HomeMy WebLinkAboutA002 - Council Action Form dated July 14, 2015 ITEM #: 49
DATE: 07-14-15
COUNCIL ACTION FORM
REQUEST: PRELIMINARY PLAT ISU RESEARCH PARK PHASE III
BACKGROUND:
Iowa State University Research Park, as the owner of four (4) parcels of land, and
Erben Hunziker and Margaret Hunziker Apartments, as the owner of two (2) parcels of
land, for a total of 187.93 acres, have submitted a Preliminary Plat Application for Iowa
State University Research Park, Phase III. The six (6) parcels of land that constitute the
new subdivision are presently addressed as: 3800, 3400 and 3140 University
Boulevard, including a portion of the right-of-way for the former S. 530th Avenue (now
University Boulevard following annexation), and 3801, 3401 and 3101 South Riverside
Drive, including a portion of right-of-way for South Riverside Drive. (See Attachment A -
Location Map) Annexation of this land was officially approved by the State of Iowa on
September 23, 2013.
At the time of annexation, the zoning designation of the property was "A" (Agricultural),
in accordance with Section 29.302 of the Municipal Code. On December 16, 2014, the
City Council approved rezoning of the land from "A"(Agricultural) to "P-1" (Planned
Industrial). An "Agreement for Public Improvements and Other Work Pertaining to the
Iowa State University Research Park Phase III" was approved by the City Council on
October 14, 2014 in conjunction with establish the area as an Urban Renewal Area for
economic development.
The Preliminary Plat includes 22 developable lots and 3 outlots for stormwater
management and open space. Lots 1 through Lot 7 are part of the initial Phase III
expansion of the Park. Lots 2 through 6 are intended to be part of the Hub Activity Area
commercial uses of the new Research and Innovation (RI) Zoning District. Outlot A is
intended to be used as public space, in agreement with Story County, as a regional
open space facility. Stormwater treatment will be accommodated primarily through the
proposed regional facilities within the outlots, this will minimize the need for areas of
individual lots to be used for stormwater treatment.
The proposed street alignments and public improvements are consistent with the
previous Council approved agreement. Additional dedication of land to accommodate
the roundabout design may be required with the final plat. Staff has recommended, and
the applicant agreed, to place sidewalks along both sides of the public streets in the
subdivision. Collaboration Way will also include on-street bike lanes connecting the
Park to the new bike facilities being built along University Boulevard.
The Preliminary Plat includes a block for Collaboration Way that creates a length
in excess of the 1,320 foot maximum limit of the Section 23.401(2), unless the
block length is approved for topographic or other considerations. In this
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instance, the developer is trying to preserve a low area abutting the south side of
Collaboration Way as open space and drainage area. The Plat design does
include trails to allow for north south circulation, despite the lack of street
intersections. Staff has supported the extended block length design of
Collaboration Way, and recommends that the City Council grant a waiver of this
requirement.
Planning and Zoning Commission Recommendation. On July 1, 2015, the
Commission considered the Preliminary Plat for the Iowa State University Research
Park, Phase III. Representatives for the Arthur E. Riley property at 3315 S. Riverside
Drive addressed the Commission in the public hearing with questions regarding the
installation of water service along Collaboration Place and S. Riverside Drive, timing for
the development of proposed "Outlot Z", and plans for storm water management. City
staff explained that the water main will be looped through the proposed subdivision from
University Boulevard on the west through the proposed subdivision on Collaboration
Place, and north on S. Riverside Drive to Airport Road. Timing for the future
development of Outlot Z as individual buildable lots is yet to be determined. Storm
water management for the subdivision will be provided through the utilization of three
outlots in the subdivision designed for storm water detention and treatment.
ALTERNATIVES:
la. The City Council can grant a waiver from the subdivision requirement for a
maximum block length of 1320 feet for Collaboration Place, as described in Section
23.401(2) of the Municipal Code.
1 b. The City Council can approve the Preliminary Plat for Iowa State University
Research Park Phase III.
2. The City Council can recommend that the City Council deny the Preliminary Plat
for Iowa State University Research Park Phase III.
3. The City Council can defer action, to no later than July 28, 2015, and refer the
request back to City staff and/or the applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
The Preliminary Plat design carries through the vision of the Research Park's expansion
for a collaborative and sustainable environment through its use of open space,
stormwater treatment design, and construction of complete streets for bicycle and
pedestrian users. With the determination that the requirements of the Ames Subdivision
and Zoning regulations are met by the proposed development, it is the recommendation
of the City Manager that the City Council act in accordance with Alternative #1 a and
#1b, thereby granting a waiver from the subdivision requirement for a maximum block
length of 1320 feet, as described in Section 23.401(2) of the Municipal Code and
approving the preliminary plat of Iowa State University Research Park Phase III.
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ADDENDUM
Project Description. The Preliminary Plat of "Phase III A" includes seven (7) lots for
development, Lots A, B & C (public street right-of-way to be dedicated to the City) and,
two outlots (Outlots "A" and "Z.") Outlot "A" is to be used as public open space, and
Outlot "Z", also known as "Phase III B", is planned for development as future lots and
public streets are needed for the ISU Research Park. Lot sizes range in size from 2.06
acres to 9.59 acres. Outlot "A" includes 37.13 acres. At the time of replatting of Outlot
"Z" (112.02 acres), Outlot "B" (18.89 acres) and "C" (4.79 acres) will be incorporated
into the subdivision for storm water management, Lot "D" will be added for public street
right-of-way, and fifteen (15) additional lots will be added for development.(See
Attachment B - Phase 111 Preliminary Plat)
The Preliminary Plat shows two (2) points of access to University Boulevard. Each point
of access on University Boulevard will be the location of a roundabout, to be
constructed in 2015. The northern access point will serve proposed Lot 1 and Outlot A
(public open space). The southern access point will be the location of a new public
street (Collaboration Place) to serve the subdivision from both University Boulevard and
from South Riverside Drive. A looped street (Plaza Loop) will have two points of access
on the north side of Collaboration Place and will serve as access to Lot 3. Lots 2, 4, 5
and 6 abut the south side of Collaboration Place, and will have access from that street.
Lot 7 abuts South Riverside Drive and will have its access directly from that existing
street. At the time of further division of Outlot "Z" into buildable lots, another street will
be added to serve additional lots in the subdivision. The street, Entrepreneur Way, will
provide access to South Riverside Drive, and will be extended to the south property line
of the subdivision, for future extension, as development occurs on land abutting the
southern boundary of the Iowa State University Research Park.
Applicable Law. Laws pertinent to the proposal are described on Attachment C —
Applicable Law. Pertinent for the Planning and Zoning Commission are Sections
23.302(3) and 23.302(4).
Block/Lot Configuration and Street Connections. The proposed subdivision is
bounded by University Boulevard on the west, and South Riverside Drive on the east.
Access by proposed lots in this subdivision to University Boulevard will be limited due to
the fact that it is a major arterial roadway. Wherever possible, access to lots will be
from streets to be constructed within the boundaries of the subdivision. Circulation
through the subdivision will be provided by Collaboration Place, which will extend
between University Boulevard and South Riverside Drive. Plaza Loop will include on-
street parking spaces to serve the "Hub Building" development of this subdivision
surrounded by Plaza Loop on the north, west and east sides of proposed "Lot 3", and by
Collaboration Place on the south. University Boulevard is an off-site improvement being
constructed this summer to include two roundabouts that will provide access to the
proposed subdivision from this major arterial street.
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The design of Collaboration Way does not include a north/south street intersection that
would connect to the proposed Entrepreneur Drive. This creates a block length in
excess of the 1,320 foot maximum limit of the Section 23.401(2), unless the block
length is approved for topographic or other considerations. In this instance, the
development is trying to preserve a low area abutting the south side of
Collaboration Way as open space and drainage area. The Plat design does
include trails to allow for north south circulation, despite the lack of street
intersections. Staff has supported the extended block length design of
Collaboration Way, and recommends that the City Council grant a waiver of this
requirement.
All lots meet minimum size requirement of one (1) acre for the "P-1" (Planned Industrial)
zoning district with a size between 2.06 acres and 9.59 acres in "Phase III A" of the
subdivision. Lots configurations and lot sizes for the "Phase III B" portion of the
subdivision will be determined as Outlot "Z" is replatted at some future date. At the time
of final plat approval, there will need to be an easement to accommodate temporary
turnarounds acceptable to the fire department.
Street widths, proposed with a right-of-way width of eighty (80) feet, meet the standards
for commercial/industrial streets. On-street parking will be limited to Plaza Loop. All
other parking with be on constructed on each lot to serve the development.
Public Improvements. Public utilities (sanitary sewer, water) are proposed to serve the
subdivision and will be available to all lots. The public water main will be constructed in
the street right-of-way for University Boulevard, Collaboration Place, and South
Riverside Drive to form a complete loop to serve the subdivision. Sanitary sewer will be
extended from the existing Iowa State University Research Park property to the north
through the planned public open space to the intersection of Collaboration Way and
University Boulevard. Through the "Agreement for Public Improvements," the City will
be responsible for the design and installation of public improvements, including water
mains, sanitary sewer mains, and street improvements funded through the IDOT RISE
grant, including street lighting, street related storm sewer facilities, sidewalk on the west
side of University Boulevard, roundabouts, and on-street bike lanes on Collaboration
Place.
Sidewalks, Pedestrian Trails and Street Trees. Sidewalks are planned for
construction on both sides of all streets. This was a recommendation by staff to
accommodate the anticipated demand for pedestrian circulation within this subdivision,
given that development is planned to be a mix of commercial and industrial uses.
Sidewalks will be required along the "Hub Building" Lot 3 and are also required along
Riverside Drive. The developer is in agreement with the plan for sidewalks on both
sides of all streets. In addition pedestrian trails, ten (10) feet wide, are planned
throughout the subdivision to provide alternative routes for pedestrians along the longer
lengths of street sections, and to provide access into and through the planned public
open space.
A street tree planting plan has been submitted that includes street trees planted at a
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spacing of fifty (50) feet on-center along the perimeter of Plaza Loop, next to the on-
street parking spaces, and along Collaboration Place between the intersection with
University Boulevard and the eastern portion of Plaza Loop. The street trees are not
required by the subdivision standards of Chapter 23 of the Municipal Code, since street
trees are only required for residential subdivisions
Storm Water Management. The Public Works Department has reviewed and
approved the Storm Water Management Plan for this subdivision, and it meets the
requirements of the adopted Post Construction Storm Water Ordinance.
Environmentally Sensitive Area and Floodplain. A portion of the land in this
proposed subdivsion lies within the Environmentally Sensitive Overlay Area of the Land
Use Policy Plan, and is designated as flood plain. This land has been accounted for
within the proposed subdivision as public open space, where development of buildings
is not planned.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site
and a sign was posted on the subject property. As of this writing, no comments have
been received.
Conclusions. Based on this analysis, staff finds that the proposed Iowa State Research
Park, Phase III Subdivision complies with all relevant and applicable design and
improvement standards of the Subdivision Regulations, to other standards and
ordinances of the City
Off-site infrastructure to support development of the site is part of the "Agreement for
Public Improvements and Other Work Pertaining to the Iowa State University Research
Park Phase III.'
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Attachment A: Location Map
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Attachment B: Phase III Preliminary Plat
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Attachment B: Phase III Preliminary Plat
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Attachment B: Phase III Preliminary Plat
Entire Subdivision
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Attachment B: Phase III Preliminary Plat
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Attachment B: Phase III Preliminary Plat
South Portion of the Subdivision
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Attachment B: Phase III Preliminary Plat
Street Tree and Seeding Plan
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Attachment C: Applicable Subdivision Law
The laws applicable to this Preliminary Plat 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.
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