HomeMy WebLinkAboutA002 - Council Action Form dated April 26, 2016 ITEM #: 52
DATE: 04-26-16
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR DOTSON DRIVE SUBDIVISION
(601 AND 705 DOTSON DRIVE AND 4112 COCHRANE PARKWAY)
BACKGROUND:
Hunziker Christy Shirk Builders, Inc. is requesting approval of a Preliminary Plat for the
development of a single-family residential subdivision known as Dotson Drive
Subdivision. Currently there are three existing lots that make up the area of the
proposed Preliminary Plat. Two of the properties (Lots 2 & 3 of Ames Middle School
2003, Plat 3) are located along the west side of Dotson Drive and were previously
owned by the Ames Community School District. The third property is Outlot T of
Southfork Subdivision, previously owned by Pinnacle Properties, and is located along
the south side of College Creek. The property encompasses an existing Conservation
Easement from Southfork Subdivision. The three properties total 8.49 acres for Dotson
Drive Subdivision. (See Attachment A — Location and Zoning Map). The City approved a
rezoning request from Government/Airport (S-GA) to Suburban Residential Low Density
(FS-RL) with a Master Plan on October 27, 2015 for all three properties (See
Attachment B — Master Plan).
The proposed Preliminary Plat (See Attachment C) includes 15 lots for single-
family detached homes and three additional outlots for open space. Seven of the
lots along the north portion of the site will have access onto Dotson Drive while the
remaining eight lots will be accessed from a newly developed public loop street, Dotson
Place. There is a broad size range in the single family lot areas from .2 acres to 1.27
acres in size. All lots meet minimum size requirements and frontage requirements for
the FS-RL zoning district. Additionally, there will be a path connection from Dotson
Drive to Cochrane Parkway along Lot 2.
Three outlots in the proposed subdivision total 1 .12 acres. Outlots A and B, which
include 1.02 acres, will function as open space, utility easement areas and part of the
storm water system. On the Final Plat, Outlots A and B will include public utility, storm
water detention, and surface water flowage easements over each entire outlot. Outlot C
is a parcel of land included in this development from the previously platted Southfork
Subdivision and is part of the existing Conservation Easement Area.
The rezoning of the site in October 2015, included a Master Plan (See Attachment B -
Master Plan) defining the general arrangement of uses and conditions for development
of the site. The Preliminary Plat must be found to conform to the Master Plan land use
descriptions.
Staff finds that the Preliminary Plat is consistent with the approved Master Plan
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proposed layout, number of proposed units, and unit types. Due to the arrangement of
outlots and conservation areas within the proposed subdivision, the project meets the
minimum density requirement at 3.75 units per acre and provides for 10% of the site as
required open space.
Planning and Zoning Commission Recommendation. On April 6, 2016 the
Commission considered the Preliminary Plat for Dotson Drive Subdivision. No one from
the public spoke at the hearing. The Commission recommended approval of the
Preliminary Plat by a vote of 7 to 0.
ALTERNATIVES:
1. The City Council can approve the preliminary plat for Dotson Drive Subdivision.
2. The City Council can deny the preliminary plat for Dotson Drive Subdivision
3. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
The proposed project has achieved the lot development requirements of the Ames
Subdivision and Zoning regulations and conforms to the approved Master Plan for the
proposed development.
It should be noted that this project exists in a portion of the west Ames Sanitary
Sewer service area described in Sanitary Sewer System Capacity Update (Agenda
Item #37) that will require a capital improvement project to correct a capacity
issue in the sanitary sewer system. Subject to the City Council deciding on April
26th to initiate a capital improvement project to deal with the capacity deficiency
in the 2016 construction season, the proposed preliminary plat can be approved
at this time. If such direction is given to the staff on April 26th, it is the
recommendation of the City Manager that the City Council act in accordance with
Alternative #1 and approve the preliminary plat for Dotson Drive Subdivision.
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ADDENDUM
Project Description. The Preliminary Plat of "Dotson Drive Subdivision" includes 15
lots for development, Lot A for Dotson Place (public street right-of-way to be dedicated
to the City) and, three outlots (Outlots A, B, and C). Outlot A (0.6 acres) is to be used
as public open space and includes some storm water features. Outlot A also includes
the College Creek bridge connection under Dotson Drive and the existing connection
point for the crossing of the shared use path over Dotson Drive. Outlot B (0.42 acres) is
indicated as a public utility easement and storm water features and Outlot C (0.1 acres)
is part of the existing conservation easement from Southfork Subdivision and is show as
open space on the Preliminary Plat. (See Attachment C - Preliminary Plat)
The main access for the development is Dotson Drive. The proposed Plat includes the
construction of Dotson Place as a public loop road for frontage and access to 8 of the
proposed single family lots along the southern boundary of the development area. The
remaining 7 lots on the north end of the development will gain frontage and driveway
access from Dotson Drive.
The total development area of 3.99 acres will have single family home lots that range in
size from 0.2 acres to 1.27 acres. All lots proposed are indicated to meet the number
and general location based on the approved Master Plan and the minimum lot area and
frontage requirements of the Zoning Code for the FS-RL zoning district.
Density calculations have been based on net area consistent with the allowance for the
FS-RL zone, by subtracting out of the gross lot area the total area to be held as outlots,
conservation easements, and land in the subdivision that will be dedicated to the city as
public street right-of-way for Dotson Place, and area of the shared use path easement
(shown on Lot 2). With a total net area of 3.99 acres the net density of 15 proposed
single family homes is 3.76 dwelling units per net acre. This just meets the minimum
required net density of 3.75 dwelling units per net acre of the FS-RL Zone.
Public Improvements. The proposed development lots will be accessed off of Dotson
Drive. The north portion of the site will include single-family lots fronting on Dotson
Drive with private driveways. The southern portion of the site will include a new loop
street, Dotson Place, to allow driveways to lots 8-15. Dotson Drive is a residential
collector street with an expected moderate level of vehicle traffic and it is beneficial to
traffic operations to limit driveways. The loop road will help to eliminate some curb cuts
onto existing Dotson Drive. Staff has considered the sight visibility issues for the slope
and curvature of Dotson Drive and has agreed upon location of the 7 individual lots as
an appropriate concept for the subdivision. The open area created by the loop street will
be part of retained under the control of the homeowners association and will not
become a city responsibility for maintenance.
New sewer and water connections were installed with the extension of Dotson Drive
and required as part of the Minor Final plat for Ames Middle School Plat 3. The subject
site is within the west Ames sanitary sewer service area. Provided that Council moves
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forward with the planned sanitary sewer capacity improvements for the main trunk line
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in Lincoln Way, this project can be approved. Final details on the timing of the Lincoln
Way improvements can be reviewed at the time of final plat review that would allow for
individual home construction.
Sidewalks, Pedestrian Trails and Street Trees. A street tree planting plan has been
submitted that includes street trees planted along the west perimeter of Dotson Drive,
and along the south perimeter of the new loop road Dotson Place. Chapter 23 of the
Municipal Code, would typically require street trees for residential subdivisions along
both sides of the street at a spacing of 30-50 feet on center to allow for the growth of the
tree canopy, however, adjusted spacing is permitted by the code for obstructions in the
right of way including driveway locations, underground utilities, and the location of street
lights. With the configuration of Dotson Place and the location of the public sidewalk,
water main, and future driveways, minimal space would be available to locate streets
trees on the north side of Dotson Place. Therefore, staff feels it is acceptable for the
streets trees in this situation to be located within the right-of-way along the south side of
the street abutting Outlot B.
Open Space and Pedestrian Connections. Open Space areas are proposed by the
applicant for the subdivision with the creation of the three outlots for a total of 1.12 acres
of open space proposed for the development. The FS zoning requires that 10% of the
gross development area be designated as common open space which is intended for
usable outdoor area for the residents of the development. With access to the shared
use path and sidewalks along Dotson Drive staff would consider Outlots A and B as
usable open space for the development for a total of 1.02 acres or 12% of the gross
area of the development which meets the minimum requirement. Outlot C, however, is
not accessible to the residents of the proposed development and therefore staff would
not consider it as open space to meet the requirement of the code.
Residential sidewalks are planned for construction for the development along the west
side of Dotson Drive and along the north side of the new Dotson Place. Existing
sidewalks and shared use path connections have already been installed along the east
side of Dotson Drive and in some areas along the west side of Dotson Drive which were
included in the public improvement required for Ames Middle School 2003, Plat 3 which
was completed by the Ames Community School District.
A shared use path connection already exists within Outlot A of the proposed
subdivision; however, the developer will be responsible for the connection of a second
shared use path shown on the south side of Lot 2 for connection to Southfork
Subdivision to the west. The construction of the shared use path shown along the south
side lot 2 will be considered a public improvement at the time of final plat to be installed
with all other public improvements of the subdivision.
Storm Water Management. The Public Works Department has reviewed the submitted
Storm Water Management Plan for this subdivision and has determined that the
development will require a partial waiver of the requirements of the adopted Post
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Construction Storm Water Ordinance. Staff is working with the applicant to determine
compliance with the ordinance. The applicant has requested a waiver of certain
standards to take into account the conditions of the site. If the Municipal Engineer does
not find that a waiver can be approved, it would affect the platting of the northern lots
with direct access to Dotson Drive and there could be a need for an amendment to the
plat at the time of final plat.
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).
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Attachment A: Location and Zoning Map
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Attachment B: Master Plan
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Attachment C: Preliminary Plat
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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 Plat:
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.
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