HomeMy WebLinkAboutA001 - Council Action Form dated June 14, 2016 ITEM #: 43
DATE: 06-14-16
COUNCIL ACTION FORM
REQUEST: PRELIMINARY PLAT FOR VILLAGE PARK SUBDIVISION
BACKGROUND:
The property owner/developer, Hunziker Development Company LLC, is requesting
approval of a preliminary plat that includes five existing parcels of land and creates a
total of twelve lots on approximately 20 acres, located at 3535 S. 530t' Avenue (to be
renamed as University Boulevard). The proposed Village Park Subdivision is located
west of the ISU Research Park and south of the Wessex apartment development. (See
Attachment A. Location Map) The developer is seeking preliminary plat approval to
develop the site with medium-density apartments along the west and north boundaries
of the site and high-density apartments in the central, and south central portions of the
site.
Rezoning of the site was approved by the City Council on May 24, 2016. The rezoning
included approval of a Zoning Agreement for adoption of the Master Plan for Village
Park Subdivision (See Attachment C: Master Plan). A total of 13.36 acres of the
subdivision, along the perimeter of the site, is zoned as Suburban Residential Medium
Density (FS-RM), and includes proposed lots 1 through 11 . The interior of the site
extending to the south property line of the subdivision, including 6.48 acres, is zoned as
Residential High Density (RH), and includes proposed Lot 12. (See Attachment B:
Zoning Map; and, Attachment C: Master Plan) It is anticipated that the number of units
constructed in the FS-RM portion of the development will be within a range of a
minimum of 100 units and a maximum of 120 units. A combination of two-story 8-unit
buildings and two- and three-story 12-unit buildings are planned. The RH portion of the
development is projected to include a range of 135 to 155 units, in three-story buildings.
Although not shown on the Master Plan, the developer has indicated that a variety of
bedroom configurations will be provided with an emphasis on smaller units of 1 and 2
bedrooms. A note on the Master Plan states that: "Buildings in RH will be limited to 3
stories and 36 units per building."
Approval of the construction of apartment units in the FS-RM zoned lots will require City
Council approval of a Major Site Development Plan with a public hearing. Approval of
apartment units on the RH zoned lot requires approval by City staff only.
The proposed subdivision layout includes twelve lots for multi-family development in the
FS-RM and RH zones. There are four outlots in the proposed subdivision to serve as
locations for open space, shard use paths, public utility easements, stormwater
detention and surface water flowage. The developer is responsible for the construction
of all public improvements associated with the subdivision, including the construction of
the trail located within the eastern outlot.
The design of the project includes two public streets that are both extended to limits of
the property for future connection and extension beyond the site. The applicant
requests a waiver to maximum development levels when there is a single point of
access to allow for full development of the site prior to the completion of future
street connections.
Planning and Zoning Commission Recommendation. On June 1, 2016, the
Commission considered the Preliminary Plat for Village Park Subdivision. The
Commission reviewed the overall design and the issue of vehicle limit with one point of
access, described in this report. Justin Dodge, representing the Developer for the
project, explained that the preliminary plat matches what was reviewed during the
rezoning process. He noted a concern of one of the neighboring property owners who
wishes to see a shared use path located on the west side of a pond on the east side of
the subdivision. Mr. Dodge stated that the Developer's public improvement plans have
already been drawn with the shared use path to the west of the pond in Outlot D and
that is its planned location.
Dan Fuchs, 3581 S. 530th Avenue, expressed concern about the shared use path
location and his desire for a binding agreement about its location. He also noted that
work with the developer to create a 25-foot tree buffer along the former railroad right-of-
way that Mr. Fuchs wishes to protect against future action by another property owner, or
home owner's association. Mr. Dodge indicated the plan is to retain the 25-foot wide
tree buffer.
ALTERNATIVES:
1 . The City Council can approve the Preliminary Plat for Village Park Subdivision at
3535 S. 530th Avenue, with the following conditions:
A. That a waiver be granted for the 750 vehicle limit for one point of access, as
required by Section 23.403(9)(c) of the Municipal Code; and,
B. That the Final Plat of the first phase of Village Park Subdivision include
construction of or financial security for the installation of the shared use path
located within Outlot D, located generally west of the planned stormwater
detention facility, prior to approval of the initial final plat.
2. The CityCouncil can approve the Preliminary Plat for Village Park Subdivision at
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3535 S. 530th Avenue, with modified conditions.
3. The City Council can deny the Preliminary Plat for Village Park Subdivision at 3535
S. 530th Avenue, by finding that the preliminary plat does not meet the requirements
of Section 23.302(6)(a) or Section 23.603 of the Ames Municipal Code and by
setting forth its reasons to disprove or modify the proposed preliminary plat as
required by Section 23.302(6)(b) of the Ames Municipal Code. Code sections are
found in Attachment K—Applicable Subdivision Law.
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4. The City Council can defer action on this request to no later than July 14, 2016 and
refer it back to City staff and/or the applicant for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
At the time of the LUPP amendment, rezoning, and master plan approval, staff focused
on the discussion of housing variety, building types, and transitions to adjacent
properties during the evaluation of the site. Staff believes the proposed subdivision
layout has met the interest of establishing the housing types that are intended for the
development on the site, the desired transportation connections, and planned open
spaces and transitions. Staff has discussed with the applicant the FS-RM requirements
for each of the individual lots and both staff and the developer believe the size of lots
along the west property line are adequate to meet landscaping, parking, and building
needs of each site, with shared access to the lots.
Staff believes that the proposed subdivision is consistent with the minimum required
subdivision standards, provided the waiver described in this addendum to this report is
granted by the City Council. Staff supports granting of the waiver in this situation
based on applicant's ability to provide for a second emergency access route and
the adequacy of the street system to support the level of development envisioned
on the site.
Therefore, it is the recommendation of the City Manager that the City Council act
in accordance with Alternative #1 approving the Preliminary Plat for Village Park
Subdivision at 3535 S. 530t" Avenue, with a condition that a waiver be granted for
the 750 vehicle limit, as required by Section 23.403(9)(c) of the Municipal Code
and a condition that the shared use plan is constructed in association with the
first final plat.
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ADDENDUM
Project Description. The proposed Preliminary Plat (See Attachment G - Proposed
Lot Layout) includes 12 lots for multi-family structures, and four outlots to serve as
locations for open space, shared use paths, storm water detention, surface water
flowage, and shared use paths. All lots meet minimum size requirements, and frontage
requirements for the FS-RL and RH zoning districts, as applicable. Lots 1 through 11,
planned for 8- and 12-unit structures in the FS-RL zone, range in size from 20,076
square feet to 40,811 square feet. Lot 12, in the RH zone, includes 240,568 square feet
of lot area to accommodate 36-unit apartment buildings.
Outlot A is located at the east entrance to the subdivision from S. 530th Avenue (future
University Boulevard) and will as the location for a shared use path, as well as a storm
water detention and surface water flowage easement. Outlot B is located in the
northwest corner of the subdivision and have a shared use path easement over the
entire outlot, to connect Cottonwood Road in the subdivision with a shared use path yet
to be constructed in the City-owned Christofferson Park. Outlot C is located between
Aurora Avenue and the west property line of the subdivision, and will serve as a the
location of a sidewalk easement, public utility, stormwater detention and surface water
flowage easements. Outlot D is located along the east boundary of the subdivision,
south of Cottonwood Road, and will serve as the location for a shared use path, as well
as storm water detention, surface water flowage and public utility easements.
Density/Open Space. Density calculations cannot be calculated, at this time, for either
the FS-RM, nor the RH portions of the proposed multi-family subdivision, since no site
plans have been submitted for development of any of the lots in this proposed
subdivision. The FS-RM zone requires a minimum density of 10 dwelling units per net
acre. The RH zone has a range of density from at least 11.2 dwelling units per net acre,
but no more than 38.56 dwelling units per net acre. A minimum of 10 percent of the
gross area is required to be devoted to common open space in the FS-RM zone. A total
of 3.95 acres of land is included in the four proposed outlots, combined. This
represents 19.9 percent of the total land area, 19.83 acres, in the proposed subdivision.
The developer has had preliminary conversations with staff about development of each
lot and how to comply with zoning requirements.
Access. The Master Plan includes three access points to the site. An extension of
Cottonwood Road from the west, University Boulevard to the east through a roundabout
constructed in 2015, adjacent to the ISU Research Park, and from the south from a new
public street. No permanent access is planned to the existing Wessex apartment
development to the north; however, the plan does include providing for an emergency
vehicle access route through Wessex to benefit the development of this site. This
access will remain until such time as Cottonwood Road connects through the land west
of this subdivision to the existing terminus of the road in Sunset Subdivision.
The street right-of-ways will be 66 feet wide, with a paving width of 31 feet. On-street
vehicular parking will be prohibited along the north side of Cottonwood Road, and along
the west side of Aurora Avenue.
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Shared access easements are provided along selected lot lines separating properties
along Cottonwood Road and Aurora Avenue to limit the number of driveways accessing
these streets and to allow for more efficicent development of each lot.
A shared use path will follow the north side of Cottonwood Road as an extension of the
trail system to be constructed in the Iowa State University Research Park, then south
through the FS-RM open space continuing to the south boundary of the site. This
location for the shared use path will allow for the path to be located adjacent to the RH
apartments and away from the eastern property line along the former railroad right-of-
way adjacent to a property owner to the east. Final trail designs would be part of the
Major Site Development Plan and Minor Site Development Plan reviews. Future
extension of the trail south of Ames is planned to connect with the High Trestle Trail, a
regional bike trail system. A trail connection to Christofferson Park, north of the subject
property at 2130 Oakwood Road, is also planned. Sidewalks will be located along both
sides of Cottonwood Road and Aurora Avenue, as part of this residential subdivision.
Sidewalk easements through Outlot C, and Lot 12, will provide a means of pedestrian
access to the shared use path from properties in this subdivision, and eventually from
properties to the west of Village Park, as that land is developed.
Waiver for Access-Section 23.403(9)(c) of the Subdivision Ordinance in the Municipal
Code states that "Any subdivision shall have no less than two means of access
whenever the length of any street in the subdivision exceeds 1,320 feet, or the average
daily traffic is expected to exceed 750 vehicles." The granting of a waiver by the City
Council for the 750 vehicle limit will be necessary to approve the proposed preliminary
plat. Staff is supportive of granting a waiver by the City Council, to this subdivision
requirement, since the volume of traffic from this subdivision will be mitigated through a
variety of means.
One measure by the developer to address this concern is to provide a temporary
emergency access, 25 feet in width, through the Wessex apartment development to the
north. Secondly, the City Traffic Engineer has determined that University Boulevard,
which is the arterial street that provides access to this subdivision through a roundabout
at the intersection S. 530th Avenue (to be renamed to Univeristy Boulevard) is designed
to accommodate the volume of traffic anticipated from this development. Thirdly, that
Cottonwood Road is planned for extension through the land west of the proposed
development, at such time that the land is annexed into the City and platted for
residential development. At that time, the Cottonwood Road extension will connect to
where it presently terminates at the east boundary of the Suncrest Subdivision.
Infrastructure. Paving of University Boulevard street extension, and the installation of
water and sanitary sewer mains, to serve the proposed subdivision, are in place. Water
main will be extended into the site from University Boulevard; whereas, sanitary sewer
service will be provided by means of an extension northwest of the site.
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Transit. CyRide currently circulates a route to the south terminus of Wessex Drive
located approximately 1,000 feet to the north of the residential development area of the
site. CyRide does not plan to continue the route further south at this time.
Street Tree Plan. The Street Tree Plan (See Attachment J- Street Tree Plan) shows
trees planned along both sides of the street right-of-ways for Cottonwood Road and
Aurora Avenue, spaced at approximately 50 feet on-center, and accommodating for
driveway accesses to the streets. A variety of overstory and understory tree species
are planned, as listed on Attachment E— Typical Section and General Notes.
Applicable Law. Laws pertinent to the proposal are described on Attachment I.
Pertinent for the City Council are Sections 23.302(5) and 23.302(6). Requirements for
Ames Conservation Subdivision standards are in Division VI of Chapter 23 Subdivision
Standards of the Municipal Code. Zoning standards for Suburban Residential
development are contained in Article 12 of Chapter 29 of the Municipal Code.
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Attachment A: Location Map
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Attachment G: Proposed Lot Layout
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Attachment H: Preliminary Grading Plan
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Attachment K: 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
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requirements for public improvements and contains design standards.
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