HomeMy WebLinkAboutA004 - Council Action Form dated September 22, 2020 ITEM # 24b
DATE: 09-22-20
COUNCIL ACTION FORM
SUBJECT: MAJOR FINAL PLAT FOR SUNSET RIDGE SUBDIVISION TENTH
ADDITION
BACKGROUND:
The City's subdivision regulations are included in Chapter 23 of the Municipal Code. The
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, a "final
plat application" may then be submitted 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.
Hunziker Land Development, LLC and Sunset Ridge Property Owners Association
are requesting approval of a Major Final Plat for Sunset Ridge Subdivision, Tenth
Addition. The Sunset Ridge Subdivision is located north of Lincoln Way along the
western corporate limits of the city. The subject property is located north and west of
Allerton Road as shown on Attachment 1— Location Map.
The proposed subdivision includes 21 single-family lots and the replatting of"Outlot P" in
Sunset Ridge Subdivision Fifth Addition and "Outlot KK" in Sunset Ridge Subdivision
Sixth Addition which contains 21.71 acres (including 1.21 acres of existing public right-of-
way). "Outlot P" is owned by Sunset Ridge Property Owners Association; "Outlot KK" is
owned by Hunziker Land Development, LLC. Outlot "P" is the subject of a separate
easement vacation item on this same agenda.
Twenty-one (21) lots are proposed in the subdivision for single-family detached dwellings
as shown on Attachment 3— Final Plat of Sunset Ridge Subdivision Tenth Addition. The
applicant is proposing two more lots along Allerton Avenue than what was
illustrated on the Preliminary Plat and Master Plan for the Subdivision. Attachment
2 illustrates the Preliminary Plat and Master Plan for the Subdivision. The placement of
the additional lots has been accomplished by narrowing the proposed single-family lots
and the connection from Ellston Avenue to Outlots "S" and "T", thereby reducing the area
of open space. The proposed lot widths meet zoning standards and the small reduction
in open space does not affect the minimum 10% requirements of FS-RL.
1
However, the addition of the two lots does not align with the Preliminary Plat and
Master Plan documents and could be considered a Major Amendment per the
standards of Chapter 23. A Major Amendment triggers a new Preliminary Plat and
compliance with current subdivision standards. Notably, the sidewalk for the this
and subsequent additions would need to be widened from four feet to five feet. The
applicant has agreed to widen the sidewalk widths to 5 feet for the 10' Addition
starting with Ellston Drive and extending to the west. Staff supports deferring the
processing of the Preliminary Plat for a Major Amendment until the next addition
due to the agreement of incorporating wider sidewalks as would be required with
a new Preliminary Plat. The applicant indicates that the Preliminary Plat and Master
Plan will be revised to reflect the layout change and change in lot count at the time
of submittal of the Eleventh Addition.
The development includes "Lot A" (1.21 acres) and "Lot B" (1.97 acres) which will be
dedicated to the City for public right-of-way:
• Lot A increases the width of the existing N. 500'h Avenue right-of-way by 60 feet.
• Lot B includes:
o Allerton Drive extension westward with a 55' right-of-way;
o Westfield Drive extension westward with a 66' right-of-way;
o Ellston Avenue is a new north-south 55' right-of-way that extends between and
past Westfield Drive and Allerton Drive.
Street extensions connect with existing streets and will not require additional temporary
access and turnaround areas on the end of the streets during the construction phase of
the development.
The existing blanket easement over all of"Outlot P" must be vacated before the Final Plat
is approved. "Outlot S" (2.44 acres) and "Outlot T" (1.78 acres) contain new blanket
easements which include: public utility, storm sewer, surface water flowage, shared use
path, open space, storm water detention, and storm water conveyance. "Outlot LU (9.40
acres) is reserved for future development. The City will not be responsible for
maintenance of any of the outlots; "Outlot S" will be conveyed to the Sunset Ridge
Property Owners Association and the other properties will remain under Hunziker's
ownership for the time being. Prior to the conveyance of"Outlot S," Sunset Ridge Property
Owners Association must deed back "Outlot P" to Hunziker, or at least that portion of
Outlot P that is now included in Lot 3.
The Sunset Ridge Subdivision is bound by several Developer's Agreements with
Hunziker Land Development Company, LLC, including a 2005 Agreement, a 2010
Amendment, and a 2012 Agreement. Staff believes that the developer has complied with
the terms of these agreements as they relate to the proposed parcels.
2
The Public Works Department confirms that existing public utilities, including water,
sanitary sewer, and storm water are currently being installed in the proposed subdivision
in compliance with the approved preliminary plat. Easements are provided with the final
plat, as required for public utility mains that will serve multiple lots and fire hydrants.
An Agreement for Public Improvements, and an Agreement for Sidewalk and Street Trees
have been prepared for City Council approval with the Final Plat. The Agreement for
Public Improvements identifies the need for financial security for the completion of certain
improvements and utilities including: erosion control (COSESCO), water mains, sanitary
sewers and drains, storm sewers and drains, manhole adjustments, pavement,
pedestrian ramps, street lights, landscaping, and subgrade preparation.
Financial security, in the form of a Letter of Credit, has been submitted to the City in the
amount of $696,002.55, which covers the cost of the remaining improvements, in the
event the developer does not install the required improvements. Sidewalks and street
trees must be installed prior to the issuance of a Certificate of Occupancy for an individual
lot; however, within three years after final plat approval, all sidewalks must be installed
per the Agreement for Sidewalk and Street Trees. Financial security can be reduced by
the City Council as the required infrastructure is installed, inspected, and accepted by the
City.
Given that the preliminary plat will be revised for this Addition, the sidewalk width for
Ellston Avenue and west of Ellston Avenue on Westfield Drive and Allerton Drive must
meet the current subdivision standard of five feet. The five-foot sidewalk width is included
in the financial security schedule.
ALTERNATIVES:
1. Approve the Final Plat of Sunset Ridge Subdivision Tenth Addition based upon the
findings that the Final Plat conforms to relevant and applicable design standards,
ordinances, policies, and plans with a signed Agreement for Public Improvements and
Agreement for Sidewalk and Street Trees with financial security and the requirement
to provide five foot sidewalks for the loth Addition starting at Ellston Avenue and to
complete a revised Preliminary Plat and Master Plan reflecting the layout change and
change in lot numbers prior to approval of the 11 th Addition.
2. Deny the Final Plat for Sunset Ridge Subdivision Tenth Addition, and direct the
applicant to proceed with a Major Amendment due to the increased lots or because
the development creates a burden on existing public improvements or creates a need
for new public improvements that have not yet been installed.
3. In the event the proposed easement vacation for Outlot P of the 5th Addition is not
approved, this Final Plat should be tabled to update the final plat or complete the
vacation process.
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CITY MANAGER'S RECOMMENDED ACTION:
City staff has evaluated the proposed final subdivision plat and determined that the Final
Plat for Sunset Ridge Tenth Addition conforms to the adopted ordinances and policies of
the City as required by Chapter 23 of the Ames Municipal Code with the agreed upon
widening of sidewalks and proposal to process a preliminary plat prior to the 11th Addition.
Additionally, the proposal can move forward with required changes to the master plan
and preliminary plat with the submittal of the planned next and final phase (Sunset Ridge
Eleventh Addition).
Therefore, it is the recommendation of the City Manager that the City Council accept
Alternative #1, thereby approving the Final Plat for Sunset Ridge Subdivision Tenth
Addition.
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ATTACHMENT 1: LOCATION MAP
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ATTACHMENT 2: SUNSET RIDGE PRELIMINARY PLAT & MASTER PLAN
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OVERALL SUBDIVISION PLAN)
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ATTACHMENT 3: SUNSET RIDGE SUBDIVISION, 1 OT" ADDITION
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ATTACHMENT 4: 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
i 10) City Council ;Action oil Final flat for Major Subdivision:
q I} All proposed subdivision plats shill he submitted to the C-'ity lCouncil torrcvictti and alpprot al,
ll p.>al receipt of all Final Fla,,forwarded to it for review and approval,the CityC'o€taicil shall examine the:Application
F orni,the.Final flat,any comments,rceommendations or reports examined or made by the Department of Planning and
Housin g,and such wher infbrmution as it deems necessary or rcasonablc; to consider.
(1?P Based upon such examination, the City Council shall ascertain whether the Final flat
conf.a?rm,,to relevant and appl.icabll tl t.'Si'a3 and lrnprcove icnE tit811C1'3rd s III these Regulations. :0 {Sthef City ordinances
:and standards,to the C-"i€y's Land Use policy flan and to the C:ity>oihcr duly adopted plans.
(c'f fhe€"ity Council may,
(i) dell)any'subdivision where the reasonably anticipated impact of stich subdivision
will creaw such a btarden on eximing public impruvement5 or Ouch a need for new public itnprovernents that the area of
the t'1Ev aftected by such impact will be unable,its conform to lcv el ofsei lice standards set forth in the 1_aild L.:se Policy
Flail oI other capital proiLct or growth nl aii iiLctill'Sdit plan of?ne Clity until such time that the l.,lfY upgrades such plibllc
improvements in accordance with schedules sett forth in such plans;or.
(ii) approve anysubdivision subject tty the condition that the Applicant ctintributc to so
much cat'such upgrade ofpublicimproNC11%lits as the need fol'such upgrade is direct])and pioport�iianatclytattributable
to Stich liupact as ate-rrrifircel at the sole discretion ofthc City- the tcnus.conditions and amortization schedute for such
contribution may he inc:oiporatcd :within all linprov�mcnt?Agreement as set forth in Section 2:3.304 of the lkegulatioaa..
(d) Prior to granting approve al of"a maiorsubdivi ion Final 111w,the City Council may pi rinse the
plat to be divided into two or more sections aril nriy impose such conditions,upon approval of each section as it deerns
necessary to assure orderly dc%&t pinent of the subdivision-
(e) Follow inz such examination, and wvithin 60 days of the Applicant's filing of the coilrplete
Application for Final flat Approval of:a Ma or Subdivision N-Oth the Department of Planning and fiousint. the City
Council shall approve,approve suhject to conditions or disapprove the Application for Final Fla::rlppr i;al of a Major
Subdivision. 'l lit City Council shall set forth its reason,, for disapproving any Application or for conditioning its
approval of any xApphcation in its oSTtcial records and shall provide a\w'ritten copy of'such Tvasons to the developer. 'file
C'Ity Council Shall pass a resolution accepting the Final Plat for any Application that it approves-
(OriL iAo 3 e,?4, 5 i C t99)
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