HomeMy WebLinkAboutA017 - Council Action Form dated June 28, 2011 ITEM # 38
DATE: 06-28-11
COUNCIL ACTION FORM
SUBJECT: REVISIONS TO THE APPROVED PRELIMINARY PLAT AND MASTER
PLAN FOR NORTHRIDGE HEIGHTS SUBDIVISION
BACKGROUND:
Property owner, Uthe Development Company, has requested revisions to the Preliminary
Plat and Master Plan for Northridge Heights Subdivision approved by the City Council on
May 27, 2008. This subdivision is generally located north of Bloomington Road, east of
George Washington Carver Avenue, and west of the Union Pacific Railroad right-of-way.
(See Attachment A) The proposed revisions would consolidate lots for future residential
development.
Proposed changes to the Preliminary Plat are as follows:
• On Sheets 7 and 11, combining Lots 305 through 331, and eliminating the proposed
public streets (Cardiff Road extension, and Thetford Drive) to create the single Lot
20. The existing public street called Cardiff will provide access to the lot. (See
Attachments B and C)
• On Sheet 3 General Note 6 has been revised from "Access to individual lots from
Stange Road will not be permitted, except at the locations shown on the Preliminary
Plat" to "Access to individual lots from Stange Road shall be approved by City of
Ames Traffic Engineer." (See Attachment D)
The land use and zoning of the revised portion of the Preliminary Plat and Master
Plan will continue to be medium density residential with 10 apartment buildings
planned each containing 12 dwelling units, rather than a combination of apartment
buildings and townhomes as previously planned. The developer has presented for staff
review a Major Site Development Plan for this entire apartment project, which will be
presented to the Council for site plan review and approval following the platting process.
The Land Use Policy Plan designates the area covered by the Northridge Heights
Preliminary Plat and Master Plan for Village/Suburban Residential development. The
current zoning of the properties within the Northridge Heights Subdivision is Suburban
Residential Low Density (FS-RL), Suburban Residential Medium Density (FS-RM), and
Convenience General Service (CGS).
The subdivision is bordered on the north and west by areas outside of the city limits and
designated by the Ames Urban Fringe Plan forfuture residential uses: Urban Residential to
the north and Priority Transitional Residential to the west. The areas east and south of
Northridge Heights are designated in the Ames Land Use Policy Plan as low density
residential and suburban residential. The existing zoning designations follow these land
use designations, except for the undeveloped land to the south that is zoned Agricultural.
This Agricultural area is also directly south of the large lot that is to be created by this
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proposed plat revision. The areas west and north of this new lot are zoned as Suburban
Residential Low Density(FS-RL)and are developing with new townhomes adjacent to this
lot. East of the lot is Convenience General Service (CGS) zoning, the sites of the new
Fareway grocery store and the new McFarland Clinic building.
Attachment E describes laws pertinent to the proposal.
The proposed revision to the Preliminary Plat and Master Plan creates Lot 20,which
is 10.4 acres in size and measures approximately 640 feet by 700 feet. These
dimensions exceed the minimums for lot area and frontage and, therefore, comply
with Table 29.1202(5)-2 in the Ames Municipal Code. The proposed revision does not
affect the size of any other lots within the Preliminary Plat and Master Plan.
The Ames Municipal Code Table 29.1202(6)sets minimum density for suburban residential
development. The minimum density for portions of the Northridge Heights Preliminary Plat
and Master Plan that are zoned as Suburban Low Density Residential is not changed by
the proposed revisions to the Preliminary Plat and Master Plan, since the number of single-
family detached and attached lots with this zoning designation is not changed. The
minimum density required for proposed Lot 20, which is the only remaining, undeveloped
area zoned as Suburban Medium Density Residential, is ten units per net acre. The
proposed revision eliminates 20 lots for single-family attached dwellings and replaces them
with apartment buildings up to 12 units in size, which is likely to increase the net density.
The submitted Major Site Development Plan shows 120 residential apartment units. After
deducting one acre of required common open space, the net density would be 13.2
dwelling units per net acre, which meets the required minimum of 10 dwelling units
per acre.
Table 29.1202(6) also requires common open space and landscape buffers between
medium density and low density residential areas. Compliance with these standards will be
determined as the Major Site Development Plan is reviewed, which shows the proposed
arrangement of buildings and landscaping.
Public improvements available to serve the proposed subdivision include an 8-inch water
main in the Cardiff Street right-of-way to the north edge of Lot 20, and an 8-inch sanitary
sewer main at the northwest corner of Lot 20. The Public Works Department has found
the proposed plat revision to be consistent with the previously-approved storm
water management plan for Northridge Heights. The City of Ames will provide electric
service to Lot 20 via 10-foot public utility easements along the south and north property
lines of Lot 20, which are shown on Sheet 7 of the Preliminary Plat.
The public improvements included with the proposed plat will complete several connections
in the public sidewalk and shared use path system in this area of Ames. (Attachment F)
• A four-foot wide public sidewalk will be installed connecting the existing public
sidewalk on Cardiff and the existing public sidewalk at the southwest corner of Lot
20. With the Final Plat, a six-foot easement will be required for this public walk.
The revised Preliminary Plat includes a reference on Sheet 7 to this easement, to
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which the width should be added. Slightly west of this point, the existing eight-foot
shared use path already crosses Bloomington to connect with the existing eight-foot
shared use paths on the west side of Carver and the south side of Bloomington.
• With the proposed plat, a public sidewalk will also be extended within the street
right-of-way along the north side of Bloomington Road to the public sidewalk in front
of the Fareway grocery.
• An eight-foot shared use path will be constructed within an easement along the
north property line, which is shown on Sheet 7 of the Preliminary Plat. (The shared
use path along the segment of Stange Road frontage is already completed.)
The subdivision code requires installation of sidewalks prior to final plat approval unless the
Council approves deferral. The Council has typically deferred sidewalk installation under
the provisions of an agreement that requires sidewalk installation prior to occupancy of
each fronting lot. That allows for construction activity to occur between the lot and fronting
street without damage to newly installed sidewalks. In this case, the sidewalk along
Bloomington Road is along the back of the construction site where construction access
may not be necessary. There is access for construction via Cardiff Street, which avoids
conflicts between the other sidewalks and shared use paths and construction of apartment
buildings in future phases. So it may be possible to install all sidewalks and shared use
paths without the typical worries of construction damage. A key issue for the City
Council will be to determine if sidewalk and shared use path installation will be
required prior to Final Plat approval, or if it should be deferred under either a
financial guarantee or occupancy provision in a Sidewalk Agreement.
A Zoning Agreement was part of the original approval of Northridge Heights Subdivision, on
November 14, 2000. Provisions of the Zoning Agreement that are related to required
improvements to Bloomington Road were already completed as part of the platting of the
commercial area to the east of Lot 20. The proposed revisions to the Preliminary Plat
and Master Plan do not modify or require modifications to elements of the Zoning
Agreement related to other future phases of the Northridge Heights project.
The Zoning Agreement requires the developer to dedicate four acres of land within
Northridge Heights for a public park whenever 375 residential units are constructed.
Although that threshold has not yet been reached, it will be reached as the proposed
apartment development on Lot 20 is fully built out. The developer has stated his
intention to plat the proposed park land and an extension of Harrison Road to
Stange Road, along with several associated lots, this fall. Then the park parcel will
be dedicated to the City.
The proposed plat revisions do not change significantly the number of residential units in
the area that will become Lot 20 or the traffic access to this area. Therefore, the
proposed plat revisions will not have traffic impacts different than anticipated at the
time the current Preliminary Plat was approved.
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Based on the above findings of fact, staff concludes that the proposed Preliminary
Plat and Master Plan are consistent with the Land Use Policy Plan and the
associated Land Use Policy Plan map designation of the site and that Code of Iowa
Chapter 354, Section 8 has been satisfied.
Staff further concludes that the applicable standards of the Ames Municipal Code,
Section 29.1202, have been satisfied, and that Ames Municipal Code Section
23.302(6)(a) has been satisfied if approval of the Preliminary Plat is conditional on
required easements being provided with the Final Plat.
The Planning and Zoning Commission, at its meeting of June 1, 2011, with a vote of 7-0,
recommended approval of the revised Preliminary Plat for Northridge Heights Subdivision
conditioned on:
a) Approval of the revised Master Plan for Northridge Heights Subdivision that is
being processed concurrently with the Preliminary Plat application.
b) Revising the note on Lot 20 on Sheet 7 to include width of easement: "There
is a six-foot wide public easement on Lot 20 for a public walk connecting
Cardiff Road and Bloomington. Location will be determined and any needed
legal documents prepared before Final Plat is approved."
c) This six-foot public sidewalk easement being provided with the Final Plat.
d) All other Preliminary Plat sheets not referenced herein are unchanged from
previously approved Preliminary Plat.
At this same meeting, the Planning and Zoning Commission also voted 7-0 to recommend
approval of the revised Master Plan for Northridge Heights Subdivision subject to approval
of the revised Preliminary Plat for Northridge Heights Subdivision that is being processed
concurrently with the Master Plan application.
At the Planning and Zoning Commission meeting, several residents of areas in
Northridge Heights near the proposed Lot 20 spoke of their concerns about the
width of the local streets in relation to the traffic that may be expected from the
proposed development and about the difference in appearance between the
townhomes that the previous plat included and the apartment buildings that the
proposed plat accommodates.
ALTERNATIVES:
1. The City Council can approve the revised Preliminary Plat and Master Plan for
Northridge Heights Subdivision conditioned on:
a) Revising the note on Lot 20 on Sheet 7 of the Preliminary Plat to include width of
easement: "There is a six-foot wide public easement on Lot 20 for a public walk
connecting Cardiff Road and Bloomington. Location will be determined and any
needed legal documents prepared before Final Plat is approved."
b) This six-foot public sidewalk easement being provided with the Final Plat.
c) All other Preliminary Plat and Master Plan sheets not referenced herein are
unchanged from previously approved Preliminary Plat and Master Plan.
d) A signed Sidewalk Agreement be presented with the Final Plat that requires all
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public sidewalks along the west and south property boundaries be completed
before occupancy permits are issued for any dwelling units and that the shared
use path be completed before occupancy permits are issued for any dwelling units
in the final building.
2. The City Council can approve the revised Preliminary Plat and Master Plan for
Northridge Heights Subdivision without any or all conditions listed under Alternative 1.
3. The City Council can deny the revised Preliminary Plat and Master Plan for Northridge
Heights Subdivision.
4. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
For all of the reasons stated above, the City staff is in support of the proposed revision to
the preliminary plat and master plan. The one issue that remains for the City Council's
consideration is the required timing for the installation of the public sidewalks and shared
use path. Previously, the City Council had voiced concern about gaps in the sidewalk
system that have developed in residential and commercial areas. Therefore, a discussion
regarding this topic as it relates to the project might be of interest to the Council.
Public sidewalks in new development areas are usually completed on a lot-by-lot basis as
the lot is developed, which is the situation addressed in the City's standard Sidewalk
Agreement. Typically, each lot, residential or commercial, has one building. When there is
more than one building on a lot, sometimes all of the buildings and public sidewalks are
built at one time, such as "The Grove" apartment project on South 16t" Street.
In a project with multiple buildings to be implemented in phases, the Council must
determine what type of implementation meets the needs of the community. In the current
project, the public sidewalks on the west and south will be important linkages in the
Northridge Heights neighborhood. Residents have inquired when the Bloomington Road
sidewalk will be completed. The support for Alternative 1 d) will eliminate a gap in the
sidewalk system adjacent to the project at the earliest possible time. However,
under this alternative, the shared use path will not be required to be installed until
the occupancy permit is issued for the final building. The Council will have to
decide if this timing for installation is acceptable.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative No. 1, which is to approve the revised Preliminary Plat and
Master Plan for Northridge Heights Subdivision, conditioned on:
a) Revising the note on Lot 20 on Sheet 7 of the Preliminary Plat to include width of
easement: "There is a six-foot wide public easement on Lot 20 for a public walk
connecting Cardiff Road and Bloomington. Location will be determined and any
needed legal documents prepared before Final Plat is approved."
b) This six-foot public sidewalk easement being provided with the Final Plat; and
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c) All other Preliminary Plat and Master Plan sheets not referenced herein are
unchanged from previously approved Preliminary Plat and Master Plan.
d) A signed Sidewalk Agreement be presented with the Final Plat that requires all
public sidewalks along the west and south property boundaries be completed
before occupancy permits are issued for any dwelling units and that the shared
use path be completed before occupancy permits are issued for any dwelling units
in the final building.
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ATTACHMENT A
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ATTACHMENT C
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ATTACHMENT E
Applicable Law
The laws applicable to this case file include, but are not limited to, the following: (verbatim
language is shown in italics, other references are paraphrased):
Code of/owa_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 1, 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.
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 Section 23.403(14) & (15) requires installation of sidewalks and
walkways and bikeways in subdivisions.
Ames Municipal Code Chapter 29, Zoning, Section 29.1202, includes standards for the
Suburban Residential zone.
Ames Municipal Code Chapter 29, Zoning, Table 29.1202(5)-2 includes Residential
Medium Density (FS-RM) Supplemental Development Standards.
Ames Municipal Code Chapter 29, Zoning, Table 29.1202(6) includes Suburban
Residential Floating Zone Suburban Regulations.
Ames Municipal Code, Chapter 29, Section 29.1502(5), provides submittal requirements
and procedures for processing a "Master Plan."
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