HomeMy WebLinkAboutA017 - Council Action Form dated May 10, 2016 ITEM # 39
DATE: 05-10-16
COUNCIL ACTION FORM
SUBJECT: MAJOR FINAL PLAT FOR HAYDEN'S CROSSING SUBDIVISION,
FIRST ADDITION
BACKGROUND:
Hunziker Land Development Co., LLC, represented by Chuck Winkleblack, has
submitted a final plat for Hayden's Crossing Subdivision, First Addition. The Hayden's
Crossing development lies north of the western edge of Ada Hayden Heritage Park as
shown on Attachment A — Location Map.
The final plat proposes 19 lots for single-family detached dwellings, two outlots for
conservation areas (Outlots A and B), and two outlots for future development (Outlots
XX and YY). A trail connection to Ada Hayden Park, through Outlot A, is also part of this
First Addition of Hayden's Crossing.
The developer has proposed a minor amendment to the Preliminary Plat for a
reconfiguration of the 30-foot open space buffer along the park boundary. The
Preliminary Plat originally showed the open space area as a 30-foot outlot. The
developer now proposes a 25-foot outlot with a 5-foot conservation easement on private
property. This is to allow for the developer to have a larger buildable envelope on a lot
once you factor in a rear yard setback from a property line. The conservation easement
allows the five feet to be part of the setback, whereas if all of the area was in an outlot
then the setback would not include any area of the outlot. Staff is willing to support
the change as it meets the Master Plan 30-foot open space specification and the
planting requirements for the outlot and conservation easement are unchanged in
how they will interface with the park.
Public improvements, including streets, sidewalks, sanitary sewer, water, storm sewer
system, street lights, trails, subdrains and seeding for storm water detention basins are
required as part of this major subdivision. Public water mains, sanitary sewer mains,
storm sewer, and the first layer of asphalt surfacing for Audubon Drive have been
installed. Financial security, in the amount of $178,881 has been provided to cover the
cost of completing the remaining public improvements. All public improvements,
including sidewalks 5 feet wide, must be installed within three years of final plat
approval. Street trees can still be deferred until occupancy of each home.
The financial security allows the City to complete the improvements, including the
sidewalks, after three years if necessary. The City Council is being asked to accept the
signed Improvement Agreement with financial security for those improvements.
Financial security can be reduced by the City Council as the required infrastructure is
installed, inspected, and accepted by the City.
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The City's subdivision regulations require financial security for the maintenance and
operation costs of conservation areas for a two-year period at the time of approval of
the final plat. However, following adoption of that section of the subdivision code, the
City Council adopted Chapter 513, Post Construction Stormwater Management
regulations, which require the submittal of a maintenance performance security or bond
for a minimum of four years. Since the language in Chapter 5B is more stringent, staff is
applying it to the stormwater improvements instead of the requirement for two years of
financial security for approval of the final plat. The four years of financial security will be
submitted to the City upon completion of the stormwater improvements, not at the time
of approval of the final plat.
This subdivision is the second to be submitted under the requirements of the
Conservation Subdivision section of the subdivision regulations. The first was the
Quarry Estates Subdivision. The Conservation Management Plan prepared by Bolton &
Menk addresses existing conditions, the natural resource inventory, structure and
cultural resource inventories, proposed landscape discussion, restoration measures and
mitigation techniques. In addition, the Plan provides operation and management
requirements for maintenance of the filtration basin, pretreatment basin, trees and
shrubs, native plantings and lawns. An operations and management schedule is
included, as well as a section on subdivision outreach and education. The City
Engineer is in the process of reviewing the final details of the plan. A condition is
included to allow approval of the final plat and for the City Engineer to complete the
review of the Management Plan.
Approval of the preliminary plat in September included a condition "That the City
Council approve a Developer's Agreement to fund the pro rata share of costs of
future intersection improvements necessary at the intersection of Grant Avenue
and Audubon Drive." Since approval of the preliminary plat, it has become apparent
to staff that intersection improvements, including a left turn lane, will not be necessary at
Audubon Drive, but rather at the intersection of a future street north of Audubon Drive,
to align with a future intersection for the proposed Rose Prairie Subdivision abutting the
west side of Grant Avenue. Therefore, a Developer's Agreement will not be
necessary for the First Addition of Hayden's Crossing, but will be required at the
time of approval of a final plat for the Second Addition of Hayden's Crossing.
After reviewing the proposed Final Plat, staff finds that it complies with the
approved Master Plan, Preliminary Plat, and all other relevant design and
improvement standards required by the Municipal Code.
ALTERNATIVES:
1. The City Council can approve the Final Plat of Hayden's Crossing Subdivision, First
Addition, based upon the staff's findings that the Final Plat conforms to relevant and
applicable design standards, ordinances, policies, and plans with an Improvement
Agreement and financial security. The Final Plat would not be released for
recording until the City Engineer has approved the Conservation Management
Plan.
2. The City Council can deny the Final Plat for Hayden's Crossing Subdivision, First
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.
3. The City Council can refer this request back to staff or the applicant for additional
information. (The Municipal Code requires that 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 Minor Subdivision. City Council must approve, approve
subject to conditions, or disapprove this Final Plat application no later than June 24,
2016 to meet the 60-day deadline.)
MANAGER'S RECOMMENDEDATION:
City staff has evaluated the proposed final subdivision plat and determined that the
proposal is consistent with the master plan and preliminary plat with a minor
amendment and that the plat conforms to the adopted ordinances and policies of the
City as required by Code. The City Engineer is the process of reviewing the final details
of the Conservation Management Plan and staff recommends withholding recording of
the final plat until the Conservation Management Plan is approved by staff.
Therefore, it is the recommendation of the City Manager that the City Council
accept Alternative #1, thereby approving the final plat for Hayden's Crossing
Subdivision, First Addition.
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ATTACHMENT 1 : LOCATION MAP
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ATTACHMENT 2: HAYDEN'S CROSSING SUBDIVISION FIRST ADDITION
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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
(10) City Council Action on Final Plat for Major Subdivision:
(a) All proposed subdivision plats shall be submitted to the City Council for review and approval.
Upon receipt of any Final Plat forwarded to it for review and approval,the City Council shall examine the Application
Form,the Final Plat,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 Final 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.
(c) The City Council may:
(i) deny any subdivision where the reasonably anticipated impact of such subdivision
will create such a burden on existing public improvements or such a need for new public improvements that the area of
the City affected by such impact will be unable to conform to level of service standards set forth 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
improvements in accordance with schedules set forth in such plans;or,
(ii) approve any subdivision subject to the condition that the Applicant contribute 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 sale discretion of the City. The terms,conditions and amortization schedule for such
contribution may be incorporated within an Improvement Agreement as set forth in Section 23.304 of the 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 Final Plat Approval of a Major Subdivision with the Department of 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 masons 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. Na. .3524, 5-25-99)
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