HomeMy WebLinkAboutA005 - Council Action Form dated May 24, 2016 ITEM #: 48
DATE: 05-24-16
COUNCIL ACTION FORM
SUBJECT: PRELIMINARY PLAT FOR SUNSET RIDGE SUBDIVISION, 71h
ADDITION (125 AND 130 WILDER AVENUE)
BACKGROUND:
Hunziker Land Development, LLC is requesting approval of a Preliminary Plat for the
Sunset Ridge Subdivision to plat 40 residential townhome lots. The property was
rezoned to Planned Residential Development (PRD) with the concurrent approval of a
Major Site Development Plan for two parcels to allow for the construction of a 40 unit
townhome development in 2015. The Major Site Development Plan was approved with
the condition that approval of a preliminary and final plat be required for creation of the
individual single family attached residential lots. The subject site at 125 and 130 Wilder
Avenue in Sunset Ridge is currently two lots and totals 6.81 acres. (See Attachment A
Location and Existing Zoning Map) The site abuts single-family homes to the north and
east, Lincoln Way to the south, and Ames corporate limits to the west.
The proposed Preliminary Plat (See Attachment B) includes 40 single-family attached
housing units configured in buildings of two and four units with two and three bedrooms.
The housing design approved with the PRD is modeled after some townhome designs
found on the west side of Somerset along Bristol Drive and Northridge Parkway. The
building design is for a walk-up townhome with front doors oriented to public space of
streets or open space with rear access to two-car garages.
There is a single point of access into each development parcel from Wilder Avenue with
private street access (Wilder Place and Wilder Lane) to the individual residential lots.
The private streets are contained in Outlot B and Outlot C. Each lot will have a two stall
detached garage as well as parking on the driveways. A small overflow parking lot is
provided at the end of each private street, which will also serve as the required fire truck
turnaround area. The units will have front entries facing Wilder Avenue for the interior
row of units and facing the open space areas to the west and east of the development
for the outer rows of units. All garage access with be off of the private streets interior to
the development. The proposed grading of the site and design of the utilities generally
conforms to the original Major Site Development plan approvals.
Planning and Zoning Commission Recommendation: On May 4, 2016 the Planning
and Zoning Commission considered the Preliminary Plat for Sunset Ridge Subdivision,
7th Addition. No one from the public spoke at the hearing. The Commission
recommended approval of the Preliminary Plat by a vote of 5 to 0.
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ALTERNATIVES:
1. The City Council can approve the preliminary plat for Sunset Ridge Subdivision 7tn
Addition.
2. The City Council deny the preliminary plat for Sunset Ridge Subdivision.
3. 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:
The proposed project has achieved the lot development requirements of the Ames
Subdivision and Zoning regulations and conforms to the previously approved Planned
Residential Development Plan and Major Site Development Plan for the proposed
development. Therefore, it is the recommendation of the City Manager that the
City Council act in accordance with Alternative #1 and approve the preliminary
plat for Sunset Ridge Subdivision 7t" Addition.
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ADDENDUM
Project Description.
The project site is two lots totaling 6.81 acres fronting on Lincoln Way and Wilder
Avenue. The project includes 40 single-family attached residential units with detached
garages on individual ownership lots. The units will face Wilder Avenue and the open
spaces area to the west and east side of the development. The lots will be accessed
from Wilder Avenue on two private dead end streets with parking and fire turn around
areas at the end of each private street. The units are proposed as two-story
townhomes, with partially finished basements.
The development includes two building types, a four unit attached building and a two
unit attached building. Each of the four unit and each of the two unit buildings will be
the same in design, with each unit in the building having an individual fagade design
breaking up the mass of the overall building. Each unit is proposed with a foot print of
approximately 25' by 31 feet in dimension and contain approximately 1,800 square feet
of living space with additional finishable area in the basements. The PRD and Major
Site Development Plat were approved in October 2015 for the design of the buildings
and unit types. At that time, the units could be built under the zoning code as multiple
buildings on one lot; however, the intent of the PRD was for single family attached
housing units which by code require a legally platted lot for each residential unit.
Therefore, the PRD was conditioned for the approval of a subdivision plan at the future
date prior to occupancy of the units. Currently, two of the buildings on the western most
development lot are under construction.
The Preliminary Plat includes 40 lots for development of Single-Family Attached
Dwellings. Wilder Avenue is the one single main access from Lincoln Way for the
development. The development includes Outlots B and D for private street connection
to each of the 40 home lots to access the rear loaded garages. Outlots A and D are
included on the plat an identified as public open space to meet the majority of the
minimum 40% open space required for the PRD. (See Attachment C - Preliminary Plat).
Density calculations are based on net area consistent with a base zone of medium
density, by subtracting out of the gross lot area the total area to be held as outlots for
private streets and public open space. With a total net area of 2.99 acres the net density
of 40 proposed single family attached homes is 13.4 dwelling units per net acre. This
meets the net density range of 7.26 to 22.31 dwelling units per net acre of a medium
density base zone consistent with the approved PRD and Major Site Plan.
Public Improvements. The proposed development lots will be accessed off of Wilder
Avenue. The west development area will include 20 single family attached lots fronting
on the west open spaces area and on Wilder Avenue with access to the lots from the
private street, Wilder Place, into the rear of each of the lots for access to the rear loaded
garages. The east portion of the development area will also include 20 lots fronting on
Wilder Avenue and the open space to the east with rear loaded access from Wilder
Lane. The open area created by Outlots A and D will be part of the development
retained under the control of the homeowners association and will not become a city
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responsibility for maintenance. New sewer and water connections have been installed
based on the layout of the approved PRD and Major Site Development Plan for the
sites.
Street Trees. A street tree planting plan has been submitted that includes street trees
planted along the west and east perimeter of Wilde Avenue, and along the north
perimeter of Lincoln Way. Chapter 23 of the Municipal Code, would typically require
street trees for residential subdivisions along both sides of the street at a spacing of 30-
50 feet on center to allow for the growth of the tree canopy. The applicant is meeting
this minimum required, however with the existence of the median in the ROW for Wilder
Avenue, a question was raised about the viability of the existing median trees with the
proposed new streets trees along Wilder Avenue. Therefore, staff feels it is acceptable
for the street tree plan in this situation to be adjusted in terms of number, tree type and
spacing within the right-of-way along Wilder Avenue as is permitted by the spacing
standards within Chapter 23. Final planting arrangements will be determined by staff
based on the health of the existing trees in he median and maximizing street trees along
Wilder.
Open Space, Sidewalks, and Pedestrian Connections. The proposed development
will be developed according to Medium Density Residential standards for open space in
a PRD, which requires a minimum of 40% of the gross area of the site to be devoted to
open space. The proposed development is shown to provide the minimum 40% of the
site in open space with 2.23 acres of dedicated open space through the creation of
outlots A and D and another .50 acre of open space provided between the residence
and garage structures and sidewalk connections contained within Outlots B and C. The
highlight of the open space design is the large common open space combined with the
Sunset Ridge Subdivision open space on the east side of the project. This creates a
large "common green" for the area. Therefore, it is concluded that the minimum open
space required for the development has been provided in the plan.
The proposed subdivision includes an 8-foot wide trail connection along the west side of
Wilder Avenue to connect to the existing trail through Sunset Ridge subdivision and a 5-
foot sidewalk on the east side of Wilder Avenue to connect to the existing sidewalk
system. Internal sidewalks are also provided to the front entrance for each of the
townhome units, as well as to connect the proposed townhomes to the existing Sunset
Ridge neighborhood by two connection points north to Durant Street. There is an
existing 8-foot shared use path along Lincoln Way along the frontage of Sunset Ridge.
Infrastructure and Storm Water Management.
The site is fully served by City infrastructure. Sanitary sewer and water are available, as
is electric services. Existing and proposed easements are shown on the Preliminary Plat
as required by Public Works. All required easements will be recorded with the Final Plat
for the subdivision.
The Public Works Department has reviewed the storm water management plan and
finds that the proposed development can meet the required storm water quantity and
quality measures.
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Applicable Law. Laws pertinent to the proposal are described on Attachment C —
Applicable Law. Pertinent for the City Council are Sections 23.302(5) and 23.302(6).
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.
Attachment A: Location and Zoning Map
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Attachment B: Preliminary Plat Cover Sheet
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Attachment B, Lot Layout.
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Attachment B, Site Layout and Utility
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Attachment B, Street Tree 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(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 IV, establishes requirements
for public improvements and contains design standards.
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