HomeMy WebLinkAboutA035 - Resolution approving a preliminary plat for The Bluffs Subdivision at 3220 Cameron School RoadITEM #:37
DATE:10-14-25
DEPT:P&H
SUBJECT:PRELIMINARY PLAT FOR THE BLUFFS SUBDIVISION AT 3220 CAMERON
SCHOOL ROAD
COUNCIL ACTION FORM
BACKGROUND:
Friedrich Land Development Company, LLC is requesting approval of a Preliminary Plat on
21.02 acres for The Bluffs Subdivision, located on the west side of GW Carver and south of
Cameron School Road on land currently platted as Outlot ZZ of the Bluffs at Dankbar Farms
Subdivision First Addition (see Location Map – Attachment A).
A Rezoning to CGS and FS-RM zoning districts with a Master Plan was approved by the City
Council on September 23, 2025. The Master Plan illustrates the general arrangement of uses,
layout of development, planned transportation connections, and developable acres. The
Master Plan requires future easements for the interconnecting the commercial lots. The
Master Plan is attached. (see Zoning Map – Attachment B). The north lots (Lots 1-3) were
zoned to Convenience General Service zone (CGS) and the south large lot (Lot 4) was
rezoned to Suburban Residential Medium Density Zone (FS-RM).
The proposed Preliminary Plat includes four lots and a street extension. Lots 1-3 will be
developed with small scale commercial uses. Lot 4 is planned to be developed residentially
with a Senior Living Memory Care use. The rezoning boundary will be within the proposed
Columbus Drive extension north of Lot 4 (See Attachment C - Preliminary Plat).
New street construction will occur with this subdivision, which to the west of this site includes
Everest Avenue being extended northward to Cameron School Road and Columbus Drive
eastward from Everest to GW Carver through the middle of the site. The Columbus extension
will be a commercial street design, not a local residential street. The lots are planned to have
access from Everest Avenue, Columbus Drive, and Cameron School Road. Direct access to
GW Carver is limited by its classification as an Arterial Street. Road improvements will also
occur to Cameron and GW Carver per previous development agreement and traffic study
requirements.
The public sidewalks being built along GW Carver and Cameron School Road are mostly
within proposed easements on the private lots to account for current preexisting roadway rural
section design. A small portion of sidewalk along Cameron School Road will be in the right-of-
way.
Planning & Zoning Commission Recommendation:
At the September 17, 2025 Planning & Zoning Commission meeting, the Commission
reviewed the Preliminary Plat. Staff described the proposed Plat. The Planning & Zoning
Commission asked about the street extension and traffic study. Staff responded that the
extensions and design complied with the Traffic Study for the Bluffs at Dankbar Farms.
Another Commission member also asked if the developer had paid their share of the traffic
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signal fee for GW Carver and Cameron School Road intersection. Staff replied that the
developer has paid their share.
The Planning & Zoning Commission voted 7-0 to recommend that the City Council approve the
Preliminary Plat for The Bluffs.
ALTERNATIVES:
1. Approve the Preliminary Plat for The Bluffs Subdivision located at 3220 Cameron School
Road.
2. Deny the Preliminary Plat for 3220 Cameron School Road based on a finding that the
Preliminary Plat does not meet the requirements of Section 23.302(5) of the Ames
Municipal Code and set forth reasons to disapprove or modify the proposed preliminary
plat as required by Section 23.302(6) of the Ames Municipal Code.
3. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
CITY MANAGER'S RECOMMENDED ACTION:
Staff has reviewed the Preliminary Plat for The Bluffs. The design and proposed Public
Improvements have been found to meet the City’s design standards in Chapter 23 of
the City’s subdivision standards. Additionally, requirements of the Pre-annexation
Agreement for the development of this land and Bluffs at Dankbar Farms Preliminary
Plat conditions are being met with turn lane construction at GW Carver and Cameron
School Road along with construction of Everest Avenue and Columbus Drive .
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1.
ATTACHMENT(S):
Addendum.pdf
Attachments A-D The Bluffs Preliminary Plat.pdf
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Addendum
Project Location.
The project site is 21.02 acres located at 3220 Cameron School Road. The project site is
located at the corner of GW Carver and Cameron School Road south of Cameron School
Road and west of GW Carver. (see Attachment A – Location Map).
Master Plan Compliance.
The Preliminary Plat for this development is in conformance the approved Master Plan.
The Master Plan illustrates the general arrangement of uses, layout of development,
planned transportation connections, and developable acres.
The proposed plat creates three lots for commercial use (Lots 1-3) and one lot (Lot 4) for
residential Senior Living consistent with the Master Plan (Attachment B- Master Plan).
Development on the lots with senior living housing and the commercial spaces are subject
to the requirements of the Master Plan.
Lots 1-3 will be zoned Convenience General Service (CGS) Zoning. This zoning requires
interconnected sites when abutting one another to facilitate access between small scale
neighborhood commercial uses. No easements are being proposed with platting. The
Master Plan will control for cross access easement creation through the Site Plan
approval process.
Traffic and Street Connections.
With the development of this property, Outlot ZZ in the Bluffs at Dankbar Farms
Preliminary Plat approval, Everest Avenue will be extended northward from its current
end to connect to Cameron School Road. Columbus Avenue must be constructed
between Everest Avenue and GW Carver to provide connection to GW Carver.
The Bluffs will be served by a newly constructed Everest Avenue extension northward to
Cameron School Road. Columbus Drive will also serve the subdivision between Everest
Avenue and GW Carver. With the development of this property, Outlot ZZ in the Bluffs at
Dankbar Farms Subdivision, Everest Avenue must be extended northward from its
current end to connect to Cameron School Road and Columbus Avenue must be
constructed between Everest Avenue and GW Carver to provide connection to GW
Carver. This is a requirement of the Preliminary Plat of the Bluffs at Dankbar Farms
Subdivision.
Additionally, there may be a single connection from lot 3 to Cameron School Road subject
to future site plan review with a traffic study. Access to GW Carver Road is restricted as
it is an Arterial Street which restricts new access from individual sites.
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Everest Avenue is a 26’ wide local residential street that will extend along the west edge
of the subdivision. Columbus Drive is 31’ wide local commercial collector that will extend
from Everest Avenue eastward to GW Carver.
With the Subdivision of this piece of land known as Outlot ZZ of the Bluffs at Dankbar
Farms, turn lane improvements will be added at the corner of GW Carver and Cameron
School Road. This is a requirement of the Pre Annexation Agreement for the land that
was annexed that would become the Bluffs at Dankbar Farms. The improvements will
include building a right turn lane on Cameron School Road and a Left turn lane on GW
Carver at the intersection.
The Developer has proposed Traffic calming tables with pedestrian crossings which will
be installed along Everest Avenue at the south west edge of this subdivision as well as
just south of the Columbus Drive and Everest Avenue intersection. These calming
features are required in the original Bluffs at Dankbar Farms Preliminary Plat approval.
These raised crossings will provide pedestrian cross access across Everest to facilitate
connectivity and assist in calming traffic.
Public Improvement Plans will be reviewed by Staff for these improvements prior to Final
Plat.
Shared-Use Paths, Sidewalks, and Trails.
Public sidewalks will be constructed along Everest Avenue and Columbus Drive as
required. Also, sidewalk will be installed along GW Carver Road as well as Cameron
School Road. Pedestrian Easement is provided along GW Carver and Cameron School
Road for Public Sidewalk placement on the private side of the property line along the
right-of-way.
The developer has chosen to provide sidewalk installation in this manner as it is easiest
with the current rural section design of the existing roads with a ditch. The sidewalk will
be placed in the right-of-way along Cameron School Road for a portion of the area along
Lots 2 and 3 with regrading and fill of a portion of the ditch.
Stormwater Management.
Stormwater Management will occur off site to the Southwest in the Bluffs at Dankbar
Farms Subdivision detention area to the southwest in the Bluffs at Dankbar Farms
Subdivision. This will include existing conditions and future development of the lots in this
Subdivision. Public Works has reviewed the stormwater plan to confirm capacity off site
to serve as regional detention. Future lot development will need to conform to these
projections or include additional treatment on site.
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Utilities and Easements.
Public Utility Easements will be provided along Everest Avenue and Columbus Drive. An
8” water main will be installed along Everest Avenue and Columbus Drive. 12” Sanitary
Sewer will be installed along Everest Avenue north of the intersection with Columbus and
along Columbus Avenue to GW Carver. These utility installations will provide water and
sanitary sewer service to all of the proposed lots in the subdivision. Storm Sewer
construction will occur with Everest Avenue and Columbus Drive. The storm sewer will
connect to a storm sewer line further southwest to carry storm water to the Bluffs at
Dankbar Farms storm water detention area. A regional Gas line and easement extend
north to south through the Subdivision in the western portion of Lot 4 and eastern part of
Lot 1 and 2.
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Attachment A – Location Map
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Attachment B- Master Plan
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Attachment C- Preliminary Plat
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Attachment C- Cont.
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Attachment C- Cont.
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Attachment D- Laws & Policies
Section 23.302(6)(a) and 23.302(6)(b)
City Council Action on Preliminary Plat:
(a) Based upon such examination, the City Council shall determine whether the
Preliminary 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. In particular,
the City Council shall determine whether the subdivision conforms to minimum
levels of service standards set forth in the Land Use Policy Plan for public
infrastructure and shall give due consideration to the possible burden of the
proposed subdivision on public improvements in determining whether to require
the installation of additional public improvements as a condition for approval.
(b) Following such examination and within 30 days of the referral of the Preliminary
Plat and report of recommendations to the City Council by the Planning and Zoning
Commission, the City Council shall approve, approve subject to conditions, or
disapprove the Preliminary Plat. The City Council shall set forth its reasons for
disapproving any Preliminary Plat or for conditioning its approval of any Preliminary
Plat in its official records and shall provide a written copy of such reasons to the
developer.
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