HomeMy WebLinkAboutA002 - Council Action Form dated January 28, 1997 ITEM#: o? 7 E
DATE: 01/28/97
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE A CONCEPTUAL DEVELOPMENT PLAN
(CDP) FOR SOMERSET SUBDIVISION, LOCATED NORTH OF 24TH STREET AND
EAST OF GEORGE WASHINGTON CARVER AVENUE.
ACTION FORM SUMMARY: This is a request to approve the CDP for Somerset
Subdivision, a subdivision with 217 lots and 8 blocks with sublots, located north of 24th
Street and east of George Washington Carver Avenue.
It is recommended that the approval of this request be delayed.
BACKGROUND:
The developers are proposing a subdivision of 217 lots and 8 additional blocks with 10
foot and 12 foot sublots, which will be combined into buildable lots at the time that the
Administrative Plat is submitted for each phase. This subdivision contains a total of
194.44 acres, and it is located north of 24th Street and east of George Washington
Carver Avenue.
Concurrent with this request the developers are also requesting approval of an
amendment to the Land Use Policy Plan Map and a rezoning of the property from A-1
(Agricultural) to R1-6 (Low-Density-Residential), R1-6 PUD (Low-Density Residential)
with a Planned Unit Development Overlay, R-2 PUD (Low-Density Residential with a
Planned Unit Development Overlay), R-3 PUD (Medium-Density Residential), and P-C
(Planned Commercial). The rezoning of this property will be a contract rezoning, using
a zoning change agreement which will set out specific criteria for development of the
site.
This property is currently undeveloped and has been under cultivation.
The developers intend to develop this site with single family detached housing on three
types of lots: lots generally wider than 65 feet; on lots less than 65 feet in width; and on
lots between 30 and 50 feet wide. These units are called Country Houses, Village
Houses, and Village Cottages respectively. The location of these housing types are
noted on the CDP; the Village Cottage lots will consist of a combination of three or
more 10 foot wide sublots shown in Blocks C, D, and H. A total of 256 single-family
detached units are planned on this CDP.
There will also be lots for Row House and Town Home development. The lot for the
Town Home Development is shown as Lot 208. It will be divided into individual town
home lots later, when a PUD Plan is prepared for this development. The Row House
lots are shown as 12 foot wide sublots in Block A, and they will be combined into larger
lots, which will become lots between 24 and 36 feet wide when the Administrative Plat
is submitted for the first phase of this development. A total of 170 single family
attached lots may be developed under this plan.
Two types of lots for apartment units are also shown on this plan. There are three
Garden Apartment lots. PUD Plans will be submitted later for the development on
these lots. A total of 312 dwelling units are proposed for the Garden Apartment lots.
The Village Apartment lots are shown as 12 foot wide sublots in Blocks E, F, and G. At
the time of platting these sublots will be combined into larger lots, ranging in width
between 72 feet and 108 feet or more.
Additional lots are shown for commercial development (3 lots), churches (2 lots),
schools (2 lots), day care (1 lot), and assisted living (1 lot). Six park sites and some
open space/walkway areas will be developed as outlots.
ANALYSIS:
Land Use Policy Plan (LUPP). Staff believes the proposed LUPP Map amendments
are consistent with many of the goals, objectives and policies of the 1988 LUPP. The
proposed development is consistent with the "Village Residential" section of the
proposed 1996 LUPP in regards to:
• Design integration;
• Characteristics of a Village;
• Density;
• Land Uses; and
• Amenities.
The proposed development is not consistent with the proposed 1996 LUPP in regards
to:
• Integration of land uses, and
• Number of acres of commercial land use as it relates to the projected
population.
For more in-depth discussion of the goals for the 1988 and 1996 LUPP and for an
analysis of the "Village Residential" section in the 1996 LUPP, please refer to the
Commission Action Form for the Land Use Policy Plan Map Amendment for this
property, dated December, 1996.
Zoning. This property is currently zoned A-1 (Agricultural); it has been zoned A-1
since it was annexed to the City in February of 1996. The developers are requesting
rezoning from A-1 to R1-6 for the middle school lot on the eastern portion of the site;
from A-1 to R1-6 with a PUD overlay for the Country House, Village House and Town
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Home lots; from A-1 to R-2 with a PUD overlay for the Row House and the Village
Cottage Lots; from A-1 to R-3 with a PUD overlay for the Garden Apartments, the
Village Apartment, and Assisted Living lots; and from A-1 to P-C for the commercial
lots. The proposed CDP will be consistent with the zoning only if the rezoning of this
property is approved, as submitted, with the zoning contract, which will serve as a
master plan and with the criteria for development, which will serve as the PUD plan for
the Country Houses, Village Houses, Village Cottages, Row Houses, and Village
Apartments.
Utilities. The utilities in the area are adequate to serve the proposed subdivision.
Water:
Existing.
• 12-inch water main along 24th Street.
• 16-inch water main along George Washington Carver Avenue
between Bloomington Road and Northridge Parkway.
The developers will have to pay front foot connection fees for
water mains adjacent to the site on 24th Street and George
Washington Carver Avenue.
Proposed.
• 8-inch water mains will be extended throughout the site within
the rights-of-way of all streets. They will also be extended to the
north boundary of the subdivision in Sheffield Avenue, Stange
Road, and Kent Avenue.
Sanitary Sewer:
Existing.
• 8-inch sanitary sewer main at George Washington Carver
Avenue and Northridge Parkway.
• 8-inch sanitary sewer main at 24th Street and Stange Road.
The developers will have to pay for a sewer connection fee for
the sanitary sewer extension across 24th Street.
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Proposed.
• 8-inch sanitary sewer mains will be extended into the site from
the 8-inch sanitary sewer main in Northridge Parkway and from
the 8-inch sanitary sewer main at Stange Road and 24th Street
to serve all structures within the development. 8-inch sanitary
sewer mains will be extended to the north boundary of the
subdivision in Sheffield Avenue, Stange Road, and Kent Avenue
for future development.
Storm Sewer:
Existing.
• 12-inch storm sewer along 24th Street.
• Twin (42-inch) culverts under 24th Street to Moore Park.
Proposed.
A storm water management plan has been devised for this site, which
will direct the storm water drainage to two detention ponds north of
24th and east of Stange Road and to a permanent pond area in the
southwest corner of the site. Temporary detention ponds are
proposed in two of the garden apartment sites until such time that
on-site detention can be redesigned when development occurs. Storm
water and surface water flowage easements will also be required in
the townhome area and in the row house and village house residential
area in the south portion of the site.
Electric:
• Electric service will be provided by the City of Ames.
Street and Vehicular Access. The subdivision is bounded on the south by 24th
Street and on the west by George Washington Carver Avenue. No direct access to any
lots will be allowed from these two streets. Stange Road will be extended north through
the site from its current terminus at 24th Street. This is an arterial street that will
eventually connect with Bloomington Road. When that happens, George Washington
Carver Avenue will be reclassified as a local street. Stange Road is planned as a
boulevard street in a 100 foot right-of-way. The developers have proposed that Stange
Road have two 22 foot travel lanes. One travel lane for north bound motorists and one
travel lane for south bound motorists divided by a center landscaped median.
Additionally, the developers are also proposing an eight (8) foot parking lane for the
north bound and the south bound travel lanes on Stange Road between the intersecting
streets of Clayton Drive and Bristol Drive. A wider median in a crescent shape is
shown west of the proposed commercial area which will serve as an open space/park
amenity. Driveway access to Stange Road will not be permitted.
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Aspen Parkway and Northridge Parkway will be extended into the site from the west.
They are 60 foot rights-of-way and are considered through streets. The street width will
be 31 feet except between Stange Road and Kent Avenue where Northridge Parkway
will be expanded to a 70 foot right-of-way in order serve as a "Main Street" for the
commercial area and to allow for parking on both sides of the street. The street width in
this location will be 41 feet. Parking will be allowed on the south and west side of
Northridge Parkway for the remainder of street and on the south side of Aspen
Parkway.
The developers are requesting 56 foot rights-of-way with 27 foot streets for the
remainder of the streets in the subdivision except for the non-through street in the
northwest corner of the site. Since these local streets are through streets and not
cul-de-sacs, the City Council must waive the requirement for a 60 foot
right-of-way. Parking will be restricted to one side of the street. The side of the street
where parking is preferred is indicated on Sheet 3 of the CDP submittal.
The non-through street in the development, which is located in the northwest corner of
the site, is called Piccadilly Square, and it will have an 18 foot wide, one-way street
around a square shaped open space area in the center. No parking will be allowed on
this street.
Improvements will be required at intersection of 24th Street and Stange Road as a
result of the subdivision. At the Stange Road intersection with 24th Street, 24th Street
(westbound) must be widened to include a right turn lane into the development. (A
westbound, through lane on 24th street would be converted to a left-turn lane.) Left
turn lanes will be needed on Stange Road on both the north and south approaches at
24th Street. The developer will participate in the costs of these improvements, which
will be documented in the development agreement for this subdivision.
Additionally, the developer will be responsible for the construction of other intersection
improvements in the subdivision if this subdivision is completed before Stange Road is
extended to Bloomington Road. These improvements will include turn lanes at selected
intersections to accommodate the through traffic that will likely move through this
subdivision if Stange Road has not been constructed to Bloomington.
The responsibility for the cost of this future construction shall be documented in the
Development Agreement.
The developer also will participate in the costs of signalization improvements at the
Stange Road and 24th Street intersection due to the left and right turn lane additions.
Such responsibility will be documented in the Development Agreement.
Four way stop control will be needed at the Northridge Parkway and Stange Road
intersection for safe pedestrian and vehicular movement, and a four-way stop control
will also be needed at the George Washington Carver Avenue intersection with
Northridge Parkway at the time that the elementary school is constructed.
5
This development will have 24 foot wide alleys with 12 foot wide paved surfaces that
P Y
will provide access to the Village Cottages, Row Houses and Village Apartments. All
on-site parking access for these dwelling units will be from the alley, and no driveways
will be permitted from the abutting streets. The alleys will be constructed by the
developers, and they will become public alleys. Maintenance of the paved alley surface
will become the responsibility of the City, and snow and ice removal will be the
responsibility of homeowner's associations. Such responsibility will be documented in
the Development Agreement.
Public sidewalks will be constructed on both sides of all streets within the subdivision
and along the north side of 24th Street, between Parcel B and the middle school lot. A
public sidewalk will not be built along the east side of George Washington Carver
Avenue. The sidewalks in the commercial area will be paved for the full width of the
right of way between the curb and the property line. The paving may also extend in six
(6) feet onto private property to the front face of the commercial building. Public
sidewalks will be constructed within one year of the sale of the lot adjacent to the
sidewalk location or at the time the structure on the adjacent lot is built, whichever
comes first. Private walkways are also proposed adjacent to the Country Houses and
Villages Houses. These walkways will constructed by the developer, and the
maintenance responsibility will be the Homeowner's Associations. There will also be
walkways in several of the private parks, located throughout the site, which will be
constructed by the developer and will be maintained by one of the Homeowner's
Associations.
An eight (8) foot bicycle path will be constructed along the west side of Stange Road by
the developers. Such responsibility will be documented in the Development
Agreement.
The street improvements have been designed to accommodate a Cy-Ride transit route
if and when the Transit Board decides to provide service to the subdivision. The
subdivision will be designed to include stops along Stange Road north and south bound
at Bristol Drive, Northridge Parkway, and Aspen Drive. Provision has also been made
for temporary stops on Aspen Drive, west of Stange Road and at Aspen Road at
George Washington Carver Avenue in the event that Stange Road does not extend to
Bloomington Road when Aspen Road is constructed. The developer will put in an 8
foot wide paved sidewalk for the transit stop located between the public sidewalk and
the curb as part of the plat improvements.
Landscaping. The developers are proposing a street tree planting plan for all streets
within the subdivision. The Stange Road Boulevard will have Red Oak trees planted
along both sides of the street and in the median, 40 feet on center. In the commercial
area along the "Main Street" portion of Northridge Parkway honey locust trees will be
planted in planters, 30 feet on center. The through streets, Aspen Drive and Northridge
Parkway, will have Norway Maple and Sugar Maple planted alternately, 35 feet on
center. The local streets will have Marshall's Seedless Ash planted alternately with
Autumn Purple, 30 feet on center. The half street in the northwest corner of the site will
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have American Linden planted on both sides of the street, 30 feet on center. These
street trees will enhance the streetscape and be an added amenity for this
development. The street trees will be planted according to the sequencing and time
frame established in the Development Agreement.
All trees installed shall be of a size to create uniformity in planting design.
Other Considerations. A possible wetland area has been identified in the southwest
corner of the site, and appropriate Wetland Permits or clearance from the Corps of
Engineers will be necessary at the time of the approval of the Administrative Plat.
This property may include some soils where special care will be needed for the
construction of buildings. There should be a note to the Administrative and Final Plats
for this subdivision that states the following: "Soil borings are required in areas within
the site, which have been identified by the City as having soils that make the
construction of buildings difficult.".
STAFF COMMENTS:
The approval of this CDP is dependent upon the approval of the proposed Land Use
Policy Plan Map changes, and approval of the rezoning of this property from A-1 to
R1-6, R1-6 PUD, R-2 PUD, R-3 PUD, and P-C with a zoning contract, as requested by
the developers for the Somerset site, and presented in the two reports that are being
heard concurrently with this request. The CDP is consistent with those proposals,
however, there are a number of issues that need to documented as a part of the
approval of this CDP to assure that development also is consistent with the Subdivision
Ordinance requirements, the Zoning Ordinance, and the policies of the City. Therefore
the following stipulations should be placed on the approval of the CDP:
1 . The approval of the CDP shall be contingent upon approval of the LUPP Map
changes and the rezoning of this site from A-1 to R1-6, R1-6 PUD, R-2 PUD, R-3
PUD, and P-C with the zoning contract.
2. That the developer shall pay the water main connection fees and the fee for the
sanitary sewer main extension across 24th Street prior to approval of the
Administrative Plat.
3. That the developer shall provide a three foot right-of-way easement along the
west side of Stange Road between Bristol Drive and Northridge Parkway and
between Aspen Road and Clayton Drive. And the developer shall pay for two
driving lanes for the full length of Stange Road and for two parking lanes between
Bristol Drive and Clayton Drive.
7
4. That no parking shall be permitted on Stange Road, south of Bristol Drive and
north of Clayton Drive; parking shall be restricted to only one side of the street for
Aspen Road and Northridge Parkway and all local streets, except for Northridge
Parkway between Stange Road and Kent Avenue. No parking shall be allowed
on the non-through street.
5. No driveway access shall be permitted from 24th Street, George Washington
Carver Avenue, Stange Road, and from any street where alley access is available
for adjacent lots or via cross easements.
6. That the City Council shall permit 56 foot rights-of-way with 27 foot streets for all
local streets.
7. That the following street and signalization improvements shall be constructed:
a) A right turn lane west bound on 24th Street at Stange Road and the
conversion of one through lane to a left turn lane.
b) Left turn lanes, north and south bound on Stange Road at 24th Street.
c) Other intersection improvements in the subdivision if the subdivision is
completed before Stange Road is extended to Bloomington Road.
d) Left turn lanes on 24th Street at Northridge Parkway, constructed
when the middle school is developed.
e) Improvements to signalization at 24th Street and Stange Road.
The developer shall participate in the construction and/or costs of these
improvements.
8. That the developer and/or homeowners associations shall be responsible for
snow and ice removal in all alleys, and lawn maintenance within the median in
Stange Road.
9. That homeowner's associations shall be established. Articles of their
incorporation shall be submitted and recorded as part of the Final Plat documents
for each phase of development.
10. The homeowner's associations shall own and be responsible for maintenance of
all parks and open space areas.
11 . That an eight foot wide bicycle path located on the west side of Stange Road shall
be constructed by the developer.
8
12. That the developer shall construct eight foot wide, paved transit stops located
between the public sidewalk and the curb for all transit stops.
13. That the developer shall install all street trees according to the time sequence
established in the Development Agreement.
14. That the developer shall receive appropriate wetland permit and/or clearance from
the Corps of Engineers.
15. That a "soil borings" note shall be placed on the Administrative and Final Plats for
all phases of the Somerset Subdivision.
16. That the stipulations contained in this Action Form be incorporated into the zoning
change agreement that is signed by the developers prior to the public hearing on
the rezoning of this property. In addition to these stipulations, the zoning change
agreement must also document the following issues with respect to this
subdivision.
a) Developer/City responsibility for park and open space improvements and
financial contributions.
b) Limitations on building permits prior to Final Plat approval.
c) Specific financial responsibility for utility hook-up charges to be paid by the
developers and the public school district.
RECOMMENDATION OF THE PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of
December 18, 1996 and recommended that this CDP request be approved with the
stipulations as listed in this Action Form.
ALTERNATIVES:
1. The City Council can approve the CDP for Somerset Subdivision with the 16
stipulations noted above.
2. The City Council can deny the CDP for Somerset Subdivision.
3. The City Council can modify this request and approve the CDP for Somerset
Subdivision.
4. Action on this request can be postponed.
9
RECOMMENDED ACTION:
Staff was expecting that the Zoning Change Agreement would be completed and
signed by the developers before action of the CDP was requested by the developers.
The Zoning Change Agreement and the rezoning of this property is essential for the lot
configuration as proposed by this CDP to be in conformance with the zoning
requirements of the City.
Since the Zoning Change Agreement has not been finalized, it is the recommendation
of the City Manager that the City Council adopt Alternative # 4. This will postpone
action on this item at this time.
Attachment
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