HomeMy WebLinkAboutA002 - Council Action form for Preliminary Plat dated December 10, 2024ITEM #:27
DATE:12-10-24
DEPT:P&H
SUBJECT:PRELIMINARY PLAT FOR 4925 AND 5299 LINCOLN WAY
COUNCIL ACTION FORM
BACKGROUND:
Sunset Ridge Subdivision, Twelfth Addition is an official replat of Outlot ‘QQ’ of Sunset Ridge,
Second Addition, including 1.42 acres, and Parcel ‘KK,’ including 28.00 acres for a total of 29.423
a c r e s . The purpose of the subdivision is to facilitate the transfer of property for future
development. The proposed subdivision is located on the north side of Lincoln Way at the west end of
Westbend Drive on the east, at the east end of Durant Street on the west, and on the south side of Tabor
Drive on the north. See Attachment A (Location Map). Parcel ‘KK’ was recently voluntarily annexed
into Ames and is zoned as “Agricultural (A),” while 'QQ' is an outlot from the Original Sunset Ridge
Subdivision and zoned FS-RL. See Attachment B (Zoning Map).
The property owners, Molly Neal Wong (Outlot ‘QQ’) and Hunziker Development Group, LLC (Parcel
‘KK’) requests approval of a preliminary plat creating a subdivision that combines the two existing
parcels and subdivides them into one buildable lot and three outlots. Additional platting will be
required for the Outlots to be developable.
Lot 1 (5.25 acres) is accessible from the west end of Westbend Drive and will be the site of a new
single-family home. Outlot ‘XX’ (1.95 acres) will be developed in the future with residential lots
accessible from Tabor Street.
Outlot ‘YY’ (18.26 acres) will be part of a planned future development of a church in combination with
Outlot ZZ. Outlot ‘ZZ’ (3.96 acres) is proposed as a flag lot fronting on Lincoln Way and is presently
occupied by a single-family dwelling. The existing dwelling will eventually be removed and Outlot ZZ
will be combined with Outlot YY for the planned church. The proposed plat does not approve a
church. Construction of a church will require a future approval of a Special Use Permit at a
public hearing reviewed by the Zoning Board of Adjustment. The Special Use Permit will address
a site-specific layout of the church facility, its operations, and design features.
Although a number of streets have been stubbed to the site, including Durant Street, West Bend Drive,
Westfield Road, and the Lincoln Way frontage road, no street extensions are proposed with the
development. Staff did not find that it is feasible for West Bend Drive or Westfield Road to be
connected through the natural conditions of the site. With the proposed outlots, no street improvements
are proposed. It is not anticipated that Durant Street, or the frontage road will be extended through the
site in the future if the church plan materializes. If other development occurs, Durant would be expected
to be extended.
Lot 1 is a flag lot with frontage on the improved street of Lincoln Way. However, it will have site
access from West Bend. Creation of Lot 1 at the end of West Bend Drive requires a waiver of
subdivision standards to allow termination of Westbend Drive at the east boundary of the
proposed subdivision, without a cul-de-sac to provide usable access to a public way [see Section
23.401(3)(c)]. Westfield Road is not technically part of the subdivision and does not require a waiver.
An Emergency Vehicle Turnaround Easement is required on Lot 1 in lieu of the cul-de-sac., with the
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developer responsible for construction of the turnaround as a private improvement. No public streets are
proposed within the boundaries of the proposed subdivision. All outlots, once replatted as lots for
development, will have frontage and access from existing streets located outside the proposed
subdivision.
At the time the Outlots ‘XX’ and ‘YY’ are platted for development, it will be determined how Durant
Street, at the west boundary, and Westfield Road, at the north boundary, will be terminated.
A water main easement is included on the preliminary plat for the future construction of a water main to
serve Lot 1 from Lincoln Way. The water main is a necessary infrastructure improvement to complete
planned water main looping for redundancy that would have occurred with typical development.
Sidewalk exists along Lincoln Way to serve the proposed subdivision.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed the request at its November 20 meeting. A number of
people from the public were in attendance from the neighborhoods to the east, west, and south. Most of
the comments were concerns about development of a church and the lack of a site plan. Issues regarding
traffic, lighting, conservation of the natural wooded areas, access, and buffering were brought up as
comments. Staff explained that the subdivision did not approve a church plan and that a future Special
Use Permit with a site plan would be required. Part of the confusion was the issuance of the City's
notice during the same time that a sign was placed at the site indicating it to be the future home of Hope
Lutheran Church. The Commission discussed the proposed subdivision configuration and how it
would facilitate future development, including future plans for site improvements and protection of the
wooded area. The Commission voted 6-1 to recommend approval with a dissenting vote concerned
about creating a large parcel for church in this area.
ALTERNATIVES:
1. Approve the Preliminary Plat for Sunset Ridge Subdivision, Twelfth Addition, subject to
approval of a waiver to allow access to Westbend Drive, without the construction of a cul-de-sac
and the construction of a private fire turnaround.
2. Deny the Preliminary Plat by finding that the Preliminary Plat does not meet the requirements of
Section 23.302(3)(b) or Section 23.603 of the Ames Municipal Code and setting forth reasons to
disprove or modify the proposed preliminary plat as required by Section 23.302(4) of the Ames
Municipal Code.
3. Defer action on this item and request more information from staff or the applicant.
CITY MANAGER'S RECOMMENDED ACTION:
This preliminary plat proposal includes one lot that is developable at this time, and three outlots that
must be replatted prior to development. The preliminary plat identifies all the necessary infrastructure to
serve Lot 1, the only lot that can be developed without replatting of an outlot. A waiver of subdivision
regulations is required to allow access to Lot 1 from Westbend Drive, without the construction of a cul-
de-sac at the dead end of this street.
Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative #1, as
described above.
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ATTACHMENT(S):
Addendum.docx
Attachment A.docx
Attachment B.docx
Attachment C.docx
Attachment D.docx
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Addendum
General Site Information
The site includes two existing parcels. One parcel is Outlot ‘QQ’ that is in the Second
Addition of Sunset Ridge Subdivision The second parcel has been platted through
approval of a plat of survey that established Parcel ‘KK,’ which was approved for voluntary
annexation by the City Development Board (a board of the State of Iowa) as land now
located inside the Ames corporate boundaries, as of November 2024.
Outlot ‘QQ’ is in the “Suburban Residential Low Density (FS-RL)” zone. Parcel ‘KK’ is
automatically zoned as “Agricultural (A)” at the time of annexation.
The site is surrounded by single-family residential development on the north, east, south,
and west with the exception of land to the north that was annexed as part of the
annexation of Parcel ‘KK.’ See Attachment B (Zoning Map).
Developed commercial land, zoned “Highway Oriented Commercial (HOC)” is located on
the north side of Lincoln Way on the southeast corner of the proposed subdivision.
Lots
The proposed preliminary plat includes one developable lot and three outlots that must
be replatted prior to development. The lot sizes range from 1.95 acres along the north
boundary of the proposed subdivision to 18.26 acres abutting the south and west
boundaries. Site development review will address zoning standards at the time each
outlot is replatted into a buildable lot, and a site plan application is received by the City.
Streets
No streets are proposed inside the boundaries of the proposed subdivision. A waiver from
subdivision regulations is required since the Lot 1 in the proposed subdivision does not
include usable access to a public way [see Section 23.401(3)(c)].
Water
A 12-inch public water main exists along the southside of SE 16th Street. The main will be
extended north with an 8-inch main to serve the new development.
Sewer
No sanitary sewer mains are proposed as part of the proposed preliminary plat.
Sidewalks and Trails
A public sidewalk exists along the southern boundary of the proposed subdivision.
Additional public sidewalks may be required upon replatting of outlots into buildable lots.
Storm Water Management
The Storm Water Management Plan will be reviewed for approval prior to development
of lots within the subdivision.
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Attachment A – Location Map
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Attachment B – Zoning Map
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Attachment C – Preliminary Plat (Sheet 1)
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Attachment C – Preliminary Plat (Sheet 2)
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Attachment C – Preliminary Plat (Sheet 3)
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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 Comprehensive 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 23.103(1):
Sec. 23.103. WAIVER/MODIFICATION.
(1)Where, in the case of a particular subdivision, it can be shown that strict compliance
with the requirements of the Regulations would result in extraordinary hardship to
the Applicant or would prove inconsistent with the purpose of the Regulations
because of unusual topography or other conditions, the City Council may modify or
waive the requirements of the Regulations so that substantial justice may be done
and the public interest secured provided, however, that such modification or waiver
shall not have the effect of nullifying the intent and purpose of the Regulations. In
no case shall any modification or waiver be more than necessary to eliminate the
hardship or conform to the purpose of the Regulations. In so granting a modification
or waiver, the City Council may impose additional conditions as are necessary to
secure substantially the objectives of the requirements so modified or waived.
Ames Municipal Code Section 23.302(3):
(3) Planning and Zoning Commission Review:
(a)The Planning and Zoning Commission shall examine the Preliminary Plat, any
comments, recommendations, or reports assembled or made by the
Department of Planning and Housing, and such other information as it deems
necessary or desirable to consider.
(b)Based upon such examination, the Planning and Zoning Commission shall
ascertain whether the Preliminary Plat conforms to relevant and applicable
design and improvement standards in these Regulations (including but not
limited to lots, streets, blocks, sanitary sewer, water), to other City ordinances
and standards, to the City’s Comprehensive Plan, and to the City’s other duly
adopted Plans.
Ames Municipal Code Section 23.302(4):
(4)Planning and Zoning Commission Recommendation: Following such examination
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and within 30 days of the regular meeting of the Planning and Zoning Commission
at which a complete Application is first formally received for consideration, the
Planning and Zoning Commission shall forward a report including its
recommendation to the City Council. The Planning and Zoning Commission shall
set forth its reasons for any recommendation to disapprove or to modify any
Preliminary Plat in its report to the City Council and shall provide a written copy of
such reasons to the developer.
Ames Municipal Code Section 23.401(3)(c):
Sec. 23.401 SITE DESIGN STANDARDS.
(3)Lots. Any lot created by subdivision shall be appropriate for the type of
development and use contemplated and shall meet any applicable zoning
requirements and the following additional standards:
(c) a lot shall be provided with a usable access to a public way, …
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