HomeMy WebLinkAboutA002 - Council Action Form dated May 28, 2013 ITEM: 30 a
DATE: 05-28-13
COUNCIL ACTION FORM
SUBJECT: REQUEST TO REVISE THE PRELIMARY PLAT AND
MASTER PLAN FOR THE SOUTH FORK SUBDIVISION
BACKGROUND:
The applicant is seeking a revision to the Preliminary Plat and Master Plan of South
Fork Subdivision. This revision includes two changes. The first modifies the
intersection of Cochrane Parkway and Bellflower Drive. Cochrane Parkway will no
longer continue east past this intersection to meet the future extension of Dotson
Drive. This realignment will likely reduce the cut-through traffic on Cochrane Parkway
once Dotson Drive is extended.
The second change involves modifying the lot arrangement and number of lots
along Sunflower Drive between Tripp Street and Marigold Drive. Currently, there
are ten lots proposed for single family detached residences. The proposed plan creates
18 lots to accommodate proposed bi-attached homes (two-unit townhomes with each
home on its own lot). This change will slightly increase the overall density of the FS-RL
portion of the development.
The attached addendum provides background and analysis of the proposal and the
requested action. Staff's review of the proposal indicates that all criteria for
approval of a Preliminary Plat and Master Plan are met.
At the May 15, 2013 Planning and Zoning Commission meeting, the Commission
received written correspondence from one neighbor on Village Drive expressing
concern over the increased density. Another neighbor on Village Drive spoke about the
concern over the increased density by changing the single family homes to bi-attached
homes. City staff noted one caller (an owner of a single family home) adjacent to the
proposed bi-attached homes had no concerns. The Commission voted three to one
(with one abstention) to recommend approval of the proposed preliminary plat.
See Attachment F for a summary of comments.
ALTERNATIVES:
1. The City Council can approve the revised Preliminary Plat and Master Plan for South
Fork Subdivision, as illustrated on Attachment E, based upon the findings of facts
and conclusions in this report.
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2. If the City Council finds that the proposed Preliminary Plat does not conform to all
adopted standards and applicable law pertaining to subdivisions, the City Council
deny the revised Preliminary Plat and Master Plan for South Fork Subdivision.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
MANAGER'S RECOMMENDATION:
The proposed changes are minimal and supported by staff. The change to the
alignment of Cochrane Parkway and Dotson Drive will encourage traffic to remain on
Dotson Drive, a north/south collector street. This should reduce anticipated cut-through
traffic on the local street, Cochrane Parkway.
The change to the density will introduce a different housing type (bi-attached homes)
where once were planned single-family residences. This housing type is becoming more
popular and has been introduced in several subdivisions in Ames. The increased
density allows for more efficient delivery of City services and the bi-attached units allow
for individual ownership of each unit, which share a common wall.
Based upon the Findings of Fact and Conclusions noted in the addendum, it is
the recommendation of the City Manager that the City Council adopt Alternative
No. 1, thereby approving the revised Preliminary Plat and Master Plan for South
Fork Subdivision.
ADDENDUM
INTRODUCTION:
Keith Arneson, representing Pinnacle Properties, is seeking approval of a revision to the
approved Preliminary Plat and Master Plan for South Fork Subdivision. The site is
generally bounded by Beedle Drive, Cochrane Parkway, Sunflower Drive, and Tripp
Street. A Location Map is found on Attachment A.
The Land Use Policy Plan Future Land Use Map designates this area as
"Village/Suburban Residential. Different portions of the site are zoned Suburban
Residential Low Density (FS-RL) and Suburban Residential Medium Density (FS-RM).
BACKGROUND:
Project Description. This is a proposal to revise the Preliminary Plat and Master Plan
for South Fork Subdivision approved by the City Council on July 10, 2012. The
submitted document suffices for both the Preliminary Plat and Master Plan.
South Fork Subdivision was first approved in 2001. It is a residential development of
approximately 56 acres. It was configured to allow for multi-family housing, single-
family, attached, and single-family detached homes. Concurrent with the Preliminary
Plat in 2001,
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the City Council also approved FS-RL Suburban Low-Density Residential and FS-RM
Medium Density Residential.
The area covered by South Fork Subdivision is bordered on the north by commercial
uses that abut Lincoln Way, on the east and west by residential uses of varied densities,
and on the south by the Ames Middle School. College Creek and its associated
floodway skirt the south portion of the development.
The land use and zoning will continue as it is currently designated. FS-RM Suburban
Residential Medium Density is found along the north and central part of the
development. This zoning allows for apartments and townhomes. FS-RL Suburban Low
Density Residential zoning is found along the west, south, and east portions of the
development and is intended for single-family homes.
Four final plats have previously been approved consistent with this approved
preliminary plat. South Fork Subdivision First Addition includes lots for apartments on
Tripp Street, single-family and bi-attached homes on Marigold Drive, and single-family
homes on Dotson Drive. South Fork Townhomes Subdivision comprises attached
townhouses on Marigold Drive.
South Fork Subdivision Second Addition platted a number of single-family homes on
Beedle Drive, Harris Street, Coy Street, and Bellflower Drive. South Fork Subdivision,
Third Addition was approved in December, 2012 and includes ten residential lots along
Beedle Drive and Cochrane Parkway.
Project Changes. This Preliminary Plat and Master Plan seeks to amend the street
pattern of Cochrane Parkway. Currently, Cochrane Parkway is intended to extend east
to connect with the future extension of Dotson Drive. That portion of the proposed
Dotson Drive lies on property owned by the Ames Community School District and will be
constructed at some future point. Once Dotson Drive is completed, it will provide access
from Lincoln Way to Mortensen Road. In order to avoid unintended cut-through traffic
along Cochrane Parkway over to South Dakota Avenue, the intersection is being
realigned to slow traffic and make cut-through traffic movements less attractive.
A second change is the lot arrangement on Sunflower Drive between Tripp Street and
Marigold Drive. As currently approved, there would be a total of 12 lots large enough to
accommodate single family detached homes. Two lots on each side of Sunflower Drive
on the south side of Tripp Street have already been platted and built upon. The
proposed plat would replace the ten remaining single family detached lots with 18 lots
sized to accommodate single family attached homes. The FS-RL zoning designation will
remain, allowing for single family detached homes, bi-attached homes (two homes on
separate lots but sharing a common wall), and townhomes (multiple single family homes
on separate lots sharing common walls) of up to 12 units in a row. The applicant has
indicated that these would be bi-attached homes.
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Applicable Law. Laws pertinent to the proposal are described on Attachments B and
C. Pertinent for the Planning and Zoning Commission is Sections 23.302(3) and
23.302(4) as described in Attachment B.
Density Information. The gross area of the South Fork development is 56.07 acres. By
zoning designation, the FS-RL achieves a density of 4.73 dwelling units per acre (an
increase from 4.39 from the currently approved plan) and the FS-RM achieves a density
of 18.5 units per acre (unchanged from the current plan). These densities meet the
minimums of 3.75 and 16.4, respectively, as stated in the Land Use Policy Plan.
Lot Configuration. All lots meet minimum size requirements for the zoning district. In
addition, corner lots seem appropriately sized to accommodate two front setbacks and
two side setbacks.
Utilities, Easements, and Sidewalks. Public improvements are proposed to serve the
subdivision and will be available to all lots. In accordance with City policies, it is
anticipated that most public infrastructure will be constructed and inspected prior to
submitting a final plat for new lots. Alternatively, the developer may post an acceptable
financial instrument.
Standard procedures in the subdivision code for sidewalks and street trees require
installation of these improvements prior to final plat approval unless the Council
approves deferral of installation subject to the provision of financial security. Standard
practice has been to defer the installation under the provisions of a Sidewalk Installation
Agreement that requires sidewalk and tree 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 or trees.
FINDINGS OF FACT & CONCLUSIONS:
Staff makes the following findings of facts and conclusions. These are applicable to both
the review of the Preliminary Plat and the Master Plan.
FINDING 1. The entirety of the South Fork development is designated as
"Village/Suburban Residential" on the Land Use Policy Plan Map.
CONCLUSION: The proposed Preliminary Plat and Master Plan is consistent with the
Land Use Policy Plan and the associated Land Use Policy Plan map designation of
the site. Staff is not aware of any other inconsistencies with the Land Use Policy
Plan; therefore, staff concludes that Section 23.107 of the Ames Subdivision
Regulations and Code of Iowa Chapter 354, Section 8 have been satisfied.
FINDING 2. The proposed subdivision complies with all relevant and applicable design
and improvement standards of the Subdivision Regulations, to other City ordinances
and standards, and to the City's Land Use Policy Plan.
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CONCLUSION: Staff concludes that Section 23.107 as well as Division IV Design
and Improvement Standards of the Ames Subdivision Regulations have been met.
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ATTACHMENT A
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ATTACHMENT B
Applicable Subdivision Law
The laws applicable to this revision to the Preliminary Plat for South Fork Subdivision
include, but are not limited to, the following: (verbatim language is shown in italics, other
references are paraphrased):
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 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 Section 23.107 reads as follows:
In addition to the requirements of the Regulations, all plats of land must comply
with all other applicable City, county, state and federal statutes or regulations. All
references in the Regulations to other City, county, state or federal statutes or
regulations are for informational purposes only, and do not constitute a complete
list of such statutes or regulations. The Regulations are expressly designed to
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supplement and be compatible with, without limitation, the following City plans,
regulations or ordinances:
(1) Land Use Policy Plan
(2) Zoning Ordinance
(3) Historic Preservation Ordinance
(4) Flood Plain Ordinance
(5) Building, Sign and House Moving Code
(6) Rental Housing Code
(7) Transportation Plan
(8) Parks Master Plan
(9) Bicycle Route Master Plan
Plats may be disapproved on the basis of the above, and other City Council
approved plans and policies that may be adopted from time to time.
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ATTACHMENT C
Applicable Master Plan Law
The laws applicable to this revision to the Master Plan for South Fork Subdivision
include, but are not limited to, the following: (verbatim language is shown in italics, other
references are paraphrased):
Ames Municipal Code, Chapter 29, Section 29.1202, provides the zoning provisions for
"Suburban Residential" development in the "FS-RL" and in the "FS-RM" zones.
Suburban Residential development principles, permitted uses, supplemental
development standards, and regulations for minimum required densities, requirements
for lot and block design requirements, open space, landscape buffers and parking are
provided.
Ames Municipal Code, Chapter 29, Section 29.1502(5), provides submittal requirements
and procedures for processing a "Master Plan."
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ATTACHMENT D
Existing Approved Plat and Plan for South Fork
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ATTACHMENT E
Proposed Plat and Plan for South Fork
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ATTACHMENT F
Comments at Commission Meeting
Written comment from Marilyn Koch:
Page 1 of 1
Preliminary Plat and Master Plan for South Fork Subdivision
Marilyn K
to:
ckuester@city.ames.ia.us
05/13/2013 02:06 PM
Show Details
History:This message has been replied to and forwarded.
I would like to address the change modifying the lot arrangement along Sunflower Dr between
Tripp Street and Marigold.
Current proposal is for 10 lots to accomodate single family detached residence. Now they want to
change it to 18 lots to accomodate bi-attached homes. These will more than likely be rental
properties and this will more than"slightly"increase the overall density of the FS-RL portion of the
developement.
Currently,a single duplex rental property next to me creates a major parking problem on our street,
Village Dr.,
because there are at least 5 cars per unit parked on the street at any given time. Altho there are limits
to how many people can live in a rental property,it cannot be inforced completely. Already there is
not enough parking for the huge appartment buildings to the west of Sunflower and the parking lots do
not provide enough parking for the vehicles that are there now. The overflow vehicles end up parking
on Tripp or any street close by. By adding 18 lots to that little stretch of street,you are creating the
need for at least 72 parking spots
and possibly more when they have guests over.
As a property owner in this area,I oppose the revision to change the proposal from 10 lots to 18 lots
on Sunflower Dr. Please consider what increasing the number of lots will do to the traffic and parking
problem that already exists in this area.
Thank you for your time and consideration.
Marilyn Koch
Village Dr
Ames,Iowa
file://C:\Documents and Settings\Charles.Kuester\I.ocal Settings\Temp\notesEl EF34\—we... 5/20/2013
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Summary of conversation with Ken Larsen:
Mr. Larsen owns 301 Sunflower Drive, a single family home north of the proposed bi-
attached homes. His children live there while they attend college. He called and asked
what was proposed. I explained the proposed changes to the preliminary plat. He
stated, "I have no concerns."
Summary of comments from George Holland:
Mr. Holland spoke at the Commission meeting. He lives at 287 Village Drive, to the east
of the proposed bi-attached homes. He noted that he has lived there since 1959 and
that the neighborhood serves as starter homes for families. He said that this is a close
community and he doesn't want to see any changes. He is not in favor of the proposed
project.
Summary of comments from Jeff Johnson, commissioner:
Mr. Johnson voted against the proposed changes, noting that while the increased
density meets the standards of the subdivision ordinance, it is more of a "character"
issue for the neighborhood.
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