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Home My WebLink AboutA003 - Council Action Form dated October 10, 2017 ITEM # 19 DATE: 10-10-17 COUNCIL ACTION FORM SUBJECT: MAJOR FINAL PLAT FOR BIRCH MEADOWS SUBDIVISION FIRST 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. D&R Furman LLC, is requesting approval of a major final plat for Birch Meadows Subdivision 1st Addition. The Birch Meadows Subdivision lies north of Ontario Street and south of the Union Pacific Rail line as shown on Attachment A — Location Map. A preliminary plat for the Birch Meadows Subdivision was approved in October of 2016. The approved preliminary plat calls for.74 single-family detached lots and four outlots for open space and storm water detention. The approval also requires the extension of Ontario Street frontage improvements and utilities with the development of the site. City Council authorized that the developer can provide cash in escrow for the water line extension to the east prior to final plat approval. The cash in escrow condition has not been triggered by this Vt Addition. The Final Plat for Birch Meadows Subdivision 1st Addition includes Lots 1-15 for development of single-family detached homes and three additional outlots for stormwater detention as well as future development-and open space. The lots being created for single-family homes are located along both sides of Oregon Avenue, a new street, and both sides of Tennessee and Maryland Streets which are extensions of existing streets to the east in the Brookview Place West Subdivision. Three outlots in the proposed subdivision total 28.20 acres. Outlot A and B will be permanent open space and stormwater detention. Outlot ZZ will be for future development, including required open space. A sidewalk will be installed from Ontario Street north through Outlot B and adjacent to Lots 7 and 8 as part of pedestrian facilities to serve the future development of the subdivision. 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 $138,906 for the unfinished improvements 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. 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 Birch Meadows Subdivision First 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 Birch Meadows 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. CITY MANAGER'S RECOMMENDATION: City staff has evaluated the proposed final subdivision plat and determined that the proposal is consistent with the 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 outlots 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 Birch Meadows Subdivision 1st Addition. Attachment A- Location Map u2a 2TR r N� �t�. �" � t A71133pp/RCST 6 h� rc C R�+L Birch Meadows First Addition J' uw A a TENNESSEEST^—Q i ONTAR�OST k010 ST O TARIo'ST �5+.�, 4zA ¢. k � `LY �" ✓�. �, ? ��,� �, i ^�;z. e 3� m� �3 Birch Meadows First Addition -# . _ C� Zoning And Location Map s, Attachment B- Birch Meadows First Addition Final Plat �61° I� I �� noulaeran�,u jtf �� Nuaav Duna uluw lunro� � ag I,ni°�rv+a M3u��x�co.al 9 �'"b~ s 3E a IL j SICNil 03 � Es �3 • ..., � gSt ill t (ff"S""C oi""" ZY s QQZ W zg s a o g5" Q o � b Z �o 0 ego b In E.i o llb� Hi� �52�n S j I 1 j i '3E)Vd :3011s 00[s-EEz•s[s o[0aS vm0r'sdwv 133U1S OUO!OELZ 7N1'MN3w®N01108 SESL[U SId'U3A3UO3N30N3 uo"AUN5 Oii wI .nlURO CAB 031530O39 OIiN wundU90 U0131WOUd 8LE0[il0[U'3 N10330 A "UVM 33S NONdN M A Auns xanxns 40.id-taqv1113 Attachment B- Continued luvnnmern;woova� - S � � § Q _________.. ___-__f___ S � �_ ¢ iJ �----------------.-___ rrl- Q$� `pypp l ,usn P�� 6 tk am,M.v ,vnxl uvyxeovivo .n,v, ,ax� A R ry 1122 55 u. ❑ $ W a tr ° ,• rM ylu qtl� Q tA Zi n F 0 WON jib Muni 5 fi 5 i9 IMP Mr,.,ax ° g 1��a� a� 6 ERIa ppa � y a 6 g4 qq qq el � a � 'HIM B � 15'4618 DID"` Fill 9 5tl Ik Magill RY 7'- m Attachment C 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 die 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 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)