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HomeMy WebLinkAboutA002 - Planning and Zoning Commission report for April 4, 1979 meeting (large map not scanned) CITY OF AMES . DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT TO THE PLANNING & ZONING COMMISSION DATE PREPARED: March 27, 1979 MEETING DATE: April 4, 1979 PRELIMINARY PLAT: West Court Terrace Addition OWNER: Jim. Cornwell , et al ENGINEER: Ames Engineering & Testing Company LOCATION: Southwest corner of Ontario & Delaware SIZE AND NUMBER OF LOTS: Total Area of Subdivision -- 2.87 acres Number of Lots ®- 7 Lot Size -- Vary in size from 10,682 sq. ft. to 25,016 sq. ft. ZONING & LAND USE: . . .Subject Parcel -- R=3; Residential and vacant North -- R-3; Residential South -- R-2;- Vacant East R-3; Residential West -- C-5t Vacant FINDINGS: Land Use Policy_ Plan The Land Use Policy Plan map. designates this area as being suitable for multiple-family development. Public Utilities . Water-- 16" line located in Delaware Avenue Sanitary Sewer -- 8"line located in Delaware Avenue Storm Sewer -- 18". Line in Delaware which feeds into a 24" line in Ontario St. Other -- Vehicular Access Access to the subdivision is provided from Delaware Avenue which is improved past the southern boundary of this subdivision. On-street parking in this area is becoming a severe problem and this development may contribute to the problem. Physical Characteristics. . Vegetation. -- Consists of grass cover and a few trees Terrain --.' Generally flat with a gentle slope to the north -2- Drainage -- Generally to the north Soils -- See attached sheet. Flooding -- Not subject to flooding ANALYSIS: 1. This project is in conformance with the Land Use Policy Plan. 2. This is a "replat" of an area of the old town of New Philadelphia with the old lot lines shown in dashed lines on the CDP. 3. At the present time, there is a 12-plex on Lot 1. There is a 6-plex on Lot 6 and a 4-plex on Lot 7. The proposed development is shown for Lots 4 & 5 and it can be seen that- it is the same as development on Lots 6 & 7. Those four lots have been planned as a single unit with the potential for the sale of each individual lot at a future date. This approach permits the use of a single point of ingress/ egress and a central area for construction of' the parking area to serve the four structures, thus alleviating concentrated number of curb cuts and improving traffic safety. Any potential buyer of one of these lots should be cognizant of the ramifications of this arrange- ment regarding maintenance responsibilities of shared facilities and need for access easements for Lots 4 & 7 across Lots 5 & 6. 4. In the case of the area encompassing Lots 4, 5, 6 & 7, the concept of grouping four buildings around a central area is not. an unreasonable approach but the question should be raised concerning the intent of the subdivision. The obvious intention of the developer is to sell off the lots: which will result in four individual owners. From a planning stand- point, that is not the best approach. From the subdivision plat, it can be seen that this approach has resulted in the gerrymandering of, lot. areas,. lot lines drawn through the parking lot, and lot lines dividing the entrance drive. A. better approach would have been the preparation of a Planned Unit Development for the entire parcel . That approach would allow for more flexibility of design, and the potential would still exist for selling the buildings using the condominium approach. That would allow for multiple ownership of the buildings (each building owned by one individual with the units rented) but would result in common ownership of all areas other than the buildings. Common ownership would., in effect, be a homeowner's association which would be responsible for maintenance of common areas. and building exteriors. 5. If., in fact, it were not the ,intention of the developer to subdivide, he could develop the entire parcel with rental structures without preparing• a subdivision for the area. The only requirement would be the stipulation that each structure be treated as a. separate entity as long as "all yards otherwise required on the .lot for a single building are observed" . The proposed ordinance has added an additional sentence to Sec, 38-1039,' Multiple buildings on single lots which states the following: "All area and setback requirements. for multiple. dwel.lings shall be calculated as if each structure was on its own individual lot." .' This . CDP complies with the requirement of the proposed ordinance. ® p - -3- RECOMMENDATION From a technical standpoint, this CDP conforms with all requirements "of the Subdivision Ordinance. In effect, there is no legal reason for which this CDP can be denied. From a planning standpoint, this CDP is not satisfactory in the way that Lots 49 5, 6 & 7 have been created. The Department of Community Development recommends that this CDP be denied and that the developer .be urged to submit a PUD for the entire area including Lots 1-7 when the revised zoning ordinance is adopted which permits PUD's on parcels of this size. That would not seriously hinder the developer since he has indicated that there, are no plans to immediately develop Lots 4 & 5. SOILS INFORMATION WEST COURT TERRACE CDP 63 Chelsea loamy fine sand CSR - 41 Soil limitations - Residential development with public sewer - Moderate limitations on slopes less than 14%; severe on slopes greater than 14%; fine sand throughout; difficult to stabilize. 108 Wadena loam, moderately deep CSR - 55 Soil limitations - Residential development with public .sewer - Slight limitations on slopes less than 9%; moderate on 9-18% slopes; good bearing capacity; deep to water table. 507 Canisteo silty clay loam CSR - 80 Soil limitations - Residential development ,with public sewer - Severe limitations; poorly drained; seasonal high water table. e WEST COURT TERRACE ADDITION Owner: Jim Cornwell , et al Location: Southwest corner of Delaware Avenue and Ontario Street Date of Hearing: April 4, 1979 No RT H 'TEAT LAL [p�� tn� (f� L�j IU TVO_Itl�f T® ST 1 -4 0 ¢ O {] O r PL AYGROUND C:iURCH D 4 D U < a [D1 ODD- 0_ HUTCHI N 4 �� n C) �� O r 12 D r f D- L:1 i �, 8 © $ 1 , i0 FP`1 1 t a - low Ttoln � o MP C] o D ROSS RD.