HomeMy WebLinkAboutA014 - Council Action Form dated July 26, 2011 ITEM # 34a
DATE: 07-26-11
COUNCIL ACTION FORM
SUBJECT: MAJOR FINAL PLAT FOR NORTHRIDGE HEIGHTS SUBDIVISION 14T"
ADDITION
BACKGROUND:
In 2000, the City Council approved the first Preliminary Plat for Northridge Heights
Subdivision and the approved most recent revised Preliminary Plat on June 28, 2011.
Owner Uthe Development Company is requesting approval of a Final Plat for the
Northridge Heights Subdivision 14t" Addition. The proposed subdivision is west of and
adjacent to the commercial node at Bloomington and Stange and consists of one lot
(see Attachment A). The Final Plat includes public utility, pedestrian walk, and shared
use path easements being granted to the City of Ames. Also presented separately at
this time for City Council approval is a Major Site Development Plan for ten 12-unit
residential buildings on this proposed parcel.
The following documents have been submitted with the Final Plat:
• Resolution Accepting the Plat of Northridge Heights, 14th Addition
• Consent to Platting
• Treasurer's Certificate
• Attorney's Title Opinion
• Agreement for Sidewalk and Street Trees
• Development Agreement
• Letter of Credit
• Easements (Public utility, pedestrian walks, shared use paths)
The proposed Final Plat complies with the approved Preliminary Plat and all conditions
of approval, including the public sidewalk easement. Required public improvements are
water and sewer mains within the lot to serve buildings and hydrants, for which a
sufficient Public Improvement Agreement and letter of credit have been submitted. This
plat does not include and is not adjacent to the land that the developer will be dedicating
for a future public park. The original development agreement for Northridge Heights
provides for dedication of that land when 375 new residences have been constructed in
Northridge Heights, a condition that will be met as the units within this plat are
constructed. The developer has initiated preparation of the plat for the proposed park
land and an extension of Harrison Road to Stange Road, along with several associated
lots. This fall, when this platting is completed, the park parcel will be dedicated to the
City.
It could therefore be determined that the proposed subdivision complies with all relevant
and applicable design and improvement standards of the Subdivision Regulations, to
the City's Land Use Policy Plan, to other adopted City plans, ordinances and standards,
and to the City's Zoning Ordinance.
1
ALTERNATIVES:
1. The City Council can approve the Final Plat for Northridge Heights 14th Addition by
finding that all requirements of Municipal Code §23.302(10) (b) are met.
2. The City Council can deny the Final Plat for Northridge Heights 14th Addition if it
finds that the development creates a burden on existing public improvements or
creates a need for new public improvements that have not yet been installed.
3. The City Council can refer this request back to staff or the applicant for additional
information.
MANAGER'S RECOMMENDED ACTION:
City staff has evaluated the proposed final subdivision plat and determined that the
proposal is consistent with the Preliminary Plat approved by the City Council and that
the plat conforms to the adopted ordinances and policies of the City of Ames as
required by Code.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1 approving the Final Plat for Northridge Heights 14th Addition.
2
Attachment A
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3
Attachment B
Applicable Laws and Policies Pertaining to Final Plat Approval
Adopted laws and policies applicable to this case file include, but are not limited to, the
following:
Ames Municipal Code Section 23.302
(10) City Council Action on Final Plat for Major Subdivision:
(a) All proposed subdivision plats shall be submitted to the City Council forreview and approval.
Upon receipt of any Final Plat forwarded to it for review and approval,the City Council shall examine the Application
Form,the Final Plat,any comments,recommendations or reports examined or made by the Department of Planning and
Housing,and such other information as it deems necessary or reasonable to consider.
(b) Based upon such examination, the City Council shall ascertain whether the Final 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.
(c) The City Council may:
(i) deny any subdivision where the reasonably anticipated impact of such subdivision
will create such a burden on existing public improvements or such a need for new public improvements that the area of
the City affected by such impact will be unable to conform to level of service standards set forth in the Land Use Policy
Plan or other capital project or growth management plan of the City until such time that the City upgrades such public
improvements in accordance with schedules set forth in such plans;or,
(ii) approve any subdivision subject to the condition that the Applicant contribute to so
much of such upgrade of public improvements as the need for such upgrade is directly and proportionately attributable
to such impact as determined at the sole discretion of the City. The terms,conditions and amortization schedule for such
contribution may be incorporated within an Improvement Agreement as set forth in Section 23.304 of the Regulations.
(d) Prior to granting approval of a major subdivision Final Plat,the City Council may permit the
plat to be divided into two or more sections and may impose such conditions upon approval of each section as it deems
necessary to assure orderly development of the subdivision.
(e) Following such examination, and within 60 days of the Applicant's filing of the complete
Application for Final Plat Approval of a Major Subdivision with the Department of Planning and Housing, the City
Council shall approve,approve subject to conditions,ordisapprove the Application for Final Plat Approval of a Major
Subdivision. The City Council shall set forth its reasons for disapproving any Application or for conditioning its
approval of any Application in its official records and shall provide a written copy of such reasons to the developer. The
City Council shall pass a resolution accepting the Final Plat for any Application that it approves.
(Ord.No. 3524, 5-25-99)
4
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6
ITEM # 34b
DATE 07-26-11
COUNCIL ACTION FORM
SUBJECT:MAJOR SITE DEVELOPMENT PLAN FOR PROPERTY LOCATED AT 2899
BLOOMINGTON ROAD
BACKGROUND:
On June 28, 2011, the Ames City Council approved the revised Preliminary Plat and Master
Plan for the Northridge Heights Subdivision consolidating several lots into one 10.4-acre lot.
To create this as a single lot, City Council is separately considering at this meeting approval
of a Final Plat for in Northridge Heights 14t" Addition. This will facilitate the proposal under
this application, which is approval of a Major Site Development Plan for ten proposed
apartment buildings on this site. The property is generally located north of Bloomington
Road, east of Farnham Drive, south of Roxboro Drive, and west of Stange Road. (See
Location Map, Attachment A of Council Action form on Final Plat for Northridge Heights 14t"
Addition).
Two building types are proposed (See attached Architectural Elevations):
• Four of the buildings will each have ten one-bedroom apartments and two two-bedroom
apartments (Building Type A)
• Six of the buildings will each have two one-bedroom apartments, eight 2-bedroom
apartments, and two three-bedroom apartments (Building Type B)
Each building will also have attached garages.
The zoning of the subject property is Suburban Medium Density Residential (FS-RM).
The use of the proposed buildings is consistent with the permitted uses listed in the
use table in the Zoning Ordinance (AMC Table 29.1202(4)-2). This use table requires
City Council approval of a Major Site Development Plan for apartments in the FS-RM
zoning districts. The Major Site Development Plan is attached. The proposed buildings
comply with the setbacks and heights listed in the development standards table in
the Zoning Ordinance (AMC Table 29.1202(5)-2). See Sheets 2 and 3 of the attached
Major Site Development Plan.
Suburban Residential Zoning also establishes minimum standards for residential net
density, open space, and landscape buffers. Of the 10.43-acre project site, 4.44 acres is
designated as common open space and designated for active or passive recreation, as
required by the Zoning Ordinance. The common open space constitutes 43% of the total
gross area of the site, meeting the 10% required minimum common open space.
Deducting the common open space from the total gross area leaves 120 dwelling units to
be located on 6 net acres for a net density of 20 dwelling units per acre, meeting the
minimum required 10 units per acre.
1
A ten-foot wide landscape buffer, consisting of several varieties of Lilac shrubs and Maple
trees, is proposed along the north property boundary, where the adjacent lots are zoned
Suburban Low Density Residential (FS-RL). (See Sheets 4 and 5 of the attached Major Site
Development Plan.) The proposed plan meets the Suburban Regulations for this zoning
district.
The project will be implemented in phases. The first phase will consist of the two
westernmost buildings and the associated parking, access drives, and landscaping. The
extent of this site work in the first phase will be sufficient for this portion of the project to
function properly and comply with the Municipal Code on its own. The public sidewalks
connecting Roxboro Road and Bloomington Road, shown along the west property line, and
the entire sidewalk along Bloomington Road, will also be completed in the first phase,
which was a condition of platting. The phased implementation of the rest of the project will
depend on market conditions. City staff will review site plans for each phase to determine if
it is consistent with this Major Site Development Plan as approved by City Council and if the
extent of the work is sufficient for each portion of the project to function properly and
comply with the Municipal Code on its own. The City Council must approve any changes to
the Plan. There is no expiration date for approval of a Major Site Development Plan.
The criteria and standards for review of all Major Site Development Plans are found in
Ames Municipal Code Section 29.1502(4)(d) and are included as Attachment A along with
staff conclusions for each criterion.
The Development Review Committee has reviewed the Major Site Development Plan and
found that it complies with the other requirements of the Ames Municipal Code.
Staff has analyzed the applicant's request, reviewed the supporting material, and
conducted an on-site inspection. Based upon the above facts and analysis, staff
concludes that the proposed apartment buildings and site meet the criteria and
standards for approval of a Major Site Development Plan.
Recommendation of the Planning & Zoning Commission. At its meeting of July 6,
2011, with a vote of 5-0, the Planning and Zoning Commission recommended approval of
the Major Site Development Plan for the apartments located at 2899 Bloomington Road.
John Belcher spoke in opposition to the Major Site Plan for himself and two of his neighbors
because they believe the project will adversely affect their property values. Staff received
two phone calls from neighboring property owners that live on Roxboro Drive (Jeff Jutting
and Mark Becker) expressing concern that the project will create additional traffic in their
neighborhood. Mr. Jutting strongly favors the proposed driveway on Stange Road and
doesn't want to see it removed at some future time. Staff reported that in the phone
conversation staff assured Mr. Jutting that if this site plan is approved, to eliminate the
driveway would require City Council approval. Mr. Jutting suggested that the driveway be
built in the first phase to help alleviate any traffic concerns. Mark Becker also expressed the
same concern and also would like to improve access by a median break on Stange Road to
allow full access here or else have direct access at Bloomington Road.
In the discussion, some Commissioners expressed concerns about safety and the impact of
the traffic on residents on Roxboro.
2
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan for the apartments
located at 2899 Bloomington Road.
2. The City Council can deny the Major Site Development Plan for the apartments located
at 2899 Bloomington Road if it finds that the proposal is not consistent with City's
criteria, codes, and standards.
3. The City Council can defer action on this request and request further information from
City staff and/or the applicant.
MANAGER'S RECOMMENDED ACTION:
Sine the Major Site Development Plan for the apartments located at 2899 Bloomington
Road conforms to relevant and applicable design standards, it is the recommendation of
the City Manager that the City Council approve Alternative #1, which is to approve the
Major Site Development Plan for the apartments located at 2899 Bloomington Road.
3
Attachment A
Criteria and standards for Major Site Development Plans
Ames Municipal Code Section 29.1502(4)(d)
When acting upon an application for a Major Site Development Plan approval, the Planning
and Zoning Commission and 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.
1. The design of the proposed development shall make adequate provisions for surface
and subsurface drainage to limit the rate of increased runoff of surface water to
adjacent and down stream property.
■ The Public Works Department has found the proposed plan complies with the
approved Stormwater Management Plan for Northridge Heights Subdivision.
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 water, sanitary sewer, and electrical lines have or are being installed in
accordance with the approved preliminary plat and infrastructure plans submitted to
and approved by the City. The private service lines proposed to serve the buildings
have been sized for the intended demand for these services.
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 owner to meet the minimum 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 floodplain nor on or near steep
slopes. There is no indication that this development presents any endangerment to
adjoining and surrounding property.
4
5. Natural topographic and landscape features of the site shall be incorporated into the
development design.
■ The site was previously used as agricultural cropland. There is very little
topographic relief on this site. What natural topographic features there are will be
slightly altered by necessary grading. The drainage pattern will direct the storm
water into approved 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.
■ Access is on the north side of the site, from Roxboro Drive, and also a drive on
Stange Road where an existing median allows only right turns into or out of the site.
The proposed internal private drives will provide circulation between both of these
access points and each of the parking areas and garages. Public sidewalks will be
constructed on the north side of Bloomington Road and along the west side of the
site and a shared use path will be constructed along the north property line.
Internal, private walks will also provide access between the buildings and public
sidewalks.
7. The design of outdoor parking areas, storage yards, trash and dumpster areas, and
other exterior features shall be adequately landscaped or screened to minimize
potential nuisance and impairment to the use of adjoining property.
■ The Plan shows that all of these areas are to be screened from adjoining properties
and streets by buildings or landscaping.
8. The proposed development shall limit entrances and exits upon adjacent streets in
order to prevent congestion on adjacent and surrounding streets and in order to
provide for safe and orderly vehicle movement.
■ Access is limited to two locations, as described above under#6.
9. Exterior lighting shall relate to the scale and location of the development in order to
maintain adequate security, while preventing a nuisance or hardship to adjacent
property or streets.
■ Technical information has been provided that demonstrates that the proposed
lighting meets this standards. Notes #8 and 9 on sheet 2 of the Plan requires
compliance if any substitutions are made during implementation.
10. The proposed development shall ensure that dust and other forms of air pollution,
noise disturbances, odor, glare, and other nuisances will be limited to acceptable levels
as prescribed in other applicable State and City regulations.
■ Similar uses at other locations in the project and the community have not resulted in
these impacts.
5
11. Site coverage, building scale, setbacks, and open spaces shall be in proportion with
the development property and with existing and planned development and structures,
in adjacent and surrounding property.
■ The proposed Plan meets the requirements of the Ames Municipal Code for site
coverage, building scale, setbacks, and open spaces, which are similar to the
Tiverton Court apartments within the eastern portion of the Northridge Heights
subdivision.
6
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Major Site Development Plan - Sheet 3 of 5
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Major Site Development Plan - Sheet 4 of 5
PLANTING SCHEDULE LANDSWINGNOTEs
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Major Site Development Plan - Sheet 5 of 5
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