HomeMy WebLinkAboutA012 - Council Action Form dated October 14, 2008 (large maps not scanned) ' V
DATE /14/08
15
COUNCIL ACTION FORM
SUBJECT: REVISED MAJOR SITE DEVELOPMENT PLAN/PRELIMINARY PLAT
FOR SOMERSET SUBDIVISION
BACKGROUND:
The applicant is requesting approval of multiple revisions to the approved Major Site
Development Plan/Preliminary Plat for Somerset Subdivision (See attached Location Map).
The property involved is owned by Erben Hunziker and Margaret Hunziker Development
LLC, D&R Furman LLC, and R. Friedrich and Sons, Inc. The following revisions are
proposed:
1. Request to Reduce the Number of Row Houses to be Constructed in Somerset and
to Allow the Construction of Additional Village Houses. Change the land use
planned for twelve lots located along the south side of Bristol Drive, between the
existing brick row houses and the alley west of Kent Avenue (Lots 52 through 63 in
Somerset Subdivision Second Addition) from "Row Houses" to "Village Houses".
"Row Houses"are single-family attached dwellings and "Village Houses"are single-
family detached dwellings. This revision would also reduce the number of lots from
twelve to five.
2. Request to Change the Dimensions and Overall Size of Lots in Phase 22 of
Somerset Subdivision. Change the dimensions and overall size of lots in "Phase
22", located in the northwest corner of Somerset Subdivision. The approved and
proposed plats include 32 lots for development with single-family detached
dwellings (Country Houses), and one outlot(Outlot UU-The Somerset Lawn)for use
as a small neighborhood park. The location of lots has been adjusted to provide
larger lots along Clayton Drive and around Piccadilly Square.
3. Request to Add Two Van-Accessible Parking Spaces and Change a Van-Accessible
Space to a Standard Accessible Parking Space. Add two van-accessible parking
spaces in the parking lot adjacent to the building at 2707 Stange Road and change
the van-accessible parking space near the building at 2713 Stange Road from a
van-accessible parking space with an 8-foot access aisle to an accessible space
with the standard access aisle width of 5 feet.
4. Request to Change the Planned Use of Lots 21, 22, 29, and 39 in Somerset
Seventh Addition. Change the planned use of Lots 21, 22, 29 and 39 in Somerset
Subdivision Seventh Addition between Bradford Drive and Eaton Avenue from lots
planned for Townhomes to lots that will be open space landscaped lots and will be
labeled as "outlots."
The City's Land Use Policy Plan (LUPP) Map designates the land use of the subject area
as "Village/Suburban Residential." This LUPP Map designation is consistent with the
proposed revisions requested for the Somerset Major Site Development Plan and
Preliminary Plat.
The zoning of the subject property is: "F-VR" (Village Residential Floating Zone). The
zoning designation is consistent with the proposed revisions, except for the "Residential
Land Use Allocation" for Row Houses, described in more detail in this report.
The following table identifies the existing land use, existing zoning, and LUPP designation
of the properties surrounding the Somerset development.
Area LUPP Desi nation' Zonin Desi nation y , ,; =,Land
g 9 w
North Village/Suburban Res. Residential Low Density(RL) & Single Family
Agricultural (A) Detached Homes &
Agricultural Crop Land
South Low-Density Residential, Government/Airport (S-GA), ISU Student Housing,
High-Density Res., & Planned Residence Dist. (F-PRD) & Single Family Attached
University/Affiliated Residential Low Density(RL) & S.F. Detached Homes
East Low-Density Residential Residential Low Density(RL) & Single Family Detached
Government/Airport (S-GA) Homes &Vacant Ames
School District Property
West Low-Density Residential Residential Low Density(RL) Single Family Detached
Homes & Electric
Substation
Request to Reduce the Number of Row Houses to be Constructed in Somerset and to
Allow the Construction of Additional Village Houses. The applicant requests that the City
Council reduce the number of row houses required by the Major Site Development Plan for
Somerset from 21 to 9. This would be a reduction of 12 row house units and a reduction in
land area designated for row houses from 1.56 acres to 0.70 acres.
Table 29.1201(6) "Village Residential Floating Zone Supplemental Development
Standards"addresses the allocation of residential land use types in "village"developments.
Village residential projects are required to contain a minimum of five (5) residential land
use types selected from the residential use types listed in Table 29.1201(5)"Village
Residential Floating Zone Uses." "Row Houses" is one of the residential land use types.
Each residential land use type is to contain a sufficient number of dwelling units to
represent not less than 5% of all dwelling units in the village residential project. The
percentage of all types of dwelling units represented by "Row Houses"would be reduced
from 2 percent to 1 percent.
This is a "nonconforming" situation in that the percentage of residential units represented
by "Row Houses" on the approved Major Site Development Plan (2%) does not meet the
minimum percentage (5%) required by the Municipal Code, Table 29.1201(5). The
proposal by the applicant increases the nonconformity by reducing the percentage of
residential units represented by "Row Houses" from 2% to 1%.
To approve a change to the Major Site Development Plan/Preliminary Plat for Somerset
and allow fewer row houses will require that the City Council approve a text amendment to
Table 29.1201(5) of the Municipal Code that would bring the required percentage of row
houses into conformance.
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The applicant requests that the City Council increase the number village houses required
by the Major Site Development Plan for Somerset from 93 to 98. This would be an
increase of 5 units and an increase in land area designated for village houses from 18.24
acres to 19.04 acres. The percentage of all village residential units represented by village
houses in the Somerset development would increase from 10% to 11%. This meets the
minimum percentage (5%)of each residential land use type required by Table 29.1201(5)
of the Municipal Code.
The table below compares the development standards for"Row Houses,"which is the land
use that has been approved for this area of Somerset and for "Village Houses," which is
the land use proposed by the applicant.
Row Houses Village Houses
(Single Family Attached (Single Family Detached
Lot Width 24 to 36 feet 48 to 72 feet
Building Placement Mandatory build-to-line Mandatory build-to-line of
between 0 and 15 feet 15 feet
constant along street face
Side Yard Setback 0 feet, except in a corner 5 feet for interior side lot
condition line
15 feet to the side lot line in
a corner condition
Porches, Stoops, Balconies Covered porch or stoop is Open porches, stoops or
required. balconies are not required,
Open porches, stoops or but if constructed must
balconies may encroach encroach between build-to-
between build-to-line and line and property line.
property line. Porches 6 to 8 feet deep.
Porches 6 to 8 feet deep.
Balconies 3 feet deep.
Building Height Minimum of 2 stories and 2 stories for lots 60-72 feet
maximum of 3 stories. wide.
1 Y2 stories for lots 48-60
feet wide.
Parking Requirements 2 spaces required. 2 spaces in an attached or
Shall be located behind the detached garage.
row house. Access from the alley
required for lots with widths
smaller than 60 feet.
Section 29.1201(2) of the Municipal Code addresses "Village Development Principles."
Property developed according to the requirements of the Village Residential district shall
create neighborhoods or villages with a development pattern that adheres to a list of
development principles. One of those development principles [Section 29.1201(2)(g)]
requires "visually compatible buildings and other improvements, as determined by
their arrangement, bulk, form, character and landscaping."
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An analysis of the"visual compatibility"of the existing"Row House"residential type and the
proposed "Village House" residential type with the existing surrounding development
produces the following findings and conclusions:
1. Development adjacent to the west of the subject property is a row house structure
that includes 9 units and garages for each accessed from the alley behind the
structure. The row house structure is two stories in height, brick construction and has
open stoops with recessed front entries.
• Row houses planned for the subject property would be visually compatible with
the existing row house structure in terms of building height, setback, building
mass, exterior building materials, landscaping, and alley access.
• Village houses proposed for the subject property would be compatible in terms of
front yard setback, access to the lots from the alley, building materials and
landscaping. Visually the houses would not be as compatible in terms of building
height and building mass. If the quality, detail and design of homes constructed
on the proposed lots is consistent with the Village Houses across the alley
fronting on Camden,this would make the Village Houses much more compatible
with the Row Houses that have been constructed to the west of the subject
property.
2. Development across Bristol Drive consists of village apartments and an associated
garage structure. One village apartment structure includes 8 units. Another includes
16 units. Both structures are two stories, siding with brick accents, and. a
combination of covered porches and open stoops. The garage is a 4-stall one-story
structure.
• Row houses would be visually compatible with the village apartments in terms of
apartment building height, building mass, landscaping, and exterior building
materials.
• Village houses would be compatible with the village apartments in terms of front
yard setback, access to the lots from the rear of the lot, landscaping, and exterior
building materials. Visually the houses would not be as compatible in terms of
building height and building mass.
3. Development across the alley to the east consists of village houses. These houses
have a building height of one story and have access to attached garages from the
alley.
• Row houses are not visually compatible in terms of building height, building
mass, and side yard setback for the interior lots. They would be compatible in
terms of access to the lots from the alley.
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• Village houses constructed on the subject properly would be very compatible with
the existing village houses to the east, particularly if at the garages for all houses
were accessed from the alley.
4. Development across the alley to the south consists of village houses. These houses
have a building height of one story and have access to attached garages from the
alley.
• Row houses are not visually compatible in terms of building height and side yard
setback for the interior lots. They would be compatible for access in terms of
access to the lots from the alley.
• Village houses constructed on the subject property would be very compatible with
the existing village houses to the east, particularly if the garages for all houses
were accessed from the alley and the quality, detail and design of the houses on
the proposed lots was consistent with the houses across the alley fronting on
Camden Drive.
Request to Change the Dimensions and Overall Size of Lots in Phase 22 of Somerset
Subdivision. The applicant requests that the City Council approve changes in the
dimensions and overall size of lots in Phase 22. The purpose of these changes is to
provide larger lots along Clayton Drive and around Piccadilly Square. A high-pressure gas
main easement extends diagonally through this development area necessitating thatthe lot
layout takes this 50-foot easement into account. The proposed lot layout will result in
much larger lots surrounding Piccadilly Square in the vicinity of the gas main easement.
The developer is in the process of preparing a revised Preliminary Plat that shows a
minimum lot width of 72 feet to comply with the zoning requirements for Country Houses.
Request to Add Two Van-Accessible Parking Spaces and Change a Van-Accessible Space
to a Standard Accessible Parking Space. The applicant requests that the City Council
approve changes that have been made in the Town Center commercial portion of the
Somerset development. Two van-accessible parking spaces have been added to the
parking lot behind the commercial building at 2707 Stange, and one van-accessible space
at 2713 Stange has been altered to provide a 5-foot access aisle for standard size cars,
instead of an 8-foot access aisle, which accommodates vans. This is a change to the
parking lot design that occurred earlier this year at the time concrete was being poured for
the parking lot and the developer desired to make this change as the parking surface and
walkway ramps were being constructed. The developer chose to proceed with the
changes, without approval of an amendment to the Major Site Development Plan,with the
understanding that a revised site plan would be submitted for approval by the City Council
at a later date, and that the developer was proceeding at his own risk in the event the site
plan changes for the parking lot were not approved.
Request to Change the Planned Use of Lots 21, 22, 29, and 39 in Somerset Seventh
Addition. The applicant requests that the City Council approve a change in the land use
planned for the lots at 2422 Bradford Drive (Lot 21), 2506 Bradford Drive (Lot 29), 2421
Eaton Avenue (Lot 22), and 2503 Eaton Avenue (Lot 39). The applicant wishes to use
these lots, which are planned for the construction of townhome units, as a landscaped
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open area for the residents of the surrounding townhomes. This would be a decrease of 4
townhome units from 112 units to 108 total units, and a decrease in land area occupied by
townhomes from 20.10 acres to 19.80 acres. The percentage of all residential units
represented by townhomes in the Somerset development would remain at 12 percent.
Table 29.1201(6) of the Municipal Code provides Supplemental Development Standards
for the Village Residential Floating Zone and addresses"Land Use Density". According to
these standards, residential land use shall be developed with an average net density of 8
dwelling units per acre for residential land use, where all residential land use types are
computed in the average. Approval of the changes in the number of dwelling units would
maintain an average density of dwelling units greater than 9 dwelling units per acre.
Facts and Conclusions. Based upon an analysis of the applicant's request and laws
pertinent to the proposed changes in the Somerset development, the staff finds and
concludes as follows:
1. The decrease in the number of"Row House"dwelling units proposed by the applicant
does not meet the minimum requirement in Table 29.1201(5)of the Municipal Code.
This requirement specifies each residential land use type is to contain a sufficient
number of dwelling units to represent not less than 5% of all dwelling units in the
village residential project. In the case of the Somerset village development, the
proposal for eliminating "Row House" units would decrease the percentage of row
houses from 2%to 1%. To allow fewer row houses in Somerset will require that the
City Council approve a text amendment to Table 29.1201(5)of the Municipal Code,
that would bring the percentage of row houses into conformance.
2. The percentage of all village residential units represented by"Village Houses" in the
Somerset development would increase from 10%to 11%. This meets the minimum
percentage (5%) of each residential land use type required by Table 29.1201(5) of
the Municipal Code.
3. The visual compatibility of future Village Houses along Bristol Drive with the
surrounding single-family homes is much greater if the quality, detail and design of
the Village Houses is consistent with the Village Houses that have been constructed
along the north side of Camden Drive.
4. The standards set forth for"accessible parking spaces in Section 29.406(15) of the
Municipal Code are met by the two proposed accessible parking spaces and access
aisle, as well as by the change to an access aisle of 5 feet for the previously
approved accessible parking space.
5. The proposal to change the land use planned for Lots 21, 22, 29 and 39 from
"Townhome" development to open space and landscaping is consistent with the
Village Residential District regulations in Section 29.1201 of the Municipal Code.
6. All lots are designed to provide adequate buildable area within the minimum required
building setbacks.
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7. Each lot within the proposed subdivision will be served by existing public utility mains
in the street right-of-way, or in public utility easements.
8. The minimum required density of residential dwelling units in a Village Residential
development, as required by Table 29.1201(6) of the Municipal Code is met by the
proposed revisions to the Major Site Development Plan/Preliminary Plat for
Somerset.
9. The total of nine (9)"Row Houses"shown on the revised plan,which results from the
reduction in the number of "Row Houses" from twenty-one (21) shown on the
approved plan for Somerset, does not meet the minimum requirement of 5% as the
percentage of all dwelling units in the village residential project, as required by Table
29.1201(6) of the Municipal Code.
Recommendation of the Planning and Zoning Commission. At its meeting of October
1, 2008, with a vote of 6-0, the Planning and Zoning Commission recommended the
following actions to the City Council, based upon staff's findings and conclusions:
• Approval of revisions to the approved Major Site Development Plan/Preliminary Plat
to change the future use of vacant Lots 21, 22, 29 and 39 in Somerset Subdivision
Seventh Addition from the plan to construct townhomes to using the lots for open
space and landscaping.
Approval of revisions to the approved Major Site Development Plan/Preliminary Plat
to increase the number and change the location of accessible parking spaces in the
parking lot adjacent to 2707 and 2713 Stange Road.
Approval of revisions to the approved Major Site Development Plan/Preliminary Plat
to change the dimensions and overall size of lots planned in Phase 22 of the
Somerset development, with the condition that the applicant modify the widths of
Lots 23, 24, 25, 28, and 29 to meet the minimum lot width requirement of 72 feet for
"Country House" lots, prior to consideration by the City Council.
o Approval of revisions to the approved Major Site Development Plan/Preliminary Plat
to reduce the number of"Row Houses"from twenty-one(21)to nine(9), subject to a
zoning text amendment to change the residential land use allocation for row houses
in the Village Residential Floating Zone [Table 29.1201(6)]. If the proposed zoning
text amendment is not approved by the City Council,the recommendation would be
to deny the applicant's request to reduce the number of "Row Houses." This
approval is also conditional upon the construction of Village Houses on the subject
property which are consistent with the quality, detail and design of the existing
Village Houses located on the north side of Camden Drive, and subject to the
Village Houses having vehicular access to garages only from the alley,and not from
Bristol Drive.
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ALTERNATIVES:
1. The City Council can conduct the public hearing on the proposed revisions to the
Major Site Development Plan/Preliminary Plat for Somerset Subdivision,continue the
public hearing to the City Council meeting to be held on October 28, 2008, and table
action on the proposed revisions until the November 6, 2008 City Council meeting.
This will coincide with the third reading of the proposed zoning text amendment to
change the residential land use allocation for Row Houses in the Village Residential
Floating Zone.
2. The City Council can conduct the public hearing on the proposed revisions to the
Major Site Development Plan/Preliminary Plat for Somerset Subdivision and deny
approval of one or more of the proposed revisions.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information, provided that the applicant provide a written
waiver of their rights to have their application processed within 30 days as specified
in Ames Municipal Code Section 23.302(4).
MANAGER'S RECOMMENDED ACTION:
Two items are needed prior to City Council action on the proposed revisions to the Major
Site Development Plan/Preliminary Plat. One item is a revision to the proposed width of
lots in Phase 22 of Somerset Subdivision. The developer is in the process of preparing a
revised Preliminary Plat that shows a minimum lot width of 72 feet to comply with the
zoning requirements for Country Houses and to comply with the Planning and Zoning
Commission condition for approval. The second item needed prior to approval of the
proposed revisions is a zoning text amendment to change the residential land use
allocation for Row Houses in the Village Residential Floating Zone.
Notice of a public hearing to be held on October 14 regarding the revisions proposed to the
Major Site Development Plan/Preliminary Plat has been published and letters have been
sent to all affected property owners, as well as those who own property within 200 feet.
Therefore, it would be appropriate for the City Council to conduct the public hearing on
October 14. To provide the public with an opportunity for input on the revised Preliminary
Plat, it would be appropriate for the City Council to continue the public hearing to the
meeting on October 28. The revised Preliminary Plat showing the revisions to lot widths
and lot sizes will be available for the October 28 meeting.
The zoning text amendment changing the residential land use allocation for Row Houses
requires a public hearing and three readings. The public hearing and first reading will
occur at the City Council meeting on October 14. The second reading is scheduled for the
meeting on October 28, and the third meeting would be on November 6. At the November
6 meeting,following action on the zoning text amendment,the City Council will be asked to
take action to approve or deny the proposed revisions to the Major Site Development
Plan/Preliminary Plat.
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It is therefore recommended that the City Council conduct the public hearing on the
proposed revisions to the Major Site Development Plan/Preliminary Plat for Somerset
Subdivision continue the public hearing to the City Council meeting to be held on October
28, 2008, and table action on the proposed revisions until the November 6, 2008 City
Council meeting. This will coincide with the third reading of the proposed zoning text
amendment to change the residential land use allocation for Row Houses in the Village
Residential Floating Zone.
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Attachment A
Applicable Laws:
The laws applicable to this case file are as follows:
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general provisions
for subdivisions within the city limits and within two miles of the city limits of Ames.
Ames Municipal Code Section 23.302(3):
(3) Planning and Zoning Commission Review.
(a) The Planning and Zoning Commission shall examine the Preliminary Plat,
any comments, recommendations or reports assembled or made by the
Department of Planning and Housing, and such other information as it
deems necessary or desirable to consider.
(b) Based upon such examination, the Planning and Zoning Commission
shall ascertain whether the Preliminary Plat conforms to relevant and
applicable design and improvement standards in these Regulations, to
other City ordinances and standards, to the City's Land Use Policy Plan,
and to the City's other duly adopted Plans.
Ames Municipal Code Section 23.302(4):
(4) Planning and Zoning Commission Recommendation: Following such
examination and within 30 days of the regular meeting of the Planning and
Zoning Commission at which a complete Application is first formally received
for consideration, the Planning and Zoning Commission shall forward a report
including its recommendation to the City Council. The Planning and Zoning
Commission shall set forth its reasons for any recommendation to disapprove
or to modify any Preliminary Plat in its report to the City Council and shall
provide a written copy of such reasons to the developer.
Ames Municipal Code Section 23.302(5):
(5) City Council Review of Preliminary Plat: All proposed subdivision plats shall be
submitted to the City Council for review and approval in accordance with these
Regulations. The City Council shall examine the Preliminary Plat, any
comments, recommendations or reports examined or made by the Planning
and Zoning Commission, and such other,information as it deems necessary
and reasonable to consider.
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Ames Municipal Code Section 23.302(6):
(6) City Council Action on Preliminary Plat.
(a) Based upon such examination, the City Council shall determine whether
the Preliminary Plat conforms to relevant and applicable design and
improvement standards in these Regulations, to other City ordinances
and standards, to the City's Land Use Policy Plan and to the City's other
duly adopted plans. In particular, the City Council shall determine
whether the subdivision conforms to minimum levels of service standards
set forth in the Land Use Policy Plan for public infrastructure and shall
give due consideration to the possible burden of the proposed subdivision
on public improvements in determining whether to require the installation
of additional public improvements as a condition for approval.
(b) Following such examination and within 30 days of the referral of the
Preliminary Plat and report of recommendations to the City Council by the
Planning and Zoning Commission, the City Council shall approve,
approve subject to conditions, or disapprove the Preliminary Plat. The
City Council shall set forth its reasons for disapproving any Preliminary
Plat or for conditioning its approval of any Preliminary Plat in its official
records and shall provide a written copy of such reasons to the
developer.
Ames Municipal Code Chapter 23, Subdivisions, Division III, provides the procedures for
the subdivision of property; specifically Section 23.302 discusses Major Subdivisions.
Ames Municipal Code Chapter 23, Subdivisions, Division IV, identifies design and
improvement standards for subdivisions.
Ames Municipal Code Chapter 23, Subdivisions, Section 23.402, requires that trees be
planted within the right-of-way of all streets in subdivisions zoned residentially, in
accordance with the requirements of this Section.
Ames Municipal Code Chapter 29, Zoning, Section 29.1201, includes standards for the
Village Residential District (F-VR).
Ames Municipal Code Chapter 29, Zoning, Table 29.1201(6), includes Village Residential
Floating Zone Supplemental Development Standards.
Ames Municipal Code Chapter 29,Zoning, Section 29.1201(2), includes Village Residential
Development Principles.
Ames Municipal Code Chapter 29,Zoning,Table 29.1201(7)-1, includes Village Residential
Floating Zone Urban Regulations for Country Houses.
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