HomeMy WebLinkAboutA022 - Council Action Form dated October 14, 2014 ITEM # 35
DATE: 10/14/14
COUNCIL ACTION FORM
SUBJECT: MAJOR SITE DEVELOPMENT PLAN FOR LOTS 6, 7 AND 8
RINGGENBERG PARK SUBDIVISION 4T" ADDITION
BACKGROUND:
On November 26, 2013 the City Council approved a Master Plan for a property located
at the southwest corner of Cedar Lane and Oakwood Road (See Location Map and
Approved Master Plan Attached), which is zoned Floating Suburban Residential
Medium Density (FS-RM). The Master Plan includes 96 multi-family dwelling units in
eight buildings, an Independent Senior Living Facility with 50 units and three lots for
single family detached residences. The overall density of the site is 11.5 dwelling units
per acre. On that same date, the City Council also approved a Major Site Development
Plan for five of the eight apartment buildings. These five buildings are located in the
west portion of the Master Plan area. On January 8, 2014 the Zoning Board of
Adjustment approved a Special Use Permit and site plan for the Independent Senior
Living Facility. These previously approved buildings are currently under construction.
At this time a Major Site Development Plan has been submitted for approval of
the remaining three apartment buildings in the central portion of the site. (See
Sheet 5 of Major Site Development Plan Attached) This will be the final site plan
approval for development of the approved Master Plan. The site plan and elevations are
attached to this report. A Major Site Development Plan must be consistent with the
approved Master Plan concept as well as the specific criteria for a site development
plan. The addendum addresses each specific site plan criterion.
The arrangement of the buildings on the site is as shown on the approved Master Plan.
Each of the three proposed buildings is oriented with its long axis north-south and with
the shorter fagade facing Suncrest Drive. The apartment buildings are two-stories in
height and limited to 12-units per building. The access drive, parking lots and attached
garages are on the north side of the building in the interior of the complex. A sidewalk is
provided along the north side of Suncrest Drive and walks connect it to building
entrances. The proposed project is consistent in layout and intensity of use described
on the Master Plan.
The Major Site Development Plan includes the landscape buffers that the Master Plan
requires: groves of Aspen trees in the front yards and overstory deciduous street trees
along Suncrest Drive in a variety of species. Trees are also provided between the
buildings, as well as native prairie grasses and forbs in two storm water drainage ways
and detention areas. Some of the storm water runoff collected in these detention areas
is routed into the existing ponds in the south portion of the Ringgenberg Park
subdivision. The rest is routed to the new detention area at the northeast corner of this
development, near the intersection of Cedar Lane and Oakwood Road. These
stormwater features are consistent with the overall storm water management system
approved for the entire north area of Ringgenberg Park Subdivision. This storm water
management system provides capacity above city requirements, thereby reducing peak
runoff rates below the pre-development condition.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
At its meeting of October 1, 2014 the Planning and Zoning Commission discussed the
appearance of the buildings and also stated that the site plan appeared to be similar to
the previously approved plan. By a vote of 5-0 the Planning and Zoning Commission
recommended that the City Council approve the Major Site Development Plan for three
apartment buildings on Lots 6, 7, and 8 of the Ringgenberg Park Subdivision, 4th
Addition.
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan for three apartment
buildings on Lots 6, 7 and 8 of the Ringgenberg Park Subdivision 4th Addition.
2. The City Council can deny the Major Site Development Plan for three apartment
buildings on Lots 6, 7 and 8 of the Ringgenberg Park Subdivision 4th Addition if it
finds that the Plan does not meet the criteria for approval in the city's zoning
ordinance.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
Staff has analyzed the Major Site Development Plan, reviewed the supporting material
and conducted an on-site inspection of existing conditions. Based upon the facts and
analysis within this report, staff concludes that the proposed apartment buildings and
site are consistent with the approved Master Plan and meet the City's criteria and
standards for approval of a Major Site Development Plan.
Therefore, it is the recommendation of the City Manager that the City Council
accept Alternative #1, thereby approving the Major Site Development Plan for
three apartment buildings on Lots 6, 7 and 8 of the Ringgenberg Park Subdivision
4th Addition.
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ADDENDUM
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 in the Master Plan,
which are in some cases more restrictive than those listed in the development
standards table in the Zoning Ordinance (AMC Table 29.1202(5)-2).
FS-RM Zoning also establishes minimum development standards for open space,
residential net density, and landscape buffers (AMC Table 29.1202(6). The Master
Plan establishes required common open space that is to be owned by the property
owner and designated for active or passive recreation, as required by the Zoning
Ordinance. Residential net density in this project is calculated after deducting the
common open space from the total site area. It is also established by the Master Plan.
The proposed Major Site Development Plan complies with the Master Plan for the
portion of the site being developed. The Master Plan also establishes the required
landscape buffers, requiring a higher standard than in Table 29.1202(6). The Major Site
Development Plan provides detailed planting plans that meet the Master Plan
requirements. The main body of this report addresses landscaping in more detail.
Parking is provided in conformance with the parking standards in the Zoning Ordinance
(AMC Table 29.406(2)). These standards are based on the number of bedrooms in
each apartment. The standard requires a total of 78 parking spaces; 87 spaces are
provided, including 46 in garages and six accessible spaces.
Additional criteria and standards for review of all Major Site Development Plans are
found in Ames Municipal Code Section 29.1502(4)(d) and include the following
requirements.
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 downstream property.
Storm water management has been an important element of the Master Plan
review. The Master Plan requires storm water discharge after development to be
directed primarily to two storm water detention areas at the north east and
northwest portions of the site. The grading plans and storm sewer plans of the
Major Site Development Plan are consistent with these requirements of the Master
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Plan. A detailed storm water management plan for the entire north portion of
Ringgenberg Park Subdivision was part of the approve Preliminary Plat. It
demonstrates that the storm water discharge rates after development will be
substantially less than those required by City standards and to a large extent
preserve capacity of the City storm sewer system to meet the needs of major storm
events.
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.
Existing water, sanitary sewer, electrical lines and other utility lines on the site
perimeter are adequate to serve the proposed development. Water and sewer
mains to serve the buildings are being extended through the center of the site with
the access drive, with extensions to the north and south between buildings. All of
these water and sewer lines will be in easements to the City and will be 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. The electric and other
utility lines are not provided by the City.
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.
Building placement is consistent with the approved Master Plan. 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. The measures taken to manage storm water to prevent impact on adjoining
and surrounding property are described above under item #1. There is no indication
that this development presents any endangerment to adjoining and surrounding
property.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
There is 30 feet of topographic relief across this entire Fourth Addition site, with the
highest area being on the western portion and the lowest area being in the
northeast corner. A storm water detention area is to be located in this low corner. In
the western portion of the site, the low area is along the north boundary, where
another storm water detention area is to be located. Although significant grading is
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needed to create building pads and parking areas, the existing topography provides
the basis for drainage ways and the center access drive. The location of all of these
features is consistent with the approved Master Plan
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 to the site at two locations, from Cedar Lane and Oakwood Road, and the
internal circulation is consistent with the approved Master Plan. That Plan was
found to provide safe, convenient and effective vehicular and pedestrian circulation.
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.
All of these areas are in the site interior and therefore will be screened from
adjoining properties and streets by buildings.
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.
In accordance with the approved Master Plan, 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.
The access drive and all parking areas are located in the interior of the site and
buildings will contain lighting within the site. All exterior lighting will meet the City
outdoor lighting code which prevents excessive glare and light trespass.
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.
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.
All of these factors were important in the review and approval of the Master Plan,
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which imposes standards for site coverage, building scale, setbacks, and open
spaces that are more restrictive than the usual requirements of the Ames Municipal
Code. The proposed Major Site Development Plan meets the requirement of the
approved Master Plan.
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.
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