a=�x�`c'�y"'�Oz 0ff"i+ 6 zz nsZ n ^Zz,,. TmnA' n z c I "< � � m❑ E; . � oZa<mm�ot� ymm N x 3 zA man' o o �W �az ozLooczi D gym$ nzaaA,.r�''oo zc ;.z x nm zm ,i, < a"'mT z,h oNgO c I >r, cy 'n'� �'^ z9^ an �'zc � n' xc omz s, ,m z.� c®yso rn p z �,= Ou zm a j a �=.�' �� ;• yy, g �A owe '� • N 4 z 4 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 (10) City Council ;Action on Final Plat for Major Subdivision: (a) Allproposed subdivision platsshallhesubmittedtotheC'ityCouncilforre'view,anda proval. [1 pots receipt of any Final Plat forwarded to it for review and approval,the City Council shall examine the Application Fortar.the Final flat,any comments,recommendations or reports examined or made by the Department of Planning and Housing and such other information as it deems necessary or reasonable to Consider. (b) Based upon such examination, the City Council shall ascertain whether the Firial flat conforms to relevant and applicable dcsig;n and i.rnprovement standards in these Regulations,to other City or(finances and standards,to the City's Land Use Policy flan .and to the City's other duly adopted plans. (c) 'The City Council may: G) deny any subdivision where the reasonably:anticipated impact of such sub livision will create such a burden on existing=,public improvements or such a need for new public improvements that the:area of the City aftiected by such impact Na ill be unable to cord'or ra to level ofservice standards set forth in the Land Us•Policy Plan or other capital project or growth management plan of the City until such time that the City upgrades sue public improvements in accordance with schedules set forth in such plans,or, (ii) approvc anysubdivision subject to the condition that the applicant contrib rte to so much of such upgrade of 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. J he tenns,conditions and amortization schedule fior such contribution may be incorporated within an Improvement Agrcenaent asset forth in Section 2:3.304 of the Reg a lations. (;d) Prior to graming;approval of a major subdivision Finial flat,the City Council may pk nnit the plat to be divided into two or more sections and may impose such conditions upon approval oaf cacti section as it deem> necessary to assure orderly development of the subdivision- (c) Following such examination. and within 60 days of the Applicant's filing of the complete Application for Final Plat Approval of a Major Subdivision with the Department cat'Planning and Housing, the City Council shall approve,approve subject to conditions,or disapprove the.Application for Final Plat,approval of a Major 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, (Ord. o. 3.524, 5-25'99) 5