HomeMy WebLinkAboutA001 - Council Action Form dated November 26, 2024ITEM #:23
DATE:11-26-24
DEPT:P&H
SUBJECT:PRELIMINARY PLAT FOR 525 & 901 SE 16TH STREET
COUNCIL ACTION FORM
BACKGROUND:
East Meadows Subdivision is a proposed 76.15-acre development located on the north side of SE 16th
Street, east of the Meadow Lanes Estates Mobile Home Park and north across the street from Menards.
See Attachment A (Location Map). The development site is zoned Highway Oriented Commercial
(HOC) with an Environmentally Sensitive Overlay due to the location of the floodway within the
project boundaries. Outlot C has Agricultural zoning with the Overlay. (See Attachment A and B).
The property owner (Flummerfelt 525 SE 16 LLC) requests approval of a preliminary plat
creating six buildable lots and three outlots. Approximately 22.1 acres of the overall site are
available for development with the six buildable lots. Outlot “A” is an access area to the rear of the
site. Outlot “B” will be used as the location for the detention pond to provide storm water management
for the subdivision. Outlot “C” is located almost entirely in the floodway portion of the 100-year
Floodplain for the Skunk River and is not proposed for development but includes stormwater
conveyance to the Skunk River. Only the southwest corner of Outlot “C” is outside the floodway and it
is the location of a planned shared driveway. The numbered lots are for commercial development with
access from a new proposed street ending as a cul-de-sac. Meadowlark Lane will provide access to the
west portion of the development (Lots 1-6).
Initial street improvements are planned to serve Lots 1, 2, and 3 abutting SE 16th Street. Future street
improvements will include the remainder of Meadowlark Lane and the cul-de-sac (Lot “D”) to serve
Lots 4, 5, and 6. Typically, individual lot access is not permitted along arterial streets; however,
for this site an access point already exists and will be allowed to be a shared access point for Lot 3
and Outlot “C”.
The west portion of the proposed subdivision that includes the six developable lots is located within the
boundaries of the 100-year flood plain for the Ioway Creek, which is approximately 300-500 feet away
from the north property line. Much of the site is in the portion of the flood plain described as the
floodway fringe. Development in the floodway fringe is allowed if the elevation of the building site
is a minimum of three feet above the 100-year base flood elevation. Filling of the site to raise the
elevation has been occurring in recent months in preparation of future development, although no
specific development is proposed at this time.
The east portion of the proposed subdivision is located within the boundaries of the 100-year
flood plain for the Ioway Creek and the Skunk River. No development is proposed in this area
since it is within the floodway portion of the flood plain, which is reserved for the flowage of
storm water. A storm water flowage easement will extend from the detention pond on Outlot “B”
across the northwest corner of Outlot “C” to drain into the channel for Ioway Creek.
Water, sanitary, and storm sewer are all proposed within the subdivision with the extension of the new
street. Sidewalks will be constructed with the street extension. Coordination of the subdivision work
with planned City of Ames Electric improvements and sanitary sewer maintenance will also occur.
1
ENVIRONMENTALLY SENSITIVE OVERLAY:
Development activities within the Floodway, including grading, are required to be reviewed for
potential impacts to environmental resources. The developer submitted a resource assessment and found
that there are no wetlands within the area of disturbance. The planned improvements for stormwater
conveyance end just before the top of bank for the river and will release through an existing depression
to the river. Minimal or no tree removal will be necessary to make these improvements. No specific
mitigation is needed to approve the disturbance within the Floodway. Flood plain permits and
conformance to no-rise standards will still apply.
ALTERNATIVES:
1. Approve the Preliminary Plat for East Meadows Subdivision, subject to approval of Flood Plain
Permit by the City of Ames.
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 by setting forth its
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 the item and request more information from staff or the applicant.
CITY MANAGER'S RECOMMENDED ACTION:
This preliminary plat proposal includes six developable lots. The preliminary plat identifies all the
necessary infrastructure to serve all developable commercial lots, reserves the Floodway from any
development, and dedicates a portion of right-of-way for sidewalk extension to the City’s trail system.
The Environmental Assessment Report shows no adverse impact to environmentally sensitive areas in
the floodway, such as wetlands and established woodlands, as well as no rise in elevation as the result
of the construction of the storm water detention basin.
City staff has reviewed the proposed plat and find it conforms to the requirements of the Ames
Subdivision Regulations in meeting infrastructure requirements with appropriately designed lots for
commercial use. Prior to final plat approval, the applicant will seek additional permits for flood
plain improvements and each site development permit will also require individual flood plain
permits.
Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative
#1.
ATTACHMENT(S):
Attachment A.pdf
Attachment B.pdf
Attachment C.pdf
Attachment D.pdf
2
1
3
1
4
1
Attachment C
Preliminary Plat
5
2
6
1
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 23.302(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
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.
7