HomeMy WebLinkAboutA001 - Council Action Form dated February 8, 2022 ITEM # 26
DATE: 02-08-22
COUNCIL ACTION FORM
SUBJECT: MINOR SUBDIVISION FINAL PLAT FOR AUBURN TRAIL, FIRST
ADDITION
BACKGROUND:
Justin Dodge of Hunziker Development LLC is requesting approval of a Minor Subdivision
Final Plat for Auburn Trail, First Addition, that creates one parcel (Parcel `A'), two outlots
(Outlot 'YY' & Outlot 'A'), and Lot 'A' for conveyance to the City of Ames for Hyde Avenue
right-of-way (Location Map-Attachment A). A Minor Subdivision includes three, or fewer,
lots and does not require additional public improvements other than sidewalks and/or bike
paths. A Minor Subdivision does not require a Preliminary Plat and may be approved by
the City Council as a Final Plat only, subject to the applicant completing the necessary
requirements. Following City Council approval, the Final Plat must then be recorded with
the County Recorder to become an officially recognized subdivision plat. In this case, no
new developable lots are created as Parcel A has an existing house and the two
proposed outlots will require a future preliminary plat and final plat prior to any
development on either outlot.
The total area of the addition is approximately 75 acres. The proposed final plat is unique
in how the current two parcels are tied together with a rezoning Master Plan for the
planned major subdivision of Auburn Trail (Attachment B). This proposed Minor Final
Plat is considered an interim subdivision to separate on existing house from the lands
intended for future development. The addendum includes additional information about the
Master Plan, prior development agreements, and the proposed final plat.
The applicant wishes to establish the existing single-family home, addressed as 4514
Hyde Avenue, on its own parcel (Parcel `A'), so that it may be sold in the interim, prior to
the future development of the Outlots. (Final Plat-Attachment C) Parcel `A' contains
approximately 1.89 acres. It fronts onto Hyde and has access via a driveway onto Hyde
Avenue. A 100' ingress/egress easement is also being established to allow access to
Outlot 'YY' from Hyde. This allows for shared access for future division of Outlot YY.
The Minor Subdivision Final Plat must meet Zoning requirements for the occupancy and
use of its site. As a result, Parcel 'A' was evaluated to determine that it is in full compliance
with the requirements of the Zoning Ordinance, the Floating Suburban Residential Low
Density (FS-RL) Zoning District, and the Subdivision Ordinance. The Final Plat is not
subject to full conservation subdivision standards as it is not a Residential Subdivision by
the definitions of the Chapter 23 due to it not creating new developable lots at this time.
The Addendum describes how the Minor Subdivision meets these city development
standards.
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Parcel A is currently served by Xenia Rural Water and sceptic system. Existing houses
are not required to connect to City Services but are allowed to at a time of their choose
and by paying associated costs. Notably, Parcel A and Outlot YY were included in the
connection districts for the sanitary sewer and water service to this north growth area.
Connection fees are only collected at the time connections are made to the system, with
no connection included with this Final Plat no connection fees are due. Fees as of 2021
at $1,469 per acre for water and $2,222 per acre for sanitary sewer for Parcel A and
Outlot YY. Outlot A on the west side of Hyde is subject to additional connection fees and
a pre-annexation agreement that sets out the collection of those fees with its future
subdivision.
Approval of the Final Plat will trigger provisions of the contract rezoning agreement
related to the timing of the construction of a trail on the west side of the Hyde
Avenue. The agreement states that the 10-foot trail must be built within two years
of the first final plat. The east side of Hyde will require a sidewalk and the project
includes financial security for the sidewalk.
ALTERNATIVES:
1 . The City Council can approve the Minor Subdivision Final Plat for Auburn Trail
Subdivision, First Addition, and accept the sidewalk and street tree deferral with
financial security for Parcel A and Outlot YY, based upon the findings and conclusions
stated herein.
2. The City Council can deny the Minor Subdivision Final Plat for Auburn Trail
Subdivision, First Addition, if the City Council finds that the proposed subdivision does
not comply with applicable ordinances, standards or plans.
3. The City Council can refer this request back to staff or the applicant for additional
information.
CITY MANAGER'S RECOMMENDATION:
The proposed Final Plat is an interim subdivision related to the overall planed Major
Subdivision of Auburn Trail. The proposed Minor Subdivision Final Plat for Auburn Trail
Subdivision, First Addition is consistent with the City's existing subdivision and zoning
regulations.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #1, as noted above.
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ADDENDUM
Master Plan & Zoning:
The property was rezoned with a Master Plan on August 10, 2021 , to "FS-RL" Suburban
Residential Low Density. FS-RL requires a minimum net development density of 3.75
units per acre and a maximum density of 10 units per acre. The Master Plan addresses
the general layout of development and open space areas along with planned
transportation connections; however, it does not depict precise locations of future
improvements. The maximum unit count of 181 dwelling units illustrated in the Master
Plan is controlling along with the minimum and maximum net density standards of FS-RL
zoning.
The Master Plan illustrates two categories of development: Single-Family
Attached/Detached with 98 to 111 dwelling units and Single-Family Townhomes/Small
Lots with 50 to 70 dwelling units, on approximately 36.29 acres. The density within the
developable area is estimated at approximately 4.1 to 5 dwelling units per acre. The
Master Plan would permit the development of multiple housing types with a maximum
total of 181 dwelling units. This along with the minimum and maximum net density
standards of FS-RL zoning are the controlling elements of the Master Plan and any future
development or subdivision must be in conformance with the approved Master Plan. Staff
finds that the proposed Minor Subdivision Final Plat conforms with the approved Master
Plan and as such, it meets the density standards of the FS-RL zoning.
Open Space:
Open space is a requirement of the FS-RL Zoning District and is also an important
consideration for Conservation Subdivisions. The open space requirements of FS-RL are
satisfied with the inclusion of a Conservation and Drainage Easement over a portion of
Outlot 'YY.' The easement is graphically depicted on the Plat and described in the
Easements document. The Conservation Area Management Plan required prior to final
platting for conservation subdivisions is deferred until such time as lots for new
development are platted.
Access:
Both Outlot 'A' & 'YY' front onto Hyde Avenue. Outlot 'A' contains approximately 68.19
acres and Outlot 'YY' contains approximately 4.68 acres.
One access point off of Hyde will be shared by Parcel `A' (addressed as 4605 Hyde
Avenue) with Outlot `YY'. A 100' ingress/egress easement is being established for
access from Hyde. The provision of the ingress/egress easement ensures that the site
meets access requirements upon recording of the final plat.
Public Infrastructure:
Parcel 'A' is currently served by Xenia Rural Water. There is no obligation for the property
owner to disconnect from Xenia. The parcel may remain a customer of Xenia indefinitely.
Parcel 'A' is also served by a private septic system. This system may continue indefinitely.
However, if the system fails, the property owner is obligated to connect to the City sanitary
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sewer system if the house is within 200 feet of a City sanitary sewer main.
Any new parcels will be required to connect to City water services. Outlot YY connection
fees as identified in the Ames Municipal Code Appendix `W' and based upon gross
acreage will be due with the first connection. Since the Minor Subdivision Final Plat
includes only one Parcel, connection to public utilities will be deferred until such time as
the Outlots are developed. Appendix W includes the fee schedule for both fees and the
annual increases in fees. It is important that all of the acreage be collected for the
connection fees in the future, even if some of the area is used as an outlot for storm water
or conservation purposes.
A 12" water line with fire hydrants is located along Hyde Ave. A fire hydrant is within the
permissible range for fire service protection for the existing house located on proposed
Parcel A.
The owner is required to construct sidewalks and plant trees as part of the platting
procedure; however, installation can be deferred. A signed Agreement for Sidewalks and
Street Trees and financial security has been provided by the Applicant related to Parcel
A and Outlot YY. Outlot A is subject to requirements to construct a 10-foot trail. This was
agreed upon as part of a rezoning agreement and the improvement must be constructed
within two years of the first final plat approval associated with the property.
Restrictive Covenants and Regulations for Auburn Trail First Addition along with Bylaws
of Auburn Trail Homeowner's Association are acknowledged and will be recorded.
Legal Description
The legal description is "an official replat of Parcel "E", a part of the southwest quarter of
the southwest quarter of section 22, township 84 north, range 24 west of the 5t" P.M.,
Story County, Iowa, as shown on that plat of survey recorded on December 18, 1998, as
Instrument# 98-17504, slide 12, page 3, and also, Outlot 'Z', Cochran Farm subdivision,
City of Ames, Story County, Iowa, as shown on the final plat recorded January 12, 2017
as slide 557, page 3, and as Instrument # 2017-00339.
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Attachment A
Zoning & Location Map
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LOCATION & ZONING MAP
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Attachment B
Approved Master Plan
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Attachment C
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Proposed Final Plat of Auburn Trail Subdivision, First Addition, p.2
East side of Hyde
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SWl;aSw1/4 j NDoern"E LINE TABLE CURVE TABLE
SEG 22,T84N,R24W I 150.00' _—
FOUNDCUT'X' I LINEN LENGTH BEARING cuAVE! 1ENGTN aaDiuS DELTA �LE B CNBEAAINO
NE CORNER CI 100.63' 144.77' W49'39" N3T 53'S1'W
LI 113.42' N89.38'41'W __.,. -
OUTLOT'Z' a 1 '-""-- C2 45.65' 175.03' 14'56'37' N10-30'46W
COCHRANE FARM 33.0'n.D.w. L2 11fi.93' N57'48'38"W
SUBDIVISION ^' I� EASEMENT L3 94.32' 113A8' 4T3T 10' 91.63' S!3'38'S8"E
L3 36.8W NO'38'38"W C4 1795' 12L72' 8'22'52" 17.94' 55"38'57"E
L4 35.00' NO'02'47"E
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FINAL PLAT AUBURN TRAIL SUBDIVISION,FIRST ADDITION
AN OFFICIAL REPLAT OF OUT10T'2',COCHRANE FARM SUBDIVISION&ALSO
PARCEL'E'IN SW14-SW145EC.22-8424 TO THE CITY OF AMES STORYCOUNTY,IOWA
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Attachment D
Applicable Laws
The laws applicable to this case file are as follows:
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 23.303(3) states as follows:
(3) City Council Action on Final Plat for Minor Subdivision:
(a) All proposed subdivision plats shall be submitted to the City Council for review
and approval in accordance with Section 354.8 of the Iowa Code, as amended or
superseded. 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. If the City Council
determines that the proposed subdivision will require the installation or upgrade of
any public improvements to provide adequate facilities and services to any lot in
the proposed subdivision or to maintain adequate facilities and services to any
other lot, parcel or tract, the City Council shall deny the Application for Final Plat
Approval of a Minor Subdivision and require the Applicant to file a Preliminary Plat
for Major Subdivision.
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