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HomeMy WebLinkAbout~Master - Major Site Development Plan for Aspen Heights (205 South Wilmoth Avenue) RESOLUTION NO. 16-217 RESOLUTION APPROVING MAJOR SITE DEVELOPMENT PLAN FOR ASPEN HEIGHTS SUBDIVISION (205 SOUTH WILMOTH AVENUE) FOR THE CITY OF AMES WHEREAS, Breckenridge Group Ames Iowa, LLC, is requesting approval of a Major Site Development Plan for property located at 205 South Wilmoth Avenue; and, WHEREAS, the lot proposed for development contains 8.91 acres and is currently zoned Residential High Density, and the developer of the site proposes a residential and mixed-use residential and commercial development; and, WHEREAS, development of the property is required to be with consistent the contract rezoning agreement for the property that allows for residential use of up to 422 beds and requires the development of between 15,000 and 40,000 square feet of commercial development with a mixed- use format; and, WHEREAS,the property owner has also agreed to a three-story height limit for development of the site; typically, development within an RH zoning district would not trigger a Major Site Development Plan review,but in this case, the inclusion of a mixed-use development in excess of 5,000 square feet requires a Major Site Development Plan approval; and, WHEREAS,the property has also been designated an Urban Revitalization Area with a plan for revitalization that includes standards that are above and beyond minimum zoning standards, which the project must accomplish to be eligible for future partial property tax abatement; and, WHEREAS, the proposed plan includes four buildings with parking located around each building;the total number of apartment units is 122 units totaling 422 bedrooms with approximately two-thirds of the units configured as 4 bedroom units, one-quarter as 3 bedroom units, and the remaining number as 2 bedroom units; and, WHEREAS,the mixed-use building along Lincoln Way(Building A)includes approximately 15,000 square feet of commercial square footage on the ground floor and 20 apartment units above for a total of 64 bedrooms; and, WHEREAS, the three apartment buildings are located in the middle of the property, with Building B,located along Wilmoth Avenue,including 36 units with 126 bedrooms;Building C, the centrally located apartment building,has 30 units and 106 bedrooms; and, Building D, the western apartment building, has 36 units and 126 bedrooms; and, WHEREAS, additionally there is a one-story 7,000 square-foot clubhouse building with leasing offices and recreation space located at the corner of Wilmoth and Lincoln Way; and, WHEREAS, there is access into the development from Lincoln Way for the commercial mixed-use building with a driveway situated across from Colorado Avenue; this location was dictated by spacing requirements by the City's Traffic Engineer; and, WHEREAS, access from Wilmoth Avenue occurs near the clubhouse and also south of the apartment buildings across from Lettie Street, and pedestrian access is provided to Wilmoth on the south side of the apartments,through to the clubhouse, and via the walkway along the commercial building; and, WHEREAS, the apartment buildings are interconnected with an internal walkway system, and the developer has proposed a 20-foot easement along the south boundary of the site to accommodate a future bicycle facility; and, WHEREAS,at its meeting on April 6,2016,the Planning and Zoning Commission reviewed the proposed site development plan, and noted concern over the proposed fences/gated residential development and resident access; and, WHEREAS, the Commission ultimately recommended approval of the project with numerous conditions and stipulations, along with the recommendation of exploring an additional pedestrian connection to Lincoln Way; and, WHEREAS, since the time of the Planning and Zoning Commission meeting,the applicant has made revisions to the plan to address some of the site and building concerns noted at the meeting, as well as in the staff recommended conditions for the project; and, WHEREAS,the revised plans currently reflect noted conditions as requested by the Planning and Zoning Commission,and staff believes the changes that have been incorporated by the applicant meet the intent of the conditions recommended by the Commission and staff, and, WHEREAS, staff is requesting that the Council approve the Major Site Development Plan, subject to conditions and stipulations. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Ames, Iowa, that the Major Site Development Plan for 205 South Wilmoth Avenue is hereby approved, subject to the following conditions and allowances,noting that Stipulation a)and k)have been satisfied,but adding the stipulation that windows on the commercial space be convertible into doors, with staff approval: a) The developer shall enter into an agreement for the costs associated with the design and construction of the extension of a turn lane from Franklin Avenue to the east through the project driveway at Colorado Avenue. The developer would contribute funds to the City for the project construction and be completed by the City in the summer of 2017. b)Provide an easement as shown on the site plan for the reconstruction of the shared-use path along Lincoln Way,prior to occupancy of any building. c)Allow for the deviation of the 15-foot landscaped median with the southeast corner of the parking lot. d)Allowance for construction of carports primarily south of the apartments,subject to staff approval of a complimentary design to the apartment buildings in terms of colors and finishes and to include a sloped roof. e) Modify the location of the transformer along Wilmoth to meet Electric Department access requirements and zoning standards for location and screening. f)Allow for the shrub plantings between the mixed-use building and Lincoln Way to be substituted with decorative grasses or flowering annuals in recognition of the ground floor as commercial space rather than apartments. g)The commercial storefront glazing shall not be covered by tenants as uncovered storage areas or with internal demising walls. Tenants may use window coverings to treat window areas for the purpose of providing for privacy and screening of internal operations. h)Approval of signage program as a separate Major Site Development Plan application prior to the installation of signs. I) Finalize planting and lighting plans along the northwest corner of the site to meet CPTED principles with staff. j)Allow for minor adjustments to the building facades to ensure conformity to the URA clay brick percentage requirements, subject to staff approval of changes. k)Determination of adequate sanitary sewer capacity by the Public Works Department prior to the issuance of a building permit. ADOPTED THIS 26th day of April, 2016. Diane R. Voss, City Clerk Ann H. Campbell, Mayor Introduced by: Orazem Seconded by: Gartin Voting aye: Betcher, Beatty-Hansen, Corrieri, Gartin,Nelson, Orazem Voting nay: None Absent: None Resolution declared adopted and signed by the Mayor this 26th day of April, 2016.