HomeMy WebLinkAboutA020 - Council Action Form dated September 10, 2002 36
ITEM #
DATE 09/10/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO APPROVE THE REVISED PRELIMINARY PLAT FOR
SOMERSET SUBDIVISION, INCLUDING APPROXIMATELY 147 ACRES, GENERALLY
LOCATED NORTH OF 24T" STREET, WEST OF THE UNION PACIFIC RAILROAD
TRACKS, EAST OF GEORGE WASHINGTON CARVER AVENUE, AND SOUTH OF
BLOOMINGTON ROAD.
BACKGROUND:
History. On April 8, 1997, the City Council approved a Zoning Change Agreement that
included a Conceptual Development Plan (CDP) for Somerset Subdivision (See Attached
CDP Dated 4/8/97). The CDP consisted of the area generally located north of 24th Street,
west of the Union Pacific Railroad Tracks, east of George Washington Carver Avenue, and
South of Bloomington Road. The CDP included 217 lots and eight(8) additional blocks with
10 foot and 12 foot sublots, which were to be combined into buildable lots at the time of the
Administrative Plat of each phase.
On June 8, 1999, the City Council approved a revision to the CDP changing one
1.148-acre lot, located at the northeast corner of Bristol Drive and Stange Road,which had
been designated for the development of a church, into three lots for the development of
three Village Apartment buildings (See Attached CDP Dated 6/8/99). This latest revised
CDP currently serves as the existing Preliminary Plat and Major Site Development
Plan of record for the Somerset Subdivision. These two documents jointly are
referred to as the "Master Plan."
To date, there have been eleven (11) Final Plats approved for the Somerset development.
On May 28, 2002, staff presented to the City Council a report detailing the Zimmerman &
Volk market analysis report and outlining proposed changes to the Somerset Master Plan,
which were in line with the recommended changes to the plan by Zimmerman & Volk.
Those proposed changes to the Somerset Master Plan were the product of several
meetings between City staff and the developers and with further input from Zimmerman &
Volk.
As staff and the developers worked toward identifying changes to the adopted Master Plan,
certain overall guiding principles that are critical to Traditional Neighborhood Development
were maintained and implemented as much as possible. Those guiding principles include:
• Continued street continuity;
• Continued pedestrian connections;
• Residential use mixture with same or similar uses across the street (building type the
most important);
• Residential density;
• Higher residential density near the center, lower residential at the edge; and
• Relationship of buildings to street.
Since the time that Somerset project was originally approved and construction began, the
City of Ames has enacted a new Zoning District that better addresses the regulatory needs
of projects like Somerset. What is now available for both the City and the developer is the
"F-VR" Village Residential Floating Zone regulation. This regulation is now applied to
Somerset as a substitute to the cumbersome series of base zone regulations, zoning
change agreement requirements, PUD standards and subdivision standards.
What the developers of Somerset are now proposing to do is to change the previous series
of planning and regulatory documents by implementing a new Major Site Development
Plan under the newly adopted "F-VR" Village Residential regulations.
At this time, the developers are proposing to implement the changes to the previously
approved zoning change agreement and platting documents with this proposed Major Site
Development Plan, proposed Preliminary Plat, and the proposed Text Amendments to the
"F-VR"Village Residential District regulations of the Zoning Ordinance. The latter two items
are also on this agenda. The proposed revised Preliminary Plat/Major Site Development
Plan drawing is attached.
Proposed Changes. The changes being proposed to the Master Plan involve three
general areas: the areas of the existing garden apartments (Areas "A" and "B" on the
attached location drawing); the existing townhouse area(Area"C"); and an area previously
approved for additional apartments and townhomes (Area "D").
Areas "A"and "B"
The areas shown on the attached location drawing as Areas "A" and "B" were originally
identified for "Garden Apartments". Many of these buildings were quite large — two
buildings consisted of 44 dwelling units each. The difficulty with respect to the approved
Master Plan, is that the size of these buildings is greatly out of scale with most of the other
structures that have been constructed or planned to be constructed in Somerset.
The Zimmerman & Volk report recommended that the buildings within these two areas be
reduced in size to be more consistent with the surrounding development. The current
proposal replaces the larger buildings with smaller 8, 10, 12, and 16-unit buildings. Staff
views these changes as favorable as the smaller buildings are much more in keeping with
the overall principles of Somerset with respect to building placement, relationship to the
street, compatibility with surrounding buildings, and overall design.
Area "C"
In the original Master Plan approved for Somerset, all of Area "C" was subsequently
approved as a PUD that called for several residential use types including townhomes in
smaller two-story structures, and townhomes in smaller single-story, two-unit, front loaded
structures. This area of the original Master Plan resulted in several difficulties where the
fronts of some structures faced the rear of other structures across the same street.
Additionally, there was always great difficulty in making effective utilization of the land area
at the southwest corner of the intersection of Northridge Parkway and Stange Road.
2
1
What is being proposed is a reorientation of the street design that will result in continued
and improved street continuity. A narrow one-way street or close (named Northridge Lane
on the attached Preliminary Plat/Major Site Plan drawing) is being proposed to intersect
with existing Northridge Parkway. This narrow street will also include an alley that will
provide for rear access to the structures that are proposed to front onto the one-way street.
Additionally, there is park area, the Horse Shoe Lawn that is being proposed in what is a
crescent area that is created as a result of the new street design. This design change
solves the problem of inappropriate building orientation that existed in the original plan.
Another change in Area "C" is at the southwest corner of Northridge Parkway and Stange
Road. The original Master Plan proposed an oddly shaped residential
townhouse/condominium building on the difficult corner. Recently, the developers have
been approached regarding the location of a Veterans Memorial within Somerset. The
current proposal indicates that this area, now referred to as The Corner Lawn, located at
the southwest corner of Northridge Parkway and Stange Road, will be developed as a Civic
Plaza or Attached Square. Whether or not a Veterans Memorial is located on this site, the
Corner Lawn will be improved as a Civic Plaza or Attached Square and could include such
amenities as a monument, public art, a fountain, benches, formal tree planting and
landscaping, and/or other similar features. It would be ideal to have buildings form the edge
of this corner. However, given the odd shape of the area at the southwest corner or the
intersection created by the juncture of Northridge Parkway and Stange Road, staff believes
the location of a Civic Plaza or Attached Square is appropriate for this area and supports
the change.
Area "D"
Area "D", as envisioned in the original approved Master Plan, consisted of an area of
Garden Apartments facing both Aspen Road to the south and future Clayton Drive to the
north. The proposed change to this area would involve the construction of Village Houses
fronting on Clayton Drive and Village Apartments fronting on Aspen Drive. Staff believes
that the beneficial aspects of this proposed change would be:
• A reduction in overall apartment units, which is in line with the recommendation of
Zimmerman & Volk;
• The location of similar land uses across the street from each other(Village Houses
across from Village Houses on Clayton Drive and Village Apartments across from
Village Apartments on Aspen Drive);
• An increase in the construction of single-family houses, which is in line with the
recommendation of Zimmerman & Volk; and,
• A continuation of apartment and house structures that are much more in keeping
with the overall concept of Somerset.
For these reasons outlined above, staff supports the proposed changes in Area "D".
3
Additional Changes to the Master Plan
In addition to the changes outlined in the areas above, other less significant changes are
being proposed. First, in an attempt to place similar structures across the street from one
another, some of the Village Houses in the northwest corner of the site (north of Northridge
Parkway and west of Stange Road) are being converted to Country Houses. Lots 90—99
along Clayton Drive and 63 — 72 along Cambridge Drive were previously planned to be
Village Houses. These lots are now shown as Country Houses. As this allows for similar
uses across the street from each other, staff supports this change.
The other minor change to the Master Plan being proposed at this time is the conversion of
the few remaining Village Cottage lots to Village House lots. These lots are located on the
west half of the four(4) acre parcel located directly west of the Stange Crescent and on the
south side of Clayton Drive between Kent Avenue and Stange Road. The Village Cottages
were intended to be small, single-family detached structures built on a combination of
10-foot wide sublots. The Village Cottage is a product that has never been built in
Somerset. The developers are proposing to change the Village Cottage lots to Village
House lots. The goal of any Village, and the Zoning Ordinance requirement in the "F-VR"
Village Residential District, is to have at least five (5) residential housing types within the
development. Somerset currently has the following types of residential uses either
constructed or planned: Country Houses, Village Houses, Row Houses, Townhouses (both
two story and ranch style), and Village Apartments. Therefore, the goal of having at least
five (5) different types of residential housing styles is met in Somerset without the inclusion
of the Village Cottages. Therefore, staff supports this proposed change.
4
Summary of Changes to the Master Plan
The proposed changes to the Somerset Master Plan result in a reduction of 95 dwelling
units within the overall development. A breakdown of the approved and proposed unit
count is included in the table below.
RESIDENTIAL LAND USES WITHIN SOMERSET
Approved Plan Proposed Plan
Use Area Acres Dwelling Units Area Acres Dwelling Units
Country House 18.67 88 27.78 123
Village House 22.24 120 19.30 99
Village Cottage 3.78 45 0 0
Total SF Detached 44.69 253 47.08 222
Town House 21.16 140 20.10 117
Row House 1.56 24 1.56 21
Assisted Living 1.75 36 1.75 36
Total SF Attached 24.47 200 23.41 174
Garden Apartment 20.38 315 0 0
Village Apartment 8.67 259 26.00 536
Total Multifamily 29.05 574 26.00 536
Totals 98.21 1,027 96.49 932
Total Density 10.46 du/acre 9.66 du/acre
Staff believes that the proposed revisions to the Preliminary Plat and Major Site Plan are
consistent with the six guiding principles that are critical to Traditional Neighborhood
Development, as outlined at the beginning of this report. Furthermore, staff believes that
the proposed revisions are generally consistent with the recommendations of the
Zimmerman & Volk report. Therefore, staff is supportive of all of the proposed changes to
the Master Plan for Somerset.
Possible Future Changes to the Somerset Master Plan
In addition to the proposed changes to the Somerset Master Plan that are being requested
at this time, there are two possible changes that may be requested by the developers in the
future.
The first possible future change involves the approximately four (4) acre parcel located
directly west of the Stange Crescent. A recommendation of the Zimmerman & Volk report
is that the 10 acre parcel on the west side of Somerset owned by the Ames Public School
District and the aforementioned four (4) acre parcel, should be combined and developed
with a grocery anchored commercial development. The report further recommends that
even if the School District's property cannot be developed commercially, the four (4) acre
parcel on the west side of Stange Road should be developed commercially. Zimmerman&
Volk's belief is that "the commercial uses on the east side of Stange Road will be more
successful facing commercial, rather than residential uses on the west side."
5
There have been discussions between staff, the developers, and Zimmerman & Volk
regarding the design requirements that should be implemented if this area is changed to
commercial uses. There was discussion that the commercial regulations could possibly be
modified for this four (4) acre parcel to allow for a slightly different form of commercial
development. For example, one possible change to the regulations could be to increase
the maximum size of commercial buildings from 10,000 square feet to 25,000 square feet
to accommodate such uses as a small grocery store and/or a typical fitness center.
However, staff and the developer have not had extended discussion regarding what the
new commercial requirements should be. Nor does the developer have a commercial user
ready to develop the land within those four (4) acres. Therefore, at this time, staff and
the developer have decided to leave the uses within this four (4) acre parcel as they
were on the approved Master Plan (with the exception of changing the Village
Cottages to Village Houses). At such time in the future that a commercial user is
interested in developing that four acres with a use that is compatible with Somerset,
a request may come before the City to amend the Master Plan to allow commercial
uses on that parcel.
A second possible future change that may be requested for the Somerset Master Plan
involves the one (1) acre church site on the west side of Stange Road, south of Clayton
Drive, and north of Aspen Road. The developers contend that they have had no interest in
that church site. Mainly because most modern day churches are interested in larger five (5)
to 10 acre parcels and this one (1) acre site is too small.
As a result, the developers have indicated that the existing church site could be replaced
with single-family residential lots. The developers have indicated that a new church site
could be created with the elimination of Somerset Drive from Stange Road to Sheffield
Avenue. The parcel that would be bounded by Sheffield Avenue on the west, Clayton Drive
on the south, Stange Road on the east, and the northern property line of Somerset, could
be the location of a future church site. Once again, the developers do not have a church
that is interested in this site at this time. However, should a church become
interested in the future, it is likely that the developers will be requesting this change
to the Somerset Master Plan.
6
ANALYSIS:
Land Use Policy Plan(LUPP). The site is designated as Village/Suburban Residential on
the Land Use Policy Plan (LUPP) Map. The existing Somerset development, as well as the
proposed amendments, are consistent with the Land Use Policy Plan (LUPP) designation.
Zoning. The site is currently zoned "F-VR" Village Residential. The existing development
and proposed amendments are consistent with the "F-VR" Village Residential Zoning
District.
Utilities. The municipal utilities existing and planned for this subdivision are adequate to
serve the properties with sanitary sewer, storm sewer, water, and electric service.
Streets and Vehicular Access. Streets and vehicular access will remain largely
unchanged as a result of this proposed revised Preliminary Plat. Access is provided into
the development from 24th Street on the south via Kent Avenue and Stange Road. Access
is provided from George Washington Carver on the west via Northridge Parkway, York
Drive, and Aspen Road. Future street connections are provided to the north and east via
Sheffield Avenue, Kent Avenue, Aspen Road, and Chester Drive.
One street change that is occurring is in Area "C. What is being proposed is a
reorientation of the street design that will result in continued and improved street continuity.
A narrow one-way street or close (named Northridge Lane on the attached Preliminary
Plat/Major Site Plan drawing) is being proposed to intersect with existing Northridge
Parkway. This narrow street will also include an alley that will provide for rear access to
the structures that are proposed to front onto the one-way street.
Sidewalks are provided on both sides of all streets within the subdivision. Cy-Ride has
stops on the east side of Stange Road, which will serve the development.
Street Tree Planting Plan. There is no change proposed in the street tree planting plan,
adopted as part of the original CDP. Street trees must be planted 30 feet on center with
adjustments for driveways where necessary.
7
Stipulations. The following stipulations should be placed on the approval of the revised
Preliminary Plat Somerset Subdivision to assure that it will be developed consistent with
the intent of the Subdivision Ordinance and other ordinances, adopted plans, and policies
of the City of Ames.
1. That the applicant reque , ad the City Council grant approval of, the vacation of
Eaton Avenue, changing it's Classification from a local street to an alley, prior to
consideration of a Final P at for Phase 13 by the City Council; and,
2. That the applicant submits a copy of the latest NPDES permit to the Public Works
Department, prior to consideration of this revised Preliminary Plat by the City
Council.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning &Zoning Commission reviewed this request at their meeting of September 4,
2002 and approval was recommended with the stipulations described in this report.
ALTERNATIVES:
1. The City Council can approve the revised Preliminary Plat for Somerset Subdivision
with the stipulations described in this report.
2. The City Council can deny approval of the revised Preliminary Plat for Somerset
Subdivision.
3. The City Council can approve the revised Preliminary Plat for Somerset Subdivision
with modifications.
4. Actio
n on this request can be postponed and referred back to City staff and/or the
q p p Y
applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
revised Preliminary Plat for Somerset Subdivision, with the stipulations described in this
report.
Attachments
S:\Council Action Forms\Preliminary Plats\Somerset Revised Preliminary Plat 09-10-02.doc
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CITY OF AMES, IOWA
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