HomeMy WebLinkAboutA001 - Council Action Form dated July 27, 2021 ITEM #: 24
DATE: 07-27-21
COUNCIL ACTION FORM
REQUEST: SCENIC VALLEY SUBDIVISION, SIXTH ADDITION MAJOR FINAL PLAT
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, 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 Development Co., LLC, has submitted a final subdivision plat for Scenic Valley
Subdivision, Sixth Addition, which is a partial platting of an approved preliminary plat
affecting the northern portion of the site. The subject area of this plat was part of a Major
Amendment to the Preliminary Plat approved by the City Council on December 11, 2018
that addressed reconfiguration of lots and storm water improvements. The approved
Preliminary Plat is at the minimum density allowed for FS-RL development.
The proposed final plat includes nineteen residential lots for single-family
detached homes along Everest Avenue and Aldrin Avenue. Ten lots will be along
Aldrin Avenue and finish out the street with a cul-de-sac. Nine lots will be platted
along Everest Avenue, with four lots on the west side and five lots on the east side.
There will be three lots on each side of the extended street. The lots along Everest
Avenue are larger than shown on the preliminary plat, which potentially could
change the lot layouts with the final additions as well.
The required 3.75 dwelling units/acre requirement will need to be met when the
entire subdivision is completed. The increase in lot sizes may lead to smaller
outlots in order to meet density requirements, but the total number of lots will
match what was approved with the 2018 Preliminary Plat.
The applicant has provided an agreement for the installation of street trees and sidewalks.
The agreement requires the financial security for the sidewalks, which must be installed
the earlier of three years or prior to issuance of a certificate of occupancy for a house on
the lot. Due to replatting of the area, the sidewalks will be five feet in width rather than the
original four-foot standard. In addition to the public sidewalks, this addition includes a
cross connecting sidewalk from Everest to Aldrin. The developer is responsible for
installing this sidewalk across the private lots and through the outlot.
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The developer has provided a letter of credit in the amount of$523,253 for the completion
of public improvements including sidewalks, which the City Council is asked to accept,
along with those improvements already completed.
ALTERNATIVES:
1. A. Approve the Final Plat of Scenic Valley Subdivision, Sixth Addition, based upon
findings that the Final Plat conforms to relevant and applicable design
standards, ordinances, policies, and plans.
B. Accept the Improvement Agreement and financial security in lieu of the
installation of the remaining required improvements.
2. Deny the Final Plat for Scenic Valley Subdivision, Sixth Addition on the basis that
the development creates a burden on existing public 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 subdivision plat and determined that the
proposal substantially conforms with the preliminary plat approved by City Council and
that it conforms to the adopted ordinances and policies of the City as required by Code.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative No.1, as described above.
Attachment A: Location Map
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Attachment B: Preliminary Plat (Amended)
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Attachment D: Applicable Subdivision Law
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the
following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
Ames Municipal Code Section 23.302(10):
(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 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)
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