HomeMy WebLinkAboutA041 - Request by Dover Development to waive the Subdivision Street Connection Requirements in Chapter 23 of Municipal Code along GW Carver Avenue in the Bluffs SubdivisionITEM #:43
DATE:03-24-26
DEPT:P&H
SUBJECT:REQUEST BY DOVER DEVELOPMENT TO WAIVE SUBDIVISION STREET
CONNECTION STANDARDS FOR ARTERIAL STREETS IN CHAPTER 23 OF
THE AMES MUNICIPAL CODE
COUNCIL ACTION FORM
BACKGROUND:
Dover Development is requesting a waiver of the street connection requirements in Chapter
23 of the Ames Municipal Code to allow a connection to their property from GW Carver
Avenue (see Attachment A - Request to Council).
Dover plans to construct a Senior Living and Memory Care facility property on the west side of
GW Carver in the Bluffs Subdivision. The Bluffs has an approved Preliminary Plat that was
approved in October 2025. The Final Plat has yet to be submitted and approved (see
Attachment B - Location Map). Dover has already submitted a Site Development Plan for this
site, which is currently under review by staff. The Site Plan must be approved by the Zoning
Board of Adjustment. The property is currently addressed as 3220 Cameron School Road.
The City Council is authorized to waive the street connection standards in Section 23.103.
Dover wishes to have driveway access to its property from GW Carver. The location of the
driveway access as proposed on the Site Development Plan complies with SUDAS and City
standards for spacing from nearby intersections and other access points. There are no other
access points for the Dover property along GW Carver Avenue (Attachment C - Site Plan
Exc erpt). However, Section 23.403(9)(b) of the subdivision ordinance restricts new access
points on arterial streets. GW Carver is classified as an arterial street. Therefore, a subdivision
standards waiver is being sought by Dover Development.
Staff is awaiting final design of the future lane configuration of GW Carver Avenue at this
location, which will determine how the access from the Dover property to GW Carver is
designed. Staff has discussed this with Dover Development representatives. Staff is
supportive of granting a waiver to allow access to GW Carver at this location. The lane design
is being determined by the need for an intersection at Columbus Avenue to the immediate
north and a future roundabout at the intersection of GW Carver Avenue and Cameron School
Road further north.
Staff anticipates that the final lane configuration of GW Carver Avenue will be finalized in the
coming weeks. A condition of approval of a waiver will be that Final Plat approval will dictate
the design of the access to GW Carver Avenue from Dover Development's property. Costs for
the access onto GW Carver will be determined prior to Final Plat. Staff does not anticipate that
the City will bear any additional cost related to Dover's access.
1
ALTERNATIVES:
1. Approve the waiver request for arterial street access standards in Section 23.403(9)(b)
from Dover Development to allow an access on GW Carver Avenue from their property
with final design of the connection being approved prior to Final Plat approval.
2. Decline to approve a waiver request from Dover Development for arterial street access
standards in Section 23.403(9)(b) to allow access on GW Carver Avenue from their
property.
3. Defer action on this item and request more information from staff.
CITY MANAGER'S RECOMMENDED ACTION:
City staff has reviewed the request from Dover Development requesting a waiver to the
Subdivision standards in Section 23.403(9)(b) to allow an access from their property to GW
Carver Avenue which is an arterial street. New access points on arterials are prohibited to
discourage private access on busy streets. In this case however, the proposed access will be
the only access from a larger property along GW Carver Avenue and will comply with all
SUDAS regulations for spacing from other access points and intersections in the area. As
such, staff is supportive of allowing the waiver with final design to be determined prior to Final
Plat approval.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #1, as described above.
ATTACHMENT(S):
Attachment A- Access Waiver Request.pdf
Attachment B- Location Map & Access Point.pdf
Attachment C- Bluffs Preliminary Plat Excerpt.pdf
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2921 E. 57th Street
Sioux Falls, SD 57108
ph (605) 274-7415
BartlettWest.com
December 22, 2025
Mayor and City Council
City of Ames, Iowa
515 Clark Avenue
Ames, Iowa 50010
MayorCouncil@cityofames.org
Re: Access Waiver along George Washington Carver Avenue
Dear Council Members:
My name is Karin Lang, a Professional Engineer with Bartlett & West. I am writing to
request a waiver that would allow access from a private development onto George
Washington Carver Avenue for the Cedarhurst property.
The proposed access would be approximately 495 feet south of Columbus Drive and
1,440 feet north of Barcelos Street. The proposed access would serve the proposed
Cedarhurst assisted living and memory care facility. An access along George
Washington Carver Avenue would increase functionality of the site and increase the
response time for essential services such as first responders, police, fire, and
ambulances.
The proposed access would be 25 feet wide with 25 foot return radius, which meets the
criteria stated in Table 5L-4.01 of the SUDAS. Its location is opposite of the existing
driveway across George Washington Carver Avenue. The proposed location also
meets the criteria set in SUDAS Table 5L-3.04 for preventing right turn overlap. The
spacing requirement set on SUDAS Table 5L-3.04 for spacing between the access and
the nearest road is met. 5L-4.03 recommends 500 feet for intersection sight distance,
which the proposed location also meets.
A property further north, Christ Community Church, has been allowed two accesses
along George Washington Carver Avenue. George Washington Carver Avenue would
be widened out to three lanes where adjacent to the Cedarhurst property with the
access allowance, in a similar fashion as along the church property.
The proposed access location meets SUDAS requirements and allows better access for
service vehicles. It would be my recommendation that an access waiver be granted for
the Cedarhurst property.
Sincerely,
Karin Lang, PE
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LOT 412.56 ACRES547143 SQ. FT.
ROW - A1.81 ACRES78780 SQ. FT.
LOT B0.99 ACRES42915 SQ. FT.
LOT 33.19 ACRES139164 SQ. FT.
LOT 21.10 ACRES47715 SQ. FT.
LOT 11.37 ACRES59589 SQ. FT.
1.59 ACRES69396 SQ. FT.
UTILITY POLE
ELECTRICTRANSFORMER
UTILITY PEDESTAL -COMMUNICATION
UTILITY PEDESTAL -COMMUNICATION
UTILITY MARKING- GAS
UTILITY PEDESTAL -COMMUNICATION
UTILITY POLE
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UTILITY POLE
SIGN - INTAKESTORM INVERT
STRM (INV.)ELEV.=961.03
TRAFFIC SIGN -SPEED LIMIT 45
UTILITY PEDESTAL -COMMUNICATION
ELECTRICTRANSFORMER
MH SSWRR=959.57INV: 12" PVC N 943.12INV: 12" PVC SW 943.10
MH SSWRR=967.98INV: 12" PVC W 944.17INV: 12" PVC S 944.07
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MH SSWRR=953.34INV: 12" PVC N 942.13INV: 12" PVC SW 942.03
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SCALE: 1"=200'
EXHIBIT
ALL RIGHTS RESERVED. ALL BARTLETT & WEST PLANS, SPECIFICATIONS AND DRAWINGS ARE PROTECTED UNDER COPYRIGHT LAW, AND NO PART MAY BE COPIED, REPRODUCED, DISPLAYED PUBLICLY, USED TO CREATE DERIVATIVES, DISTRIBUTED, STORED IN A RETRIEVAL SYSTEM OR TRANSMITTED IN ANY FORM BY ANY MEANS WITHOUT PRIOR WRITTEN PERMISSION OF BARTLETT & WEST.
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STANGE RD
POLO AVE
IRONS CT
CAMERON SCHOOL RD
GEORGE W CARVER AVE
Loc ation Ma p & Access Point´
Access Point to GW Carver Avenue
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Dover
Development
Project Site
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