HomeMy WebLinkAboutA002 - Council Action Form dated July 11, 2017 ITEM # 24
DATE: 07-11-17
COUNCIL ACTION FORM
SUBJECT: MAJOR FINAL PLAT FOR CRANE FARM SUBDIVISION FOURTH
ADDITION
BACKGROUND:
The City's subdivision regulations are included in Chapter 23 of the Ames Municipal
Code. This "Subdivision Code" includes the process for creating or modifying property
boundaries, and specifies whether any improvements are required in conjunction with
-the platting of property. The creation of new lots is classified as either a major or minor
subdivision, with a major subdivision requiring a two-step platting process to finalize the
creation of new lots. The "Preliminary Plat" is first approved by the City Council, and
identifies the layout of the subdivision and any necessary or required public
improvements. Once the applicant has completed the necessary requirements,
including provision of required public improvements or provision of financial security for
their completion, an application for a "Final Plat" may then be made for City Council
approval. After City Council approval of the Final Plat, it must then be recorded with the
County Recorder to become an officially recognized subdivision plat.
Pinnacle Properties LLC, representing the owners of 896 South 500th Avenue, is
requesting approval of a major final plat for the Crane Farm Subdivision 4th Addition.
The Crane Farm Subdivision lies north of Highway 30 on the east side of South 500th
Avenue as shown on Attachment A — Location Map.
A preliminary plat for the Crane Farm Subdivision was approved with a development
agreement in May of 2016. The proposed 4th Addition does not trigger any specific
provisions of the development agreement. The approved preliminary plat calls for 50
single-family detached lots, four lots for single-family attached homes, three large lots
for apartment development and three additional outlots for open space and storm water
detention. A final plat for Crane Farm Subdivision 1st Addition located in the FS-RM
zoned portion of the subdivision and which established Lot 1 along the south side of
Mortensen Road, as well as adjacent Outlot A. A final plat for Crane Farm Subdivision
2"d Addition, was approved in 2016. A final plat for Crane Farm Subdivision 3rd Addition
was approved earlier this spring. A Minor Site Development Plan for the creation of a
bus turnaround at the west end of Mortensen Road and a Major Site Development Plan
for a landscaped common area adjacent to the Mortensen Heights apartment complex
along Mortensen Road were previously approved this spring as required by a
development agreement approved in 2016.
The Final Plat for Crane Farm Subdivision 4th Addition includes Lots 1-18 for
development of single-family detached homes and an outlot for future development
located in the FS-RL zoned portion of the subdivision north of Mortensen Road. The lots
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being created for single-family homes are located along both sides of the new street
Rowling Drive. Outlot V in the proposed subdivision totals 5.529 acres. Outlot V will be
for future development of single-family homes.
Public improvements, including streets, sidewalks, sanitary sewer, water, storm sewer
system, street lights, trails, sub-drains and seeding for storm water detention basins are
required as part of this major subdivision. New sewer and water connections are
installed or available adjacent to the proposed lots. A public improvement agreement in
the amount of $213,234 has been submitted with a letter of credit. The developer has
also signed a sidewalk and street tree deferral agreement for the installation of
sidewalks. An approved fire apparatus turnaround location will be provided at the west
end of this paving section of Rowling Drive just past lots 9 and 10 and will remain there
until Rowling Drive is further extended to the west to ensure adequate fire apparatus
maneuverability.
The Public Works Department has reviewed a submitted Storm Water Management
Plan for this subdivision and has determined that the development will comply with all
applicable stormwater requirements.
ALTERNATIVES:
1. The City Council can approve the Final Plat of Crane Farm Subdivision Third
Addition based upon the staff's findings that the Final Plat conforms to relevant and
applicable design standards, ordinances, policies, plans and previously approved
Development Agreement.
2. The City Council can deny the Final Plat for Crane Farm Subdivision Third 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.
CITY MANAGER'S RECOMMENDED ACTION:
City staff has evaluated the proposed final subdivision plat and determined that the
proposal is consistent with the master plan and preliminary plat and that the plat
conforms to the adopted ordinances and policies of the City as required by Chapter 23
of the Municipal Code. The proposed single family home lots and associated outlot
reflect the approved preliminary plat and conform to the approved master plan under
FS-RL zoning regulations.
Therefore, it is the recommendation of the City Manager that the City Council accept
Alternative #1, thereby approving the final plat for Crane Farm Subdivision 4t" Addition.
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Attachment A
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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 sole 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 tiling 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 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. No. 3524, 5-25-99)
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