HomeMy WebLinkAboutA025 - Council Action Form dated February 8, 2005 ITEM #
DATE 02/08/05
COUNCIL ACTION FORM
SUBJECT: REVISED MAJOR SITE DEVELOPMENT PLAN FOR SOMERSET
SUBDIVISION.
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.
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).
In May 2000, the City of Ames enacted a new Zoning District that better addresses the
regulatory needs of projects like Somerset-"F-VR"Village Residential Floating Zone. This
Zoning District 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.
On May 28, 2002, staff presented to the City Council a report detailing the Zimmerman &
Volk market analysis report, which was completed in July 2001. Staff's report also outlined
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 included further input from Zimmerman & Volk.
On September 10, 2002, the City Council approved a new Major Site Development Plan,
under the "F-VR" Village Residential regulations. The new Major Site Development Plan
included the changes that were outlined in staff's report to City Council on May 28, 2002
(see attached "Major Site Development Plan" dated 9/10/02). This plan serves as the
existing Major Site Development Plan of record for the Somerset Subdivision.
To date, there have been nineteen (19) Final Plats approved for the Somerset
development.
t
Proposed Change. At this time, the change being proposed to the Major Site
Development Plan 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."
Therefore, at this time, the developers are requesting that the Major Site
Development Plan be revised to illustrate commercial uses on the 4.3 acre parcel on
the west side of Stange Road, directly west of the Stange Crescent, instead of the
Village Apartments, Village Houses, and Day Care uses that are currently permitted
on the parcel (see attached "Proposed Plan"). The commercial design guidelines
that apply to the rest of the Somerset commercial area will apply to this site as well.
No changes to the commercial guidelines are being requested.
ANALYSIS:
Land Use Policy Plan (LUPP) Map Designation. The City's Land Use Policy Plan
(LUPP) Map designates the future land use of the subject area as "Village/Suburban
Residential." This LUPP Map designation is consistent with the proposed changes.
Zoning. The subject property is zoned "F-VR"Village Residential. The proposed changes
are consistent with the existing zoning.
Density. The proposed change to the Somerset Major Site Development Plan results in a
reduction of 16 dwelling units within the overall development.A breakdown of the approved
and proposed unit count is included in the following table.
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RESIDENTIAL LAND USES WITHIN SOMERSET
Approved Plan Proposed Plan
Use Area Acres Dwelling Units Area Acres Dwelling Units
Country House 27.78 123 27.78 123
Village House 19.30 99 18.24 93
Total SF Detached 47.08 222 46.02 216
Town House 20.10 117 20.10 116
Row House 1.56 21 1.56 21
Assisted Living 1.75 36 1.75 36
Total SF Attached 23.41 174 23.41 173
Village Apartment 26.00 536 24.47 484
Total Multifamily 26.00 536 24.47 484
Commercial Live/Work 9.10 8 13.00 51
Total Commercial Live/Work 9.10 8 13.00 51
Totals 105.59 940 106.90 924
Total Density 8.90 du/acre 8.64 du/acre
The density of Somerset, as approved on the existing Master Plan, is 8.90 du/acre. The
density as proposed on the revised Major Site Development Plan is 8.64 du/acre. The
proposed density meets the requirement of 8 du/acre.
Design Standards. When acting upon an application for a Major Site Development Plan
approval or amendment, the City Council shall rely upon generally accepted site planning
criteria and design standards. These criteria and standards are necessary to fulfill the
intent of the Zoning Ordinance,the Land Use Policy Plan, and are the minimum necessary
to safeguard the public health, safety, aesthetics, and general welfare. These criteria and
standards include:
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased run-off of
surface water to adjacent and down stream property.
There is no change to the design of the storm water management plan as a result of
the proposed revisions. The storm water management plan directs the storm water
drainage to two detention ponds north of 24th Street and east of Stange Road, and
to a permanent pond area in the southwest corner of the development.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within
the capacity limits of those utility lines.
The capacity of existing and proposed municipal infrastructure is adequate to meet
the needs of the proposed development.
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3. The design of the proposed development shall make adequate provision for
fire protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The City Fire Inspector has reviewed and approved the proposed Major Site
Development Plan for compliance with the City's Fire Code. Adequate provisions
have been made by the developer to meet the requirements.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
The proposed development is not located in a flood plain, nor does this
development present endangerment to adjoining and surrounding property.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The site was previously used as agricultural crop land. The natural topographic
features of the site will be only slightly altered to accommodate the grading
necessary for the proposed development. The natural drainage pattern will be used
to direct the flow of water off the site into storm water collection systems.
6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
hazards to adjacent streets or property.
The majority of this proposed development is remaining unchanged from the
previously approved Major Site Development Plan. The area that is being changed
is providing for efficient vehicular and pedestrian circulation.
Village Residential Development Principles. Property developed according to the
requirements of the "F-VR" Village Residential District shall create neighborhoods or
villages with a development pattern that adheres to the following principles:
a. Neighborhoods that are limited in area to that which can be traversed in a 10
to 15 minute walk (a distance not greater than % mile) promoting pedestrian
activity.
The proposed development is remaining the same size as originally approved. The
area of this development (147 acres) is nearly the ideal size for a Village
Development as it allows pedestrians to move from one end of the development to
the other within a 10 to 15 minute walk.
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b. Neighborhoods that have identifiable centers and edges.
Once again, the development is remaining largely unchanged. The centers and
edges are remaining the same as was originally approved, with the exception of the
addition of 4.3 acres of commercial area. This will help enhance the identity of the
Town Center by creating a slightly larger area for commercial development.
C. A mixture of housing,jobs, shopping, services and public facilities in close
proximity to one another.
The development is remaining mainly unchanged. Therefore, the mixture of
housing,jobs, shopping, services, and public facilities is also remaining unchanged.
d. Well-defined and detailed systems of interconnected streets creating small
blocks that serve the needs of pedestrians, bicyclists, public transit, and
automobiles equitably.
The streets and pedestrian connections within Somerset are not changing.
e. Well-defined squares, plazas, greens, landscaped streets, greenbelts and
parks to provide places for formal social activity and recreation.
The system of well defined squares, plazas, greens, landscaped streets; greenbelts
and parks are not changing.
f. Civic buildings, open spaces, and other visual features on prominent sites
throughout the neighborhood that act as landmarks, symbols, and focal
points for assembly for social and cultural activities.
Again, the majority of the plan is not changing and the location of civic buildings,
open spaces, and other visual features on prominent sites will remain as approved.
g. Visually compatible buildings and other improvements, as determined by their
arrangement, bulk, form, character, and landscaping.
The design standards for the Somerset development are not changing. Therefore,
the change being made should not alter the appearance of the Somerset
development.
h. Private buildings that reflect the unique character of the region, that form a
consistent, distinct edge defining the border between the public streets and
the private block interior.
Again, the requirements for building placement are remaining unchanged.
Therefore, the character created by the Somerset development with regard to
building location and framing of the street and private spaces, should also remain
unchanged.
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i. Provide building design standards that promote pedestrian mobility over
vehicular mobility.
The design standards for the Somerset development are not changing. Therefore,
the emphasis of this development is still on pedestrian mobility over vehicular
mobility.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
With a vote of 5-0, the Planning and Zoning Commission recommended approval of the
revised Major Site Development Plan for Somerset Subdivision at its meeting of February
2, 2005.
ALTERNATIVES:
1. The City Council can approve the revised Major Site Development Plan for
Somerset Subdivision.
2. The City Council can deny the revised Major Site Development Plan for Somerset
Subdivision.
3. The City Council can approve the revised Major Site Development Plan for
Somerset Subdivision with modifications.
4. The City Council can refer this item back to City staff and/or the applicant for
additional information.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed revised Major Site Development Plan meets the required site planning and
design standards of the Zoning Ordinance and further meets the Village Residential
development principles. Therefore, it is recommended that Alternative #1 be adopted,
which is approval of the revised Major Site Development Plan for Somerset Subdivision.
COUNCIL ACTION:
Attachments
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