HomeMy WebLinkAboutA002 - Council Action Form dated October 10, 2017 ITEM # 20
DATE: 10-10-17
COUNCIL ACTION FORM
SUBJECT: MAJOR FINAL PLAT FOR QUARRY ESTATES SUBDIVISION,
SECOND ADDITION
BACKGROUND:
The City's subdivision regulations are included in Chapter 23 of the Ames Municipal
Code. Once the applicant has completed the necessary requirements, including
provision of required public improvements or provision of financial security for' their
completion, an application fora 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. The Final Plat must be
found to conform to the ordinances of the City and any conditions placed upon the
Preliminary Plat approval.
Quarry Estates LLC, represented by Kurt Friedrich, has submitted a final major
subdivision plat for Quarry Estates Subdivision, Second Addition. The Quarry Estates
development lies north of Ada Hayden Heritage Park as shown on the location map in
Attachment 1. The First Addition was approved in October of 2015.
The 2nd Addition includes 35 single-family detached lots and an outlot for open space. A
53-acre outlot to the west is reserved for future platting. The 2"d Addition includes the
extension of Ledges Drive and Ada Hayden Road. Ada Hayden Road will, at a future
date, extend further west to Hyde Avenue. The proposed road extensions provide
adequate interim access to the development until such time as the future extension of
Ada Hayden occurs.
Many of the required improvements in the second addition including streets, sanitary
sewer, public water, and storm sewer system, have been completed and inspected.
Financial security in the amount of $116,779 has been provided for the remaining public
improvements. The financial security includes the costs of installing all the sidewalks
within this phase. 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 Council.
It should be noted that the developer has not completed all the requirements
related to private improvement for the first and second addition of Quarry
Estates. The approval of the preliminary plat required border delineation with Ada
Hayden Park and completion of a path connection into Ada Hayden Park. The
developer is now proposing a separate financial security to cover the cost of the
conservation border (a 24" limestone chip path and boulders within the conservation
easement on the lots abutting the city park) and the pathway from Quarry Estates down
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to the city trail on Ada Hayden Park. The pathway improvement must be coordinated
with the Parks and Recreation Department staff.
A Conservation Management Plan update is a requirement of the Subdivision Code for
this Addition. The Conservation Management Plan (CMP), prepared by Inger Lamb of
Prairie Landscapes of Iowa, details the installation, long-term maintenance, public
outreach and education, and lawn care coordination of the prairie and woodland areas.
A draft copy of the plan is included for the City Council's information in Attachment 3.
City staff requested minor amendments and updates to the CMP that were
approved as part of the First Addition. As of this writing, those amendments have
yet to be submitted for review by Parks and Recreation and Public Works staff.
The final plan will need approval by the Municipal Engineer, as required by the
Conservation Subdivision Ordinance. The developer requests that City Council
approve the final plat at this time while the updates are reviewed by City Staff
rather than wait until the next City Council meeting on October 24th. The
developer does not anticipate the changes will take more than a few days beyond
Council approval to finalize. If the developer's request is approved, Staff will not
release the plat for recording until the CMP is complete.
The approval of the preliminary plat placed some very specific requirements on the final
plat. One condition is that the developer provide a north bound and south bound turn
lane on Hyde Avenue. Since this plat does not include an connection to Hyde Avenue
(all access for the First and Second Additions is from 190" Street), this requirement for
a turn lane will be fulfilled in a later phase when the connection to Hyde Avenue is
made. The developer is also required to comply with an Pre-Annexation Development
Agreement that requires payment of costs for sewer and water connection districts for
each lot in the Addition and the payment of a calculated fair share of costs for off-site
traffic signal improvements. The developer has paid these fees at this time in order to
proceed with platting of the second phase of the development.
ALTERNATIVES:
1. The City Council can approve the Final Plat of Quarry Estates Subdivision, Second
Addition, based upon the staff's findings that the Final Plat conforms to relevant and
applicable design standards, ordinances, policies, and plans with a Public
Improvement Agreement and financial security. In addition, the City Council can
approve a financial security for non-public improvements of the conservation border
and path to Ada Hayden. This option would also direct staff not to release the
Final Plat for recording until City staff has approved the Conservation
Management Plan.
2. The City Council can delay approval of the Final Plat for Quarry Estates Subdivision,
Second Addition until the City staff has approved the Conservation Management
Plan and the developer has completed the outstanding border and path
improvements.
3. The City Council can deny the Final Plat for Quarry Estates Subdivision, Second
Addition if it finds that the development creates a burden on existing public
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improvements or creates a need for new public improvements that have not yet
been installed.
CITY MANAGER'S RECOMMENDED ACTION:
City staff has evaluated the proposed final major subdivision plat and determined that
the proposal is consistent with the master plan and preliminary plat approved by City
Council and that the plat conforms to the adopted ordinances and policies of the City as
required by Code. The developer is requesting special permission for the City to accept
1) a letter of credit for the non-public improvements and 2) staff's acceptance of the
Conservation Plan rather than complete them prior to the final plat of the second
addition. The developer believes he can complete these requirements this fall and
requests approval of the 2nd Addition in advance of this.
Assuming the City Council wants to accommodate the developer's special
request, it is the recommendation of the City Manager that the City Council adopt
Alternative #1 to approve the final plat for Quarry Estates Subdivision, Second
Addition, but direct staff to not release it for recording until the Conservation
Management Plan is approved by the City staff.
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ATTACHMENT 1 : LOCATION MAP
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Quarry Estates Property
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ATTACHMENT 2: QUARRY ESTATES SUBDIVISION SECOND ADDITION
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STUMBO ASSOCIATES FINAL PLATMt
QUARRY ESTATES SUBDIVISION,
LAND SURVEYING SECOND ADDITION $ 17181
510 G.ITth STREET,SUITE 102 AMEB IOWA 50010 A SUBDIVISION OF OUTLOT ZZ IN DUARRV ESTATESr,z„
SUBDIVISION, FIRST ADDITION IN THE NS/2 OF
PHONE 515-233-353q FAX 515�333-4403 SECTION 22-84-24, STDRV COUNTY, IO'A
JOB 115442FP2 DATE: 9/14 17 PAGE: 1 of 2
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IRBiBOBBC �.B®BYu 4.BFe,4t DETAIL OF LOTS
STUMBO 4 A550G I ATES
QUARRY ESTATES SUBDIVISION.
LAND SURVEYING SECONDSECOND ADDITION
scaE f•-w' a'a°° ems 510 5.Plth STREET,SUITE 102 ANES,IOWA 50010
PHONE 515-235-9689 FAX 515-733-4403
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ATTACHMENT 3: CONSERVATION MANAGEMENT PLAN DRAFT 2015
Guidance for Establishment&Management of Prairie and Woodland Areas
Quarry Estates,Ames Iowa
September 2015
Contents: RECEIVED
1. Long-term Maintenance
2. Prairie and Woodland Understory Establishment OCT 01 2015
Site Preparation
Prairie Establishment—outlying areas CITY OF AMES,IOWA
Prairie Establishment—internal areas DEPT.OF PLANNING&HOUSING
Wetland and Drainage Area Vegetation
3. Site-wide maintenance During Construction Phase
4. Public Outreach and Education
5. Coordination with Lawn Care
6. Review of Allowed Tree List
1.Long-Term Maintenance:
• This section is listed first to underscore the essential need for long-term management planning for maintenance
of the prairie,wetland and woodland areas. Activities directed at keeping all natural areas in good condition
should be considered on the some level of importance as planning for lawn care and snow removal.
Furthermore,routine maintenance of established natural areas,performed by knowledgeable and experienced
staff,will not only keep the needed labor and inputs to a minimum,it will also be less costly per acre than
traditional lawn management and result in a considerably more ecologically desirable setting.
• Once established,all natural areas should receive,at a minimum,an annual assessment by an ecologist
experienced in management of such areas. This includes inspection of all relevant landscapes for environmental
(invasive species entry,weeds or tree seedlings,drought effects etc.)and mechanical(mowing damage,
herbicide overspray,vandalism)issues. Areas in need of repair or restoration should be addressed promptly.
• An annual sweep to remove shrub and tree seedlings should be expected. The can be in the form of prescribed
fire or mechanical removal by hand.
o A healthy prairie area will have few new weeds but surrounding unmanaged areas may serve as a seed
source.
o Introduction of trees near prairie areas for landscaping purposes should be seen as increasing prairie
management needs due to increased need to remove encroaching tree seedlings.
• All prairie and woodland understory areas should be mowed annually if a prescribed fire has not been
administered.
o Generally mowing is done late spring to allow winter cover to remain in place for animal benefit and
leave a more interesting landscape during the dormant season.
o Prescribed fire is usually done on a three-year rotation,usually in early spring but fall burns are also
acceptable. This activity in particular should only be performed by experienced crews with National
Wildfire Coordinating Group(NWCG)training and all relevant insurance policies and permits.
• After periods of unusually dry or wet weather some reduction of desirable prairie species may occur. In such
cases the annual inspection should especially include recommendations that address any significant areas of
bare or sparsely populated ground. These areas should be re-seeded with appropriate seed mix or planted with
live plants rather than allowed to become weedy and leading to larger problems.
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2 Prairie and Woodland Understory Establishment:
Site Preparation:ongoing July—October 2015
• Existing tree assessment:
o Road and lot line markers should be installed on the east end of the site.
o Careful evaluation of existing trees relative to future construction should follow lot line delineation with
emphasis on preservation of select hackberries and oaks. There are numerous walnut trees also;some
of these are good size and should be left standing where feasible.
o Weedy maples(box elder and silver/soft maple),mulberry and honeysuckle should be removed. These
species re-seed prolifically,leading to increased annual maintenance.
■ Remove by cutting and treating the stumps with glyphosate or triclopyr
• No use of Tordon should be allowed onsite
■ Consider leaving larger stumps for signage,art installations,and/or casual seating.
• Some trees are large enough for sculpture carving of the trunk
• If not left for use mounting signs or seating,cut low to ground=do not grind out stumps
—resulting soil disturbance stimulates weeds and resulting shallow soil cover is not
suitable for deep-rooted species
• Existing lawn grass and hayfield to be converted to prairie and woodland understory:
o Mow in normal cycle until herbicide treatment begins
o If possible late 2015 unwanted vegetation can be eliminated
• spray with glyphosate(grass)and aminopyralid(areas with clover,alfalfa, bird's foot trefoil)
• Repeated inspections and additional treatments as green-up occurs
■ No tilling or soil disturbance
• Seed will go directly onto killed grass so no erosion control needed
• Areas on south edge of Quarry Estates that are contiguous with Ada Hayden Heritage Park property:
o Discussions should be held with City and County stakeholders to coordinate establishment and
management of this Interface
o Recommend eliminating all town grass between the two properties and managing southern border as
continuous native landscape with Ada Hayden northern property
■ This will dramatically reduce management issues stemming from cool season non-native grass
border between properties
• This will significantly broaden the natural area aspect
o Woody sections just south of Quarry Estates property can be improved as part of tree and old home site
clean-up on east end
■ Emphasis on cedar and honeysuckle removal
I If left in current condition these areas will be weed-producers,leading to increased
management needs on QE areas
Prairie Establishment-Outlying Areas:
j Early winter 2015
• all areas with treated vegetation should be seeded by hand-broadcasting
• areas on outer edges,especially those adjacent to Ada Hayden Heritage Park property,to be seeded
with seed mix originating from Doolittle State Preserve
• areas closer to walkways to be seeded with a high density mix of somewhat shorter species,
emphasizing flowering species with a wide range of blooming times
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• areas under trees on east end to be seeded with a savanna species mix,again emphasizing showy
species but maintaining diversity and high plant density
Spring—Fall 2016
• Seeded areas monitored approximately every two weeks for weed growth
j o if weed growth is sufficient to cause significant shade on desirable seedlings:weed or mow
o weeding to be done by hand in areas not too dense with weeds
o if necessary spot mow or use mechanical trimmer on weedy areas.
• This sets back weeds and favors growth of native species,but does reduce flowering and
� lead to a less attractive stand during establishment.
■ Desirable to maximize flower display to improve public and new landowner reception,
therefore hand weeding is preferred where possible
o Monitor for alfalfa,bird's foot trefoil,quackgrass,brome etc.and treat with herbicide as needed
• Areas that have been damaged or not developing as expected should be evaluated and re-seeded
o Care to betaken to use species that germinate readily during any warm season seeding
• Continued monitoring and removal of maple seedlings,honeysuckle,cedars,mulberry etc.
Spring—Fall 2017
• Early spring mowing of all seeded areas
Continued iterative maintenance:monitor for weeds and damage,treat as needed
Spring—Fall 2018
• Possible spring burn,depending on stand establishment. Coordinate with Ada Hayden HP staff. Mow
site if not burned.
• Continued iterative maintenance:monitor for weeds and damage,treat as needed
Prairie Establishment in Internal Areas:
o These areas to have somewhat shorter vegetation than the outlying border areas,with greater emphasis on
showy flowering species
o To be seeded as soon as possible after heavy equipment is off the areas
o Speed of establishment very dependent on keeping weeds from setting seed during construction phase(see 3.
Site-wide Management During Construction")
Wetland/Drainage Areas Vegetation:
o Recommend that native species be utilized to the largest degree possible
o Many engineered hardscapes have been tried in recent years,few are attractive
o Focus on infiltration via native species
o Weeds virtually always establish in drainage-bottom hard surfaces,unattractively.
o Use of appropriate native species solves both drainage and weed issues
o Species with a broad moisture tolerance will be selected
o Often wetland species area used in these areas—can't make it through dry summer spells,weeds move
in when the wetland species die out
o Having vegetation(vs.impervious surfaces)on a broad range of moisture regimes across this site will lead to
better habitat establishment because many animal species require a variety of habitats thru growing season
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3 Site-wide Management during construction:
it is important to understand the impact of letting a weedy stand of vegetation develop during construction:
o In traditional post-construction landscaping either sod or lawn grass seed is established.
• Sod and seeded lawns can be managed for weeds by use of broad-leaf herbicides(and the weed-
smothering effect of sod).
o Establishing a natural prairie landscape post-construction is considerably different:
• Broad-leaf herbicides will damage prairie species along with the weedy species,and there is no sod
to smother weed seeds.
• Furthermore,the weed seeds will contaminate the border areas being prepared for seeding fall
2015.
• For these reasons it is strongly recommended that weeds in the areas to be developed are kept well
under control to a larger degree than with typical construction,with mowing or spraying
treatments as construction goes on. Not following thru with this recommendation will lead to a
longer(unattractive)establishment period and considerably more management labor expense.
4.Public Outreach and Education
• People who are not familiar with native landscapes(or have seen failed attempts at establishing such areas)are
often put off by what can be a weedy appearance when compared to traditional park-like landscaping.
o This is especially true during establishment years,and even more so during establishment on weedy
sites.
■ Again,emphasis on benefits of preventing weeds from setting seed during construction phase
o There will always be some people that prefer a traditional high maintenance,controlled landscape,but
with education and exposure to healthy natural landscapes many people will enthusiastically embrace a
more natural appearance and the benefits offered.
• To help people have accurate and realistic interpretations of these natural areas the following outreach and
education is recommended:
o Education:
• Signage onsite,both temporary explanations during establishment and more permanent once
the site is well underway. This should include QR codes for access to websites with broader
information than that immediately available onsite.
• Especially useful to point out the natural landscape as historic,and in scarce supply
• Today many people are interested in milkweeds for butterfly gardens,this is great but
useful to argue many less showy species benefit from a broad prairie matrix—not just
butterflies
o emphasis on habitat establishment is generally well received
• phrasing like"During establishment of prairies,first year they sleep,second year they
creep,third year they leap"conveys need for patience
• Know that education in the second growing season after seeding is important—this is
when patience can wane in those unaccustomed to the timeframe needed to establish
prairie. Keeping residents and other interested parties updated with progress during
this time period can prevent many frustrations on both the part of managers and those
waiting to see a mature stand.
■ Hold onsite meetings advertised to both the public and new homeowners to provide
opportunity for questions and comments(see comment directly above).
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■ Once established,scheduled walking tours around the natural areas with knowledgeable
ecologist
• Provide website and other social media with current information updates and access to deeper
explanations
■ Consider interviewing previous landowners for oral history of site;historic perspective on
century farm as part of education signage. Old photos could be useful for website development.
o Borders:
■ Research has shown that a paved edge,fencing,signage etc.silently send a message that the
landscaping is designed and intentional,not just a case of someone not bothering to mow or
otherwise maintain the area -
■ Recommend that the internal prairie areas between parallel lots be delineated byspaced
boulders
• Zero maintenance"fencing"
Spacing can be fairly broad
• Brings in the"glacial erratic"story to the historic landscapes educational piece
• Allows some seating for watching birds and butterflies
• Lawnmowers prevented from cutting into prairie areas to turn etc.
• Heavy enough to prevent creative re-location
S.Coordination with Lawn Care Providers:
Typically lawn care companies do not understand prairie management and often don't appreciate prairie vegetation.
This commonly leads to issues with herbicide overspray during dandelion treatments,mowing damage and other issues.
Any contract with a lawn care provider should include specific language to address potential damage and significant
financial penalties when such occurs. Note,minor penalties can be(and have been)seen as cheaper than taking time to
mow carefully.
Placement of boulders near lawn-prairie interfaces is one of the most effective methods of preventing mowing damage,
and requires much less maintenance than fencing.
6.Trees to be slanted:
o Use only native species,this feeds into the native landscapes story for this subdivision and aids habitat
establishment.
o Planting trees in prairie areas will lead to ongoing increased management via the need for tree seedling removal
o Recommend adding Bur oak,White oak,swamp white oak,hazelnut,eastern wahoo,service berry to list
o Other species to be recommended for specific locations
o Some comments on current tree list:
o Avoid invasive species or those that re-seed profusely(leading to increased management needs):
■ Amur maple should be actively avoided:
• http//www dnr state inn us/invasives/terrestiialolants/waody/amu m—aple.ittmf
• http://dnr.wi.gov/topic/Invasiveslfact/AmurMaple.html
■ Flowering pear:includes the very invasive Bradford pear:
• http•//mdc ma gov/newsroom/avoid-invasive-trees-such=bradford pear-landscape
plantings
• htt : ca.�eytrees ore/bloelirrvasive-tree-week-bradford-pear
• Norway maple:not native to the US and considered invasive
• http://www.nps.gov/plants-/alien/pubs/midatlantic/acpl.htm
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• http•//w strialplants/woody/norwavmaple.htmt
Maples:
■ Invasive Norway&Amur maples covered under Invasive heading
■ Tartarian maple:Not as invasive as Amur maple but not native to our area
• Sugar maple:
+ we are west of its range. This species struggles here unless very well sited.
• htt lmanle dnr cornell.edLt/pubs/trees.htni
• http•//www na fs fed us/pUbs ttvics manual/volume 2./acer/saccharum.htm
■ Black Maple:does much better in our area than sugar maple.
• littp:/Iwww.fia.fs.fed.us/oLibslsilyics manuafvolume 2 acer/nierum.htm
o Lindens:
■ Littleleaf linden:
• native to Europe:Litt :/www.,plantmaps cam/nrm/tilia-cordata small-leaved-lime-little-
leaf-linden-native-range-map.gh-p-
• American Linden is native,preferred:
http-[/tivww.na.fs.fdd:us pubs/silvics manual/volume 2ltillafarnericana.htm
o Crabapples:showy for short period then very prone to losing leaves and unattractive look
o Ginko:native to China
o Hornbeam vs Hophornbeam
■ Both species also called ironwood,possibility for confusion amongst suppliers is high
■ Hornbeam(Carpinus caroliniana)similar to issues w/Sugar maple=we are west of its native
range so specimens must be very carefully sited with expectations of only short term survival
■ Hophornbeam=ironwood(Ostrya virginiana),understory tree genuinely native to central.IA
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RECEIVED
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.��; E I Storm Water Management Plan—Quarry Estates
OCT 0 12015
CITY Tn6NANCE PLAN
DEPT.OF PLANNING&HOUSING
The Contractor is required to maintain all temporary erosion control measures in proper working order,
including cleaning,repairing,and replacing them as needed throughout construction. Once the project
is completed and all permanent cover is established the erosion control measures will be removed.
Onsite storm sewers and ponds will require periodic maintenance by the owner. Maintenance practices
followed by the Contractor during construction of the project are as follows:
1. All control measures shall be inspected every 7 calendar days,and following any 0.50 inch rain
event. Contractor is to verify that all erosion control measures are in proper working order.
2. Inspection reports shall be completed in accordance of the General Permit No.2.
3. The Contractor/Owner or reprehensive thereof will be responsible for conducting inspections to
insure the SWPPP document is be complied with. They will also insure that.water quality and
erosion control measures put in place are in proper working order. This person must also have
an acceptable level of knowledge regarding equipment and materials used to manage sediment
control.
Permanent maintenance conducted post construction by the owner shall include the following:
1. Visual inspection of the site to insure that no erosion is occurring.
2. Visual inspections of onsite storm sewer during rainfall event to insure they are properly
working.
3. Removal of any sediment that has collected in designated storm water detention areas.
4. Repair or replacing any damaged structures designed to control storm water runoff,and
provided water quality measures for the site.
5. Regularly mow the detention areas.
6. Clear detention facilities of any volunteer trees.
7. Complete annual inspections of detention facilities,and maintain reports for 3 years.
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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 forreview andapproval.
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 tenns,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) Priorto 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,ordisapprove 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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