HomeMy WebLinkAboutA014 - Council Action Form dated May 26, 2020 ITEM # 46
DATE: 05-26-20
COUNCIL ACTION FORM
SUBJECT: FINAL PLAT FOR BAKER SUBDIVISION
(321 State Avenue)
BACKGROUND:
The City of Ames is the property owner of a 10.86-acre site located at 321 State Avenue.
The property is located on the west side of State Avenue and east of Wilmoth Avenue.
The property is currently zoned Residential Low Density (RL) (See Attachment A). The
proposed subdivision will support affordable housing goals of the City as a mixed
income development with a minimum of 51% of the homes affordable to low- and
moderate-income households. The City of Ames will be the developer for the
subdivision.
The proposed Final Plat consists of 27 buildable lots; 26 single-family home lots and 1 lot
for future development. There are also three Outlots for purposes of open space,
stormwater management, and a future bike trail. (See Attachment B) The layout includes
the construction of one new public street named Latimer Lane. The proposed Final plat
follows the Preliminary Plat design approved by the City Council on April 27tn
The 26 single-family home lots will be accessed from Wilmoth Avenue, Latimer Lane and
Tripp Street. Access to State Avenue from abutting homes along Latimer Lane is
restricted and no access from the alley along the north property line is planned. The
proposed street design meets City subdivision standards in regard to lot size and
orientation. Staff has included a landscaping easement along the State Avenue rear lot
lines in order to support a small buffer in this area. Due to the oversized right-of-way of
State Avenue, the proposed lots are approximately 50 feet from the street.
Lot 27 south of Tripp Street is planned for future multi-family development. The zoning
designation of Lot 27 will have to be changed in the future to accommodate multi-family
uses that are not currently permitted in RL zoning. Any future rezoning will follow the
established process for a public hearing with Planning and Zoning Commission for their
recommendation and a public hearing with the City Council for a final decision. The City
Council has targeted this summer to review and discuss concepts for multi-family
development in this area with the intent of soliciting a partner developer for a project in
2021 .
There are three Outlots in the proposed subdivision, which total 1.78 acres. Outlot Y is
centrally located and will be used as open space for a new .5-acre park to be owned and
maintained by the City. Improvements to Outlot Y as a City park are not part of the
subdivision and will be undertaken by the City as a separate project in the future by the
Parks & Recreation Department. Outlot Z is located to the southeast along State Avenue
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and is devoted to stormwater detention and treatment. The pond design may in the future
also support an initiative of creating fishponds through a program of the Department of
Natural Resources (DNR). The far southeast boundary of the site is also subject to the
100-year flood plain. The floodplain will all be contained on Outlot Z, no individual lots will
be within the 100-year flood plain. Outlot X along the portion of the north property line
from Manning Avenue to State Avenue will contain the future bike trail as part of the
Shared Use Path Trail Connection South of Lincoln Way. This outlot will be under City
ownership and will be coordinated with the subdivision improvements, but it is a separate
City project that will tie in with the trail between South Wilmoth Avenue and Manning
Avenue where it is planned as a combined paved trail/alley design, discussed in greater
detail below.
The north boundary of the site is the planned location for the construction of the Shared
Use Path Trail Connection South of Lincoln Way from Wilmoth to State Avenue. This
segment is part of a larger City project that extends from Beedle Drive to Campustown.
A planned 16-foot paved improvement as a combined bicycle/vehicle alleyway is planned
to the immediate north of this site between South Wilmoth Avenue and Manning Avenue.
A 20-foot wide Outlot with a 10-foot wide trail will extend from Manning Avenue to State
Avenue. In order to accomplish the combined bicycle/vehicle alleyway, the
undergrounding of utility lines in the alley right-of-way will be required. The alley paving
and installation of the electric conduit is anticipated to be funded by CDBG funds and the
removal of overhead electric lines funded by Ames Electric Services. Paving will end at
the point where the alley curves north to become Manning Avenue as the trail continues
east to State Avenue.
Ames Electric currently is exploring the feasibility of installing and operating a distributed
geothermal heating and cooling system within the subdivision. If installed, this system will
include loops and a pump house within Outlot Y and provide the heating and cooling for
each home in the subdivision and potentially for multi-family housing in the future. A
proposed layout for the geothermal system has been reviewed by the City's engineering
staff for coordination with other public utility needs.
Staff estimates a substantial energy savings from the efficiency of the system, with no
substantial increase in initial housing costs to have a heat pump in lieu of a conventional
heating and cooling system. Estimates also indicate that there will be ongoing savings to
the homeowners depending on cost of electricity compared to natural gas. If installed,
this system will serve as a pilot concept to prove the viability for future
subdivisions developed by private sectors entities.
The City's consultant engineer CDA has prepared a Public Improvement amount totaling
$1,393,207.50 for the completion of public improvements as listed in Attachment C,
including sidewalks, water lines, and sewer lines, streets, trails, and storm water
detention. This amount includes a 10% contingency. The offsite paved alley portion of the
proposed trail is estimated cost $72,160 at 820 cubic yards of 7" PCC material. This
amount is factored into the public improvement cost, but will be a separate off-site
2
expenditure funded by CDBG funds. The bike trail and associated alley improvements
are separate from the overall subdivision construction related to affordable housing.
Staff estimates that we have approximately $537,000 of the 2019-20 CDBG funds
(including $250,000 of GO Bonds) budgeted for this project, with anticipated budget of
approximately $489,000 of CDBG funds for 2020-21, totaling $1 ,026,000. In order to
have sufficient funding to complete the project program as planned income and
future allocations of CDBG monies will be required.
Due to the timing of funding for the project, the project is likely to be phased even
though it is being platted completely at this time, rather than as multiple additions.
This allows for the City to move ahead in a comprehensive manner for creating public
improvement plans and bidding that will be more efficient overall compared to platting
multiple additions.
Approval of the Final Plat includes an acknowledgment of approving a deferral of
improvements with no public improvement agreement or associated financial
security for the stated public improvements. A typical private development would
provide security for all planned public improvements in a proposed addition and have
three years to complete the work. In this instance there is no financial security as the City
is the applicant and the timing of the construction will be based upon phasing rather than
additions. The intent is to complete the subdivision improvements within the typical three-
year time frame of completing improvements as stated within the Subdivision Code.
City Council is being asked to accept a deferral of sidewalks with a covenant in lieu of a
normal sidewalk installation agreement. Typical sidewalk installation agreements require
any unbuilt sidewalk to be constructed within 36 months after approval of a Final Plat.
The proposed covenant includes similar language related to the timing of sidewalk
installation with the construction of a home or to fill gaps after 36 months, but does not
require construction if the City has not proceeded with construction of other street
improvements and begun construction of homes on the street. The completion of the
sidewalk along the north side of Tripp Street will be done in conjunction with the
construction of Latimer Lane regardless of the overall timing of the project.
ALTERNATIVES:
1 . Approve the Final Plat of Baker Subdivision based upon the findings that the final
plat conforms to relevant and applicable design standards, ordinances, policies
and plans with the following conditions of a deferral of construction of public
improvements based upon a phasing plan utilizing CDBG funds for subdivision
improvements and approval of a covenant for deferral of sidewalk construction to
be completed at the time of building construction or 36 months if the abutting street
has been constructed. Note that approval of the final plat will authorize the Mayor
to execute all related legal documents.
2. Deny the Final Plat of Baker Subdivision and find that the proposed subdivision
3
does not comply with applicable ordinances, standards or plans.
3. Refer this request back to staff for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
The Baker Subdivision has been a 5-year effort with input from the surrounding
neighborhood residents, City Council, and City staff into design and selection of a
development concept that is consistent with the goals of the Land Use Policy Plan, which
include providing affordable housing. This is the City's third affordable housing
subdivision. City staff has evaluated the proposed Final Plat and determined that the
proposal is consistent with the requirements of the Municipal Code with the
phasing plans described in the report to construct improvements over multiple
years.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1 as described above.
4
Attachment A- Location & Zoning
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Baker's Subdivision Location & Zoning
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Baker's Subdivision
Location & Zoning
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Attachment B-Baker Subdivision Final Plat
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NOTES
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7
Attachment C- Public Improvement Final Cost Estimates
PRELIMINARY COST PROJECTION
Baker Subdivision
City of Ames
may 110,2020
ITEM OTY UNIT UAIT PRICE TOTAL
GRADING
ckatlalo& Oftro I $20,wom sm,000,00
T 1 Strki,%-k)Ak-R-,W-d 11'aw CY $7.00 SS2,600-00
Excayadati 20,400 CY sa.00 $163,200.00
SutVade PoVaaticsi it CArb Bad= 3450 SY S&DO $17,250.00
SAMM%e 6-imh Cx--ith 2M SY $10.50 121,945-00
Terrwawy SevAffio 12 AC $4,200.00 $46,211Ct DO
Pemweit Seedhig to AC t-s"Doo.00 350,0M DO
Et Canbt*fJlt Feryi-t-Sed Bai4VTtap) 11 AC $6,000.00 S66,ODCL GO
-qCTUTAL $467195.W
SANITARY SEWER
fi-hult M3111 aw LF V;O.DO $",200M
M 5 EA $6,500.00 S32,9X00
sevkklm 26 FA $2,800.00 $46AWDO
acre 40 tF $300.00 $12,000.00
WWOKI to Exigify I EA $4,503.00 $4—SW 00
SLEWFAL $175,wd w
WATER MAIM
a-frOT maill 61.M LF $48.00 $31,200-00
Hvdgwft I EA $4,503M $4-500.00
RaloWle HV&wd I EA $1,500.00 $1-wa00
a-halt Vdves 2 EA $1,800-00 $3AW 00
R-Irwfi Oft)d 7 EA $320.00 $2,240,00
S&VILft 26 EA $1,500.D3 $39=00
f"tr*a tu EAL-btv4 Live) 2 EA $zscaoa $5,000.00
AMTOTAL JW7 oqa Vu
SMRH SEWER
&kgjt sLdxuajn ftxwfU4+Uad) 122.0 LF t25.03 $30'500.00
a-hxb swipar"a am LF, $35.00 $20,0001m
15+Vh RCP 340 LF $74.00 $25,160.00
ISHMh RCP 430 LF V&DO s33,540M
2+4r,ch RCP Bo LF $86.00 to .00
M&OK+as 5 EA $4,0M.00 s2000.00
cmatfouts 2 EA $1,,00Q.D3 $2,0W DO
littakes(9W-501,511,513) 2 EA $5,000.00 siowo.Do
liftakft(SW-503,505) 2 EA $6,000-00 SUomoo
btAkits(51Y-506) 2 EA $7,500.00 $15'amoo
FES werbotkV ek guaw 2 EA S3,200m *,6,400.no
Swvk)6-s 26 EA $1,500M S39,030 DO
Bute fa 24-kich pipe 90 LF $300.00 $27.M-00
CjYwseft to E3dgdtV I EA $200-00 $2Xa 00
RW Ra# 90 TON $6S.03 $SAsaw
SUgMrAt
PAVfHENT
P,,KtxwL-Pavor*!ttt,F-jH-dq*h 380 SY $29.00 slokeno
Pavers"Patch.rull-depth 3.10 Sy M.00 $32_140.00
7-h"t PCC(mr) am SY $88.00 S72,160.00
PCC Curb&Guft r.30 w)Ows 1240 LF $26M S32,240-00
&htdi HMA Base 1470 SY $34.w $44,980.00
2-k"HHA swfAce 1470 SY $13.00 $19,110.GO
4-!rich PCC Skk%vak 360 SY $48.00 $17,280.Co
5-1twil PCC Tgrad 240 SY $50.00 $12,000.00
Raftv Set(par kinaiseebw aoaun) 4 EA $3,,000.00 S 12AM DO
Trwx Clods[ I U; s15aw.00 $15AMOO
SWTOTAL $229,77d 00'
MISCELLANEOUS
MaUbw Pads, 2 EA S2,51" DO $SODOL 00
L-vd-;",v I LS $20,000.00 $20=10
Cwtitywcy(10%) 1 LS S 124,3E2_50 $124,M2-50
-ScEMML $149,-W-W
TOTAL $1.393,207.50
8
A
Attachment D — 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:
Code of Iowa, Chapter 354.8 states in part:
A proposed subdivision plat lying within the jurisdiction of a governing body shall be
submitted to that governing body for review and approval prior to recording.
Governing bodies shall apply reasonable standards and conditions in accordance
with applicable statutes and ordinances for the review and approval of subdivisions.
The governing body, within sixty days of application for final approval of the
subdivision plat, shall determine whether the subdivision conforms to its
comprehensive plan and shall give consideration to the possible burden on public
improvements and to a balance of interests between the proprietor, future
purchasers, and the public interest in the subdivision when reviewing the proposed
subdivision and when requiring the installation of public improvements in
conjunction with approval of a subdivision. The governing body shall not issue final
approval of a subdivision plat unless the subdivision plat conforms to sections
354.6, 354.11, and 355.8.
Ames Municipal Code Section 23.302 states as follows:
(10) City Council Action on Final Plat for Major Subdivision:
(a) All proposed subdivision plats shall besubmitied to the City Council for rev iew 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 C,ity'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,
(it) 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 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.
(Orel. No. 3524, 5-2 5-99)