HomeMy WebLinkAboutA001 - Council Action Form dated April 14, 2015 a
ITEM #: 55
DATE: 4-14-15
COUNCIL ACTION FORM
REQUEST: PRELIMINARY PLAT FOR QUARRY ESTATES CONSERVATION
SUBDIVISION
BACKGROUND INFORMATION:
LLC owns a 79-acre parcel (plus 6.5 acres of count road right-of-way)
Quarry Estates p (p Y g Y)
north of Ada Hayden Heritage Park and south of 190th Street. (See Location Map
Attachment A-1; A-2) The City annexed this land in December, 2013 and approved a
rezoning request to FS-RL (Suburban Residential Low Density) and FS-RM (Suburban
Residential Medium Density) with a Master Plan on October 14, 2014. (See Zoning Map
Attachment B) The proposed Preliminary Plat totals 160 homes within the FS-RL zoned
area consisting of 140 single-family detached homes with a minimum of 20 attached
single-family homes. The FS-RM zoned area is an outlot reserved for future
development.
The Preliminary Plat must be found to conform to the zoning and subdivision standards.
Development of this site is the first project to request approval under the Conservation
Subdivision standards of Ames Municipal Code. Ames Conservation Subdivision
standards are part of the Chapter 23 Subdivision Standards of the Municipal Code. The
intent of the standards is to protect the quality of water in Ada Hayden Lake,
protect existing surface drainage systems, promote interconnected greenways,
provide a minimum of 25% of area as commonly-owned open space and
conservation areas, and protect such areas in perpetuity. (See Attachment D)
The rezoning of the site in 2014 included a Master Plan and Zoning Agreement defining
the general arrangement of uses and conditions for development of the site. (The
Master Plan and Zoning Agreement accompany this report.) The Preliminary Plat
must be found to conform to the Master Plan and Zoning Agreement. The numbers
of dwelling units, their general locations, and net density of this preliminary plat are
consistent with the Master Plan approved by City Council. The open spaces and access
points generally conform to the Master Plan as well. The Zoning Agreement also
requires a central transportation spine that includes a shared use path along the new
Ada Hayden Drive and also requires sidewalks along 190t" Street and Grant Avenue.
The final element of the agreement was to require only one connection to Ada Hayden
Park; the Preliminary Plat includes a crushed rock trail connection from Outlot F east of
Lots 20-23 to the Upland Trail in the park. (The entire Preliminary Plat document
accompanies this report.) Please refer to the Addendum section of this report for
analysis of FS-RL and subdivision standards of approval.
Within the standards for approval of the subdivision, staff has focused on three
additional aspects of this proposed Preliminary Plat: 1) traffic safety improvements
where this development and the "Rose Prairie" development access Grant Avenue, 2)
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the interface between the city park and residences along its north edge of the park and
3) adequate lighting where the new streets connect to the existing county/city road,
1901h Street.
Traffic Improvements - Ada Hayden Road and Grant Avenue. City staff anticipates
that Grant Avenue will be a significant traffic route in this general area. Story County
intends to pave the remaining section of the road north of 190th Street in the next 3-5
years. Grant Avenue will provide access for all residential subdivisions along Grant
Avenue as it provides direct access both into Ames and to the schools in Gilbert. The
location of the intersection of the new Ada Hayden Road with Grant Avenue will also be
the location of an access into the "Rose Prairie" development on the west side of Grant
Avenue. Details of the "Rose Prairie" development are not known at this time as they
are preparing to submit a rezoning and preliminary plat application this summer.
The developer has provided a traffic study addendum to the original North Growth area
traffic study with traffic projections based on full build-out of all developments in this
area. (Traffic Memorandum is part of this packet.) This analysis considered intersection
improvement needs for Quarry Estates and based on projected roadway volumes, the
warrant analysis for left turn lanes was not met and they are not proposed by the
applicant for Grant Avenue or 190th Street. To the contrary, staff has concluded that
the nature and volumes of the future traffic justifies requiring left turn lanes at the
intersection with Ada Hayden to improve safety and reduce traffic delays. No turn
lanes are recommended for 190th Street.
The applicant's study considered warrant analysis based upon one reference guide of
2001 NCHRP 457 - National Cooperative Highway Research Program reports. Staff has
reviewed additional transportation engineering references and guidance and determined
that improved safety performance justify the inclusion of the turn lanes. Staff has relied
upon NCHRP 745- Left Turns at Unsignalized Intersections in its evaluation. Staff
recommends a condition of approval for the plat to have the applicant design and
construct turn lane improvements at the time Ada Hayden Road connects to
Grant Road. Staff recognizes that the intersection will also likely serve development to
the west in Rose Prairie and in the event that Quarry Estates develops prior to Rose
Prairie that the City will seek reimbursement to the developer of Quarry Estates of 50%
of the 150 foot left turn lane construction costs. In the event that Rose Prairie was to
develop first, Quarry Estates would provide reimbursement of 50% of the cost to Rose
Prairie.
Interface between Quarry Estates and Ada Hayden Park. Through the design of this
subdivision the city seeks to protect the park landscape from impacts of the
development and the many more people who will be living next door to the park. The
applicant has met with Planning, Public Works, and Parks and Recreation staff
regarding their development of the conservation area plans for the subdivision. Specific
concerns include protecting the steep slopes along the north edge of the park along the
shared property boundary with Quarry Estates from erosion, from informal foot paths
into the park, and from private improvements encroaching into the park. The City
intends to plant tall native prairie grasses in the park up to the park boundary with
1)
Quarry Estates as well as to designate the park boundary with fixed markers at
intervals, although not with a continuous fence.
The Master Plan illustrates a conservation area and buffer varying in width along the
south boundary of the site and its shared boundary with Ada Hayden Park. The Zoning
Agreement specifies a minimum 30-foot wide buffer of undeveloped open space to be
located between the developed lots of Quarry Estates and Ada Hayden Heritage Park.
When Council was considering the Zoning Agreement and Master Plan, staff reported
that the buffer will be planted with native grasses and forbs and will be established and
installed in its entirety along with the public improvements for the first phase of the
development. The agreement also specified that one trail connection was allowed into
the park to connect to the Upland Trail.
Preliminary Plat includes 14 large lots for single-family detached homes along the south
side of Ada Hayden Road adjacent to the park. There are three additional lots off of
McFarland Drive adjacent to the park. There are approximately five lots along the south
side of Quarry Drive adjacent to the park as well. Varying sized conservation easements
are proposed between these homes and the park. At the time of Planning and Zoning
Commission review, all of the conservation areas were shown as outlots as requested
by staff of the applicant. The outlot south of Ada Hayden Drive varied in width from 30
to 50 feet. Staff reported to the Commission that it was still working on the details with
the developer, such as the location of the rear building setback line and how the rear
boundary of the 14 lots would be delineated with the conservation easement.
The applicant now proposes a Preliminary Plat for City Council approval that
contains some revisions to this buffer. It is now proposed to be a conservation
easement within each of the private lots for the 14 lots south of Ada Hayden Drive. The
other areas remain as outlots. The proposed conservation area would vary in width from
30 feet to 85 feet. The applicant proposes this arrangement to address concerns about
rear setbacks and developable areas of lots. As an easement rather than an outlot,
there will be additional developable area on each lot that is not impacted by the rear
setback from the property line. This is because the minimum setback of 20 feet falls
within the conservation easement whereas with an outlot it would be from the closer
property line to the homes than from the park boundary.
The applicant has also supplied additional details for delineation of the easement to
help avoid the encroachment issues that are of concern to staff. The conservation
easement will include the planting of tall prairie grasses coordinated with park plantings,
a variety of large boulders along the conservation easement line, the installation of
capped short wood posts with native prairie planting information along with each lot, and
the creation of a limestone chip or gravel band that is 2-3 feet wide for the width of each
lot that may also include a slight grade change or crease as well.
These combined elements should allow for a clear and respectful delineation of the
prairie buffer and allow the Home Owners Association (HOA) to better enforce the
conservation easement. The City will require the HOA covenants to specify
performance of an annual inspection of the conservation easement for encroachments
and to ensure the upkeep of the buffer. The City will also be a party to the easement to
identify non-compliance for the HOA to take corrective action.
Originally the buffer was envisioned as a storm water control measure as well. With the
Preliminary Plat proposed grading, the stormwater runoff from the north area of these
lots and the north half of the houses built along Ada Hayden will flow north into the
treatment system through the rest of the Quarry Estates conservation area. Stormwater
from the south part of the houses and yards will sheet flow into the park, as it now does,
not concentrated into pipes and outlets that might promote erosion. Larger conservation
areas are not needed along the park boundary for stormwater management. (See
Addendum for description of the stormwater management plan for the subdivision.)
The conservation management plan will require that the HOA maintain this buffer and
its representatives meet with city staff periodically to identify management activities
needed. City staff believes that this cooperation and this buffer will protect the
steep slopes along the north edge of the park from erosion, from informal foot
paths into the park and from private improvements encroaching into the park.
The specific details as described in general above are required prior to the first
final plat approval.
Lighting Intersections on 190t" Street. Street lights have not been required
consistently along perimeter roadways of subdivisions. Note that a separate item on
this agenda includes a Subdivision Code amendment that would require streetlights for
adjacent roadways to subdivisions rather than only new internal roadways. If approved,
it would apply to the final plats for Quarry Estates. However, in the event the text
amendment does not apply to Quarry Estates, staff has concerns about the intersection
visibility along 190t" Street. In order to assure that reasonable lighting occurs for
intersections, staff proposes a condition of approval that street lighting plan be
submitted prior to final plat approval that places a street light in the 190t Street
right-of-way with spacing initiated from north to south into the development.
Street lights are already included in the Grant Avenue street improvements and not an
individual component of this project.
An additional condition is proposed to address details of attached single-family home lot
layout. On Quarry Drive at the east end of the development, most of the lots on both
sides will have attached single-family as twin homes. The width of these lots is less than
a standard detached single-family home lot and each lot contains a two-car garage and
driveway. Depending on spacing, a double driveway cut in the curb on each lot can
make it difficult to fit street lights, street trees and on-street parking spaces. To ensure
appropriate space is reserved for street trees and off-street parking coordinated
with driveway placement, staff proposes a condition of approval that before
approval of the final plat that includes Quarry Drive, a coordinated plan is
provided to the Planning and Housing Department.
Planning and Zoning Commission Recommendation. On April 1, 2015 the
Commission considered the Preliminary Plat for Quarry Estates. The Commission
discussed traffic on Grant Avenue and the proposed requirement for turn lanes at its
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intersection with Ada Hayden Road. Commissioners supported planning for future
impacts of development and also supported consistency requiring development
improvements that accommodate those impacts. Commissioners supported the city
enforcement of expectations and responsibilities for establishing and managing the
conservation areas. The Commission recommended approval of the Preliminary Plat
with the conditions stated in this report by a vote of 3 to 0 with one abstention due to a
possible conflict of interest.
ALTERNATIVES:
1. The City Council can approve the Preliminary Plat for Quarry Estates at 904 W.
1901" Street with the following conditions
A. Provide a north bound turn lane and also a south bound turn lane with minimum
storage of 150 linear feet where Ada Hayden Road intersects Grant Avenue.
Developer will be eligible for reimbursement of 50% of the initial construction cost
of the turn lanes from the development west of the site as collected from the
"Rose Prairie" developer. Alternatively, the developer shall be responsible for
reimbursement of 50% of the cost of construction if the development to the west
is built prior to the connection of Ada Hayden Road.
B. Prior to final plat, include in the street lighting plan a light at each intersection of
Ada Hayden Road and McFarland Avenue with 190t" Street and continue the
regular spacing between lights from there into the subdivision.
C. To ensure appropriate space is reserved for street trees and off-street parking
coordinated with driveway placement, before approval of the final plat that
includes Quarry Drive, provide to the Planning and Housing Department a plan
with the placement of street lights, street trees, and hydrants, and driveways for
Quarry Drive.
2. The City Council can approve the Preliminary Plat for Quarry Estates at 904 W.
190t" Street with modified conditions.
3. The City Council can deny the Preliminary Plat for Quarry Estates at 904 W. 190tn
Street, by finding that the preliminary plat does not meet the requirements of Section
23.302(3)(b) or Section 23.603 of the Ames Municipal Code and by setting forth its
reasons to disprove or modify the proposed preliminary plat as required by Section
23.302(4) of the Ames Municipal Code. Code sections are found in Attachment D.
4. The City Council can defer action on this request to no later than May 1, 2015 and
refer it back to City staff and/or the applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
The Quarry Estates subdivision is the first of several residential developments on the
north and west sides of Ada Hayden Park. It is also the first Conservation Subdivision
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within the Ada Hayden watershed. The Quarry Estates preliminary plat demonstrates
how the project will carry out the low-impact policies and techniques required by the
Conservation Subdivision and will thus protect the quality of surface water flowing into
Ada Hayden Lake, as was envisioned when the park land was acquired.
The Quarry Estates development will carry the native landscaping characteristic of the
park into the residential area with 26% of site in conservation areas. It will include an
integrated pedestrian and bicycle path system through and connected to the park's
system. It will also provide sites for 160 much-needed new homes and for more than 80
additional multi-family dwelling units in the future.
The Preliminary Plat for Quarry Estates is consistent with the approved master plan and
zoning agreement in many respects in terms of general distribution of homes and the
density of development. The access points and circulation system are also consistent
with the Master Plan. The conservation areas and outlots were adjusted as more detail
was available for the stormwater design of the site and with additional improvement to
delineate the buffer along Ada Hayden Heritage Park.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1 thereby approving the Preliminary Plat for Quarry
Estates at 904 W. 190t" Street with conditions A, B, and C. Note that with the approval
of the preliminary plat, a number of additional plans and details are required to be
submitted for approval prior to final plat approval.
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ADDENDUM
Project Description. Quarry Estates LLC owns a 79-acre parcel (plus 6.5 acres of
county road right-of-way) north of Ada Hayden Heritage Park and south of 190th Street.
(See Location Map Attachment A-1; A-2)
The proposed Preliminary Plat includes 140 lots for single-family detached homes and a
minimum of 20 lots for single-family attached homes, within an area of the property that
is zoned Suburban Residential Low Density (FS-RL). (For lot layout see Attachment C)
The applicant may adjust the final counts of attached and detached single-family homes
based upon the approved master plan ranges of development. In the northwest portion
of the site, the Preliminary Plat includes Outlot ZZ, which is zoned Suburban Residential
Medium Density (FS-RM). The area is intended for future development of attached
residences or apartments. This area may be subdivided in the future or several
buildings may be constructed on the same lot. In either case, a major site development
plan must be approved by the City Council.
There are also seven outlots proposed for conservation areas and open space, totaling
21 acres. The project includes three points of access, two to 190t" Street and one to
Grant Avenue.
Applicable Law. Laws pertinent to the proposal are described on Attachment D.
Pertinent for the City Council are Sections 23.302(5) and 23.302(6). Requirements for
Ames Conservation Subdivision standards are in Division VI of Chapter 23 Subdivision
Standards of the Municipal Code. Zoning standards for Suburban Residential
development are contained in Article 12 of Chapter 29 of the Municipal Code.
Lot Layout and Density. Lot sizes for detached single-family homes range from 8,800
square feet to a few lots exceeding 20,000 square feet. The larger lot sizes are placed
adjacent to Ada Hayden Park as view lots looking to the south. Homes will be a
minimum of 30-85 feet from the park, varying in distance depending on the width of the
conservation easement abutting homes and the park. The lots for attached single-family
homes range from 6,000 square feet to 9,500 square feet in size.
All lots meet minimum size requirements for the zoning district. The FS-RL portion of
the subdivision has a net density of 4.05 units per net acre, exceeding the minimum
average net density required for FS-RL zoning of 3.75 units per acre. The area zoned
FS-RM is 8.14 acres in size and will have a minimum of 82 dwelling units to meet the
minimum average net density required for FS-RM zoning of 10 units per acre.
Utilities. Off-site infrastructure to support development of the site is part of the 2013
annexation agreement for the property. An agreement was approved by owners of this
subject property and other developable land parcels west of Ada Hayden Heritage Park
abutting Grant Road, which established the timing and responsibility for extension of all
of the urban infrastructure necessary to provide city services to the North Growth area
as an assessment district (Grant Avenue paving) and connection districts (sewer and
water). Utilities will be available to serve development starting by summer of 2015.
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Grant Road construction is expected to be completed in the fall of 2015. On-site
infrastructure improvements are part of the preliminary plat requirements for each
development site.
Note that the preliminary plat includes accommodation of a water extension to Ada
Hayden Park. The final alignment and accompanying easement will be determined
prior to final plat. It will extend south from Quarry Drive or through the Outlot D
connection to Ada Hayden Drive and connect to the park to provide quality clean
potable water to replace the current well water within the park.
Traffic and Street Connections. Grant Avenue is being rebuilt this summer as a rural
collector street, meaning it is designed with two travel lanes, curb and gutter, and street
lights. The cost of basic Grant Road improvements is shared by the City and three
development interests with the aforementioned Assessment District. The road will be
complete in the fall of 2015. Site specific access improvements are part of the individual
subdivision review and not incorporated into the basic Grant Road improvements.
City staff anticipates that Grant Avenue will be a significant traffic route in this general
area. Story County intends to pave the remaining section of the road north of 190t'
Street in the next 3-5 years. Grant Avenue will provide access for all residential
subdivisions along Grant Avenue as it provides direct access both into Ames and to the
schools in Gilbert. The location of the intersection of the new Ada Hayden Road with
Grant Avenue will also be the location of an access into the "Rose Prairie" development
on the west side of Grant Avenue. Details of the "Rose Prairie" development are not
know at this time as they are preparing to submit a rezoning and preliminary plat
application this summer.
The developer has provided a traffic study addendum to the original North Growth area
traffic study with traffic projections based on full build-out of all developments in this
area. (Traffic Memorandum is part of this packet.) This analysis considered intersection
improvement needs for Quarry Estates and based on projected roadway volumes, the
warrant analysis for left turn lanes was not met and they are not proposed by the
applicant for Grant Avenue or 190th Street. To the contrary, staff has concluded that
the nature and volumes of the future traffic justifies requiring left turn lanes at the
intersection with Ada Hayden to improve safety and reduce traffic delays. No turn
lanes are recommended for 190th Street.
Ada Hayden Road is the east-west collector street within the development, with
McFarland Avenue providing connections south to single family detached homes on
Ketelsen Drive and north to 190th Street and Ledges Drive providing connections north
to single family detached homes and 1901h Street. The street width for Ada Hayden
Road meets the standard for a residential collector street, that is, a 31-foot pavement
width as measured from the back of the curb within a 66-foot right-of-way,
accommodating parking on one side. This right-of-way will include an 8-foot shared use
path on the north side and a 4-foot sidewalk on the other. Other street widths meet the
standards for local streets, that is, a 26-foot pavement width as measured from the back
of the curb within a 55-foot right-of-way. This width allows for parking on one side of a
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street. The street layout also includes mid-block crossings for pedestrians as required
by FS-RL zoning when a block face exceeds 600 feet.
On Quarry Drive at the east end of the development, most of the lots on both sides will
have attached single-family as twin homes. The width of these lots is less than a
standard detached single family home lot and each lot contains a two-car garage and
driveway. Depending on spacing, a double driveway cut in the curb on each lot can
make it difficult to fit street lights, street trees and on-street parking spaces. To ensure
appropriate space is reserved for street trees and off-street parking coordinated
with driveway placement, staff recommends a condition for a plan to be provided
prior to approval of the final plat that includes Quarry Drive. The Planning and
Housing Department would review the plan with the street light locations and
street tree planting plan of Quarry Drive to maximizing the number of street trees
and parking spaces.
Conservation Areas and Open Space. In Conservation Subdivisions site features
identified as healthy natural features in a site natural resources inventory shall be
protected in conservation areas. Conservation area and open spaces are to form an
interconnected system. The applicant completed a natural and cultural resources
inventory and no significant native plant communities exist on the site, nor are there any
streams, waterways or dry channels on site. (Natural Resources Inventory is available
for review at the Planning and Housing Department.) Therefore, the conservation
areas in Quarry Estates will be "naturalized" by establishing native plant
communities, which is consistent with the conservation subdivision
requirements.
The conservation subdivision ordinance requires 25% of the property to be
interconnected conservation areas and open space distributed throughout the
development and abutting 80% of residential lots. The proposed plat shows
approximately 26.8% of the property with open space use, abutting approximately 87%
of the lots. Open spaces serve as a buffer between proposed residences and existing
residences on the east and south of the property.
Other major open space features of the plan are outlots A, C, and D. Outlot A is
principally for stormwater management (see below). Approximately half of Lot C is
designed for stormwater management and the remainder will be a recreational area
available to the residents and maintained by the homeowner's association. Lot D is
meant to be a reestablished conservation area open space in a former pasture and
provide a buffer between new development and the existing homes to the east.
Landscaping and Street Trees. The Landscape and Street Tree Plan together with a
Conservation Area Management Plan portray the naturalized conservation areas. The
Conservation Area Management Plan describes how these areas will be established
and maintained. More detail for maintenance operations is required during the final plat
process. The developer will have initial responsibility for creating the conservation
areas and the future homeowner's association will have long term management
responsibilities. (The draft Conservation Area Management Plan is part of this packet.)
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Stormwater Management. One of the principles of the Conservation Subdivision is to
take the approach of Low Impact Development to design the project. This means the
arrangement of lots, street and stormwater management minimize mass grading of the
site, minimize impervious areas, and maximize use of natural stormwater treatment
measures. The overall approach to stormwater management provides treatment and
control of the peak runoff rate from the entire site by providing multiple opportunities to
slow the flow of stormwater on the surface and settle out and filter out sediments, a
process called the "treatment train." This system includes surface sheet flow to
collecting basins, directing flow by vegetated swales, settlement areas drained by pipes
and pipe outlets into vegetated swales to carry water to other basins.
This system follows the existing topography of flow toward the center of the site and
then flow to the west in a shallow, wide swale. Stormwater from the east third of the site
is directed through this treatment train in the center of the site to swales along the south
side of 190th Street flowing to the west. Stormwater from the western two-thirds of the
site flows to the center and is carried through this treatment train to Grant Avenue. All of
the stormwater runoff from these systems is carried under Grant Avenue to an existing
major water way to the south and then to the east into Ada Hayden Park and Lake.
The steeper slopes in Ada Hayden Park are protected from increased runoff from
streets, driveways, rooftops and other hard surfaces by directing as much of this flow as
possible toward the north into the central treatment train system. Lots along the south
side of Ada Hayden Drive (Lots 72 -85) will have the front half of the home direct runoff
to the center of the development. All of the remaining flow of these lots will be to the
south as sheet flow across land; none of the flow is collected in pipes and discharged at
points. Additionally, the conservation area along the south buffer will help with erosion
control.
Vital to all of these stormwater management systems is the native prairie vegetation to
be established that will help slow the rate of runoff and facilitate the percolation of water
into the soil for natural filtration and treatment. The proposed open spaces include
substantial areas of native prairie planting, as shown on the submitted Landscape and
Street Tree Plan.
Sidewalks. North/south walking trails through the central Outlot C open space and the
western Outlot E open space corridor supplement the shared use path or sidewalks
along all streets to interconnect all residences and open spaces. This network includes
one connection to Ada Hayden Park through a hard surfaced 8-foot wide shared use
path in Outlot F. The developer will continue this connection into the park to the existing
"Upland Trail," with crushed rock surfacing at the request of the Parks Department. Note
that that a separate text amendment to the Subdivision Code is on the same agenda
and if approved would change the requirement for sidewalks to be five feet wide rather
than the proposed four-foot wide sidewalks on the plat. If approved, sidewalks would
need to be widened to five feet with the final plat to conform to the proposed new
standards.
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Attachment A: Location Map-1
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Attachment D: Applicable Subdivision Law
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to,
the following: (verbatim language is shown in italics, other references are paraphrased):
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 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(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 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 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.
Ames Municipal Code Chapter 23, Subdivisions, Division IV, establishes requirements
for public improvements and contains design standards.
15
Ames Municipal Code Chapter 23, Subdivisions, Division VI establishes requirements
for Conservation Subdivisions:
DIVISION VI
CONSERVATION SUBDIVISIONS
23.600. CONSERVATION DEVELOPMENT FOR SUBDIVISIONS
23.601. APPLICABILITY.
Conservation Design Devclopitent is an alternative set ofdesign objectives and standards for resideutital subdivision
development. These objectives and standards can be used as an alternative to common residential subdivision
development is Allies. However, they~hall apply to all residential subdivision development in the undeveloped areas
of Adai Hayden Walerslied north of l3loornington Road.
(Ord No. 4042. N-10-10)
23.602. INTENT.
The intent ol'Conscrvation Design Dcvclopnicnt is to preserve the existing natural features of the site. to preserve the
natural drainage fcauircl and hydrolo,,ic characteristics of the landscape,and to reduce the impacts of development on
the landscape: and
(I 1 To maintain and protect in perpetuity Ames area natural character by preserving these important
landscape elements including but not limited to those areas eontaiuing unique and environmentally sensitive natural
features as prairie. woodlands. stream buffets and corridors.drainageways.wetlands. floodplains, ridgetops. steep
slopes, critical species habitat, and by setting them aside front dcvclopjncnt:
("2) To promote interconnected greenways and environmental corridors throughout Ames;
(3) To provide conitnonl}'-owned oJ)Cn space and conservation urcaS for passive and or active
recreational use by residents of the development and. where specified,the larger community-
(4) To permit various means for ownin- conservation areas, preserved landscape elements. and to
protect such areas front development in perpetuity:
(5) To provide greater llcxibitity in site dwellings and other development fCatures that] would he
permitted by the application ofstandard use regulations in order to minimize the disturbance of natural landscape
elements and sensitive areas,scenic quality.and overall aesthetic value of[lie landscape:
(6) To protect and restore environmentally sensitive areas and biological diversity, minimize
disturbance to existing soils. vegetation, and maintain enivironniental corridors, and
(7) To preserve significant archaeological sites,Historic buildinLs and their settings.
/Clyd No. 4042, 8-10-10j
Sup h'-2014-3 23-30 Rev.07-1-14
16
23.603. GENTRAL REQUIREMENTS.
(1) Desi;gtl and Stimdatrds, for Residential Lot Layout
(a} All residential units should be, in cluiter zrottps unless the site has been designed to
preserve sensitive areiaS.and maintalin a stormwatet treatment train.
(b) All lots shall take access tionl interior roads.
(c) All separation areas for residential lots along existing, roads shall he landscaped in
accordance with the conservation area landscaping requirements ill Section "_';.603('-)(f).
id) Eighty percent (NO1, ) of residential lots shall abut it conservation arc;a or open space to
the front or rear. Open space and con,crvatiorl ;trey ilcros.s is road shall qualify for this requirement.
(c) (. lu.�ler groupS Shall he lOeated to avoid or anitigatc directly disturbing;existing native
prairie, woodlands. wetlands and other natural fCatttrei identified in the site inventory c)T nattuaal rest)access
(2) Site Requirnlenis
(a) Open water.areas-A 504001 natavc veg`CtativC bonier shut!] be maintained arcunld Open
wJtCr,areas sueh as ponds and lakes unless a Specific conlnurrl use area is identified.
{h) Stream butlers -Stream buffers with native vegetation shall be maintained along stream
,arras using the followings rcquircnlunlS pried on Stream order:
(i) Stream ,,a
s cxccrdinL�� older.and ;above, tllc. C'tp regmres sketches, maps.studies.
criginccring reports, tests„profiles,cross-scct)ons, conStrueti0l) plans and specifications to determine adequate btrticr
tividths.
tii) Perennial streams (i'`and=""order). The total required stream buffer width is
one hundred (t00) feet on each side perpendicular to the waterway measured from the outer wet edc of'ncc channel
during; hnse f]ows.
Oil) Iniermiatcnt ;tram,.. The tonal required Sircimi buffer width is fifty(50) feet on
CitCh side perpCtIdicular to the ester way+ measured lrpul the Centerline of the channel-
iv) W'atervvays and or dry channels that have it contributing dniinage area of fifty
(50)acres or greater. Tile total required stream buffer vvidth is thirty(30) feet cal eitch side perpendicular to the
waterway measured from the centerline of'thr watcrvvay.
(v I Waterways mid or dry channels with it contributing drainage;area of less than 50
acres. The told required stream buffer width is twcnty (20) Beet on each side pe.rpcndiCtlar to the watcrwity measured
from the centerline of the waterway
(c) Stormvv<atcr rnallm-mncnt
(it Mininiizc the use ot'stornr sewer piping ;and maxirrtizc t►te use oiswales.
(ii) Use curb cuts in licit of Storm scwer intake when appropriate to divert street
water to a stornnvatcr conveyance or (rcittment system.
(iii) Stuflp pump discharge can be chscharged into a stonnwaier conveyance or
t 1'e aY n]ent tiV-s't8111.
(iv) On-site treatment and storage of;tormw atcr Lunerated by the development shall
occur in conservation area ifit is consistent vrith the env^ironincntal functions of the conservation area. Individual lot oa-
site storlmvmer nlam'Icnlent may also be used in conservation Subdivisions in conjunction with open space and
conscrvatimi area mamigenicnt of;tormwater-
(vl Include detailed desie'n iuforruation for the stornuvater ma migement practice,
following,the dcsiLn information provided in the lov+a Stomw atcr�1aua;!eaucnt ab9anual. The stormwatter treatment train
,approach shall be used where upproprimc to capture. treat mud rcicu�,c ,tormwnter.
(d) Shared use p,athS, sidewalks.;and driveways
(i) \n acccssihlc and interconnected shared use path system shall lie developed to
connect residential areas w ith open space eonacrvation areas Na ithin or adjaccnt to the site.
(ii) Sidewalks shall only he required on one side ofstrccts; how+evcr. all lots shall
heave iiirc:rt seers) to sidewalks or the 1)at11icay Salem.
(iii) hvpical dractvvay approach sections.Chapter' of SUDAS specifications.. shall
be used.
(c`) Conservation Area Requirements
(i) The conservation area shall be designated as a Conscrvahon Easement as
detailed in the definition section of this ordinance.
(ii) Applicants must provide an explanation of the conservation area objectives
17
achieved with their proposed development and identify the percentage of the total development area that this area
occupies.
(iii) All conservation areas shall be part ofa larger Continuous and integrated system
exccpt for conscrvaIOn areas that are naturally isolated from other conservation areas on or near the silo.For the purposes
of this section, continuous shall be debited as either physically touching or located, across a public for
example.on opposite sides of an internal road.
(iv) Con,,cry tit ion arras, in itccordaner w=ith the Conservation Area :Nlanaycnicrit and
Uwncrship outlined in Seciion 23TOR shall protoet site hotness identified in the site natural resources inventory
Suction 21MW (0 and analysis as having particular value in preserving a nd:ior mstoring the natural character and
conserving natural resources in compliance with the intent of this ordinance and consistent with the goals and
objective-- of this ordinance,
(e) I lcallhy natural features such as woodland"prairie,wetlands..and strearnbanks shall
gen"Ao be maintained in their natural condition. Irrecommende-d by a professional with pertinent qualifications. the
hilunicipA Engineer may aulhoHn a modi,ication to improve the natural Features' appearance or restore the overall
Condition and natural processes, in complidmcc with an approved management plan, as described in Section 23,05.
tvi) All w-ctltands, floodaays. andmr identified xvildlil'v habitat areas thud be contained
in conservation teens.
(vii) Conservation aren and open space shall be disuributedi throughout the development
and combined shall comprise at least twenty-five(25)percent of the total area of the subdivision. An au-ca comprised of
conservation areas and open space;greater than twenty-five percent of the: total area of the subdivision may he required
if necessary to maintain health features such as woodlands,)mime,"Mhn&and mmambanks in their nawrA condition
as provided in 23-bo3(2)(v).
(viii) Safe and convenient pedesnuuw access and access casements sufficient for
maimenance vehicles shall be provided to ctmservation areas.
(f) Landscaping for Conservation Subdivisions- A landscaping, plan shall be prepared that
identities till proposed landscaping,and confirrnas to the following:
(A The preservation ofeAmirig make, non-invasive vegenainn as idemificd in the
natural resources iuventorti.Scetion 23.b04(1) as being in p")d condition and of rood quality shall generally be
preferred to the installation of new; plant material.
(ii) Mass graduag ofshes shall be minimized in order to preserve the natural fbawres
of the site.
(iii) Within all required separation areas between residential lots and external roads and
site boundaries, existing woodlands with desirable tree species shall be retained.
{iv) All new landscaping in conservation areas to be installed and existing native
vegetation ter be preserved shall be protected through conscrvaitioil casement Native landscaping shall be installed
aeturdin��� w the quid;mQ, provided in the lows Mmu-twat. NNmyci mat ,Kmml Scetion 2EA.
tv) Trccs of nsitivC species as indicated by the Iowa Departmemt of Natural Resources
and approved by the City shalt be planted along internal road,withha cluster groups in a total amaount equivalcnl to the
standard subdivisio❑ r<quu-emrnts. Trees may be planted_ but are not required. along internal road; pacing through
con,�erVatidm areas.
(vi) InfortuaL irregular,or natural arrangement is required for newly planted trees to
avoid the urban appearance that wpular spacing nmy evAo c.
tAi) Trees shall be located so as not to interfere with the installation and maintenance
of utilities, shared use paths. or sidewalks that may parallel the road.
(Ai ii) AWithin all co user tit ioit areas,separation between external roads trod residential
lots. a vegetated bntfer area at least 25 lest in width shall be maintained or established. Where no natural tree, and;or
shrubs exist,native plant materials shall be planted.
(ix) Consery Oon areas required to meet. Scetion 23.603(1)(d), shall be planted using
native species to enhance privacy and a nmuml appearance.
(x) Required buffers around wetland.",all Suter bodies and draitaagcways must be
naturally vegetated or planted with native plain species appropriate to she surrounding landscape.
(xi) BufON consisting cif an inforimh irt—c ulnr or natural ammgcment iaf native plant
species,combined with infrequent or prescriptive mowing arc required to emaw a Idny-maintenance, nanaralizcd
landscape.
(iii) In addition to the above.land nianagenicut practices tninnrtizing the impact of
18
nutrients shall be used and denionstrawd in Ada hfayden Wawrshed_minimal fertilization of Awns including the use of
phosphorus-free fertilizers is reconuncnded.
lord,Vo. 40-12, S-10-10)
23.004. APPLIC:ATiON PROCEDURE.
In addition to the standard subdivision application requirements,an invcnwry and mapping of natural resources,shall be
conducted prior to the initial submittal.
(1) Invemory and Nlapping of Natural Resource~. An imentmy of natural resources ofthe proposed
dev°elopment site shall be conducted by experts Ki the field such as biologists.ecologists, soil scientists. hydrologists.
geolog,kis or those crmdentialcd in a manner acceptable to the Municipal Engineer and must be submitted with the
conservation Subdivision applicat)ora. Tlae inveutanv must.include,but is not limited to tine folltavving infurnnatiou mapped
at it scale of no less than one inch e(Juals 50 feei:
(a) Topographic contour:art '_-[i,<,t IntcrvAS.
9) United `;tares Depamnent of Agriculture. Natural Resource Conservation Se"ice soil type
hcmions ,and identification of soil type characteristics such as percolation rate,, suitability for infiltration-based
stormwater managenne.tnt practices, hydric soils, depth to water table. and suitability for vvasiewater disposal systen)s if
applicable.
(c') Ilydroloxiccharacteri site s,inciudingsurt;aCC vatcrbodics.floodplains,groundvvaterrcchargo
and discharge aeeaa,. )tctl;ends, natural stvalcs,drainage ways,and slopes lV", or greater.
(d) Land coca•on the site including but not limited to prairie,uwWland,forest; wetland and
general cover type ipamurc,woodlanl ctc.),and stand-alone trees with a caliper of mom than 1241 inches measured four
feet off(he ground. The inventory:hall include comments on the health and condition of the natural resources.
(e) Known critical habuzat areas for rare, threatened or endangered specie, usiln existing
dOi"nnleuted tl1Pen1OI-ic.S.
(f) Cultural resources shall be identified by a brie)description of historic character of buildings
and stmetures. hNiorindly irnpormm landscapes, and archcologi"I features using a review ofasisting, dociam"ted
inventories.
(?} Education and Outreach Phan tar the Development. An educational plan shall be developed and
diswouled to all perspective lot owners that describes the characteristics of the conservation Subdivision including the
dcvelopulent concept,conservation areas man.gemcm practices that will be used to manage these areas,and benefits of
tine natural features. They shall also include information on lawn cure strategies that reduce nuiricttt and pesticide inputs
and pollution to local water bodies. Lot owners shall be made aware of the wildlife aspects ON conservation subdivision.
Deer, birds. and other animals and insects will be attracted to the natural areas.
(Ord. No, 4042. ,S'-lU-ltJj
23.60-. CONSERVATION AREA MANAGEMENT :AND OWNERSHIP.
(I) Conscrvation Area Management Plan. Every conservation subdivision must include a plan that
prey Ides evidence ofa means to propel-1; manage the conservation areas and open space areas in perpeutity through at
conservation easement for conservation areas or common ownership for open space areas and evidence of the (cnig-term
means to properly manage and maintain all common facilities. including any Stormwater Ncilitics. The plan shall be
approved by the Municipal Engineer prior to plat approval.
(a) A conservation area management plan Shall be submitted with the following components
durkg the following approral sUTcN:
(2) Prclimivaart Plat:
(a) Include it conservation area managennent plain specifically focusing on the
lone-tern) mautagemrnt ofConsirval'iou amas. The con,crvnation area managcmunt plan :shall include it narrative, ).meet)
on the site analysis required in Section 23300 1), describing:
(i) Existing conditions including all natural.cultural,historic,and scenic elements in
the landscape.
(5) The proposed cmnptwd condition for each conservation area:and the measures
proposed for achieving, the end slate.
('iii) Proposed restoration mcasurcS, including*: measures for
correcting increasingly destructive conditions. Such as erosion, and measures tar restoring habitats ecosystems, and
historic features.
19
(3) Final Plat:
(a) The conservation area management plain,hall iuCludc the fo loN7 ing items for final Matt
approval:
(I) Provide a copy of the conservation eascrncut.
6i) Designate the ownership of the conservation areal acid "mmlon titAMies.
(0) Establish necessary legularandperirdicoperltionandnuaintcnaoeertspoosibilities.
(fv) Estunate staffing needs, insurance requiremems,and other associated costs and
dchlic the means for funding tile saIlic orl all basis.
(v) The operations needed for nmintaiuing,the stability of the resources. including:
moving schedules:native vegetation bourns: weed COM MI: planting schedule, clearing;and ck u y the applicant shall
be squired to provide financial security in a form acceptable to the city for the maintenance and operation costs of
conservation area, for it iwo-ycaar period oftinlc at time of the plat.
(b) In the event that the organization cstabluhcd to own and maintain the Conservation
area~,Orally successor organization,fails to maintain all or any portion of the conservation arras in reasonable order and
Condilklll. such notice shall set forth by the Municipal Engincer limy,the nature of conertions required and the time
within %v]licit the Corrections sluall be made. upon failLIN to comply within the time specified, the organization,or any
successor organization. shnll be considered in violabo❑ of this ordinance. In such case the security. if any. may be
furlbiwd,and any permits may be revoked or suspended. The city may enter the premises and take corrective auction.
(i) ']-lie cost:ofeovrcctn e action by the C'it_v that exceeds the security,shall be assessed
against the propci-tics that have the right of henefit of the eonse ,alion areas and shall become a Hen on s0 d prol�cnO,.
(C) N°lanagement plans can he amended by the owner identified under Section 231,056) with
the approval of the%Municipal Eng,incer.
(4) 0% ncrship Altcrnati,cs. The do--signaled conservation.areas shall be placed in Conservation Easement
and may, be owned and managed hv one or a combinadon of the following:
(a) A homeowners association shall be established if the conservation area is proposed to he
owned by a homeowners association_ Membership in the .a socit: hn 6 muvialmy for all purchasers of homes in the
development and their suCCessors.
(b) A nun-profit or for-profit conservation organization that specialize, ut lowa native plalu
InallanCtllent.
(c) C)thcr entity a,approved by City Council.
(`) ()„ucrship & Nwintemuc R"ponsibil Ws. The bylaws,guarantecity cuntimi"g maintenance of
We conscmMIn area and the declaration of Covenants, condition and restrictions of the homeowners association shall
be submitted for approval to the City of Ames as part of the information required for the final plat. The bylaws or the
declaration of envenoms, cuncditions and restrictions of the homeowner's associah" shall contain the fotlowfng
ill fo;'mation:
(ta) The legal description of the conservation area:
(b) The restrictions placed upon the: use and enjoyment ofthc conservation ;areas or facilities:
(c) The homco,vners association or third party,a,si�:ncd br the homeowner,association entitled
to entoree the lestri Ctlons:
(d) A mechanism to assess and enforce the common cxpeuscs for the land or facilities including
Upkeep and maintonanCC;
(e) The conditions and timing of the transfer of ownership and Control of land facilities to the
association.
(b') A For-Profit or!on-profit Con,ervation Orgulization. If the eonservatiun area is to be held by it for-
profitornon-profit conservation organization.the Organ iza[ion must be acceptable to the City.The conveyance to the non-
profit or for-profit conservation organization mw't Contain appropriate provisions for reversion in the event that the
ol-ganizatiorl becomes unwilling or unable to uphold the term: of the conveyance.
(Ord Ao. 4042. R-10-I M
20
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