HomeMy WebLinkAboutA020 - Council Action Form dated October 10, 2017 ITEM #: 33
DATE: 10-10-17
COUNCIL ACTION FORM
REQUEST: MAJOR SITE DEVELOPMENT PLAN FOR 2151 COTTONWOOD ROAD
BACKGROUND:
Hunziker Development Company, LLC is requesting approval of a Major Site
Development Plan for a 12-unit apartment building on the property located at 2151
Cottonwood Road, (Lot 5 of Village Park Subdivision). Lot 5 includes 40,811.28 square
feet (0.94 acres), and is zoned as "FS-RM" (Suburban Residential Medium Density),
(See Attachment A: Location & Zoning Map & Attachment B: Major Site Development
Plan.) The site is located west of University Boulevard, across from the Iowa State
University Research Park, and south of Christofferson Park. Land to the west and south
of the Village Park Subdivision is outside the Ames corporate limits, in rural Story
County. Although the land to the west is outside of the City, it is planned for future
annexation and development with single-family homes.
A two-story, 12-unit apartment building is proposed for Lot 5 as the final developable lot
facing Cottonwood. The proposed building includes four (1-bedroom units), and eight
(2-bedroom) units for a total of 20 bedrooms, with an average of 1.67 bedrooms per unit
(See Attachment B: Site Plan & E: Floor Plans). The other four lots on the north side of
Cottonwood Road were approved for the construction of a 12-unit (3-story) apartment
building on each lot along the north side of Cottonwood Road. These four buildings
follow a pattern and orientation that features the buildings facing the street, with surface
parking along one side of the building, and behind the building in the rear yard, and
garages along the north property line of each lot. The proposed development on Lot 5
includes front doors to individual units on the south fagade that are perpendicular to
Cottonwood Road, meaning they are not visible directly from the street. The first level
units each have a separate entrance at ground level from the exterior of the building.
Interior stairs provide access to the second level units, with exterior doors on the east
and west sides of the building.
The proposed building design is a 2-story building with a flat roof (See Attachment C:
Building Elevations and Rendering). Exterior building materials include a combination
of vertical flush seam metal panels, and galvalume finish corrugated metal siding with a
vertical or a horizontal orientation on various sections of each wall. The metal panels,
and galvalume finish corrugated metal siding extend above the roof line at various
heights to form a parapet along the south building elevation. The north and south
building elevations include four small sections of reddish brown face brick as accents,
while the east and west elevations each have one small section of face brick on each
wall.
The design has a very modern style architectural appearance with the flat roof and
parapets that are similar to some commercial building features. The parapets are
intended to address architectural interest for the building. Staff believes the design
creates some desirable architectural interest but the extended parapet heights also
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create some disproportionately tall fagade elements compared to the main area of the
building. The proposed building design is a departure from the architectural design of
the other 12-unit apartment buildings approved along the north side of Cottonwood
Road, which are 3-story buildings with gabled roofs. Exterior building materials for the
other buildings include vinyl lap siding with cultured stone veneers, and cultured stone
pillars that support decks and roofs above the decks, as well as above the primary entry
to each building. The developer also intends to propose two-story flat roof buildings of
the same type as this application for remaining undeveloped lots located on Aurora.
Two garage buildings are planned along the north property line, with six parking stalls in
each garage building. Surface parking spaces are located along the east property line,
and behind the apartment building. The parking spaces behind the building share an
access aisle with the garage parking stalls. Access to the site for parking is a shared
access easement centered on the property line between Lot 4 (2135 Cottonwood
Road), and Lot 5 (2151 Cottonwood Road). .
The FS-RM zone includes requirements for common open space equaling 10% of the
overall FS-RM area in a development. The common open space that serves the tenants
of the proposed apartment building, and all lots in the FS-RM portion of Village Park
Subdivision, is located within outlots (See Attachment F: Open Space Landscape Plan).
Notably, Outlot B abuts this site and provides a walkway connection from Cottonwood to
the Christofferson Park boundary to the north. The other outlots in the subdivision are
principally designed for stormwater treatment facilities.
Landscaping on Lot 5 is provided to meet the new residential landscaping standards for
residential development. This includes new front yard landscaping requirements and for
the parking lot. The site also triggers FS development standards for side and rear yard
landscaping, notably for the west property line that will be a future interface with single
family development. A high screen is required along the west property line to meet
landscape buffer requirement in the FS-RM zone where the lot is adjacent to any lot
zoned as FS-RL or RL. Staff has recommended that the developer propose an
alternative landscape approach for the high screen and outlot along the west property
line. The developer proposes provide the landscape buffer along the west 10 feet of
Outlot B, abutting the west property line of this site and to construct the required walk
along the east side of the outlot. City staff is supportive of locating the buffer in the
Outlot to ensure the walkway is visible and not cutoff by landscaping. The property
owner of Lot 5 would be responsible for the long term maintenance of the landscaping
if it is not cared for as part of the common area as it is a substitution for onsite
landscaping.
Off-street parking exceeds minimum parking requirements for apartment dwellings in
the FS-RM zone. Access is shared with the adjoining property as required within the
subdivision plat. No lighting has been proposed with the site development plan. Further
details on the overall plans are found in the Addendum of this report.
On September 20, 2017, the Planning and Zoning Commission reviewed the proposed
Major Site Development Plan. The Commission discussed the site layout, open space,
access, landscaping, and design of the project. The Commission reviewed the
architectural plans and details and considered how the style of the buildings would be
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compatible in appearance with future single-family neighbors to the west, especially for
future sites along Aurora. The Commission also discussed the view of the site from
Christofferson Park. By a vote of 6-0, the Commission recommended approval of the
Major Site Development Plan and added a condition of approval for buffer landscaping
along the Park boundary. The Commission believes a landscape buffer is needed to
break up the expanse of blank walls on the north side of the two six-stall garage
structures. The developer has satisfied the recommended condition from the
Commission by adding landscaping to the plans included for the City Council's
approval.
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan for the proposed 12-
unit apartment building, located at 2151 Cottonwood Road, as proposed, with the
following conditions:
A. Review of an outdoor lighting plan is deferred for staff review and compliance
with the Outdoor Lighting Code, Section 29.411 of the Municipal Code.
B. Prior to occupancy, complete the High Screen plantings within Outlot B as a
substitute for onsite plantings.
2. The City Council can approve the Major Site Development Plan for the proposed 12-
unit apartment building, located at 2151 Cottonwood Road, with modifications.
3. The City Council can deny the Major Site Development Plan for the proposed 12-unit
apartment building, if it finds the project does not meet the Major site Development
Plan criteria.
4. 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:
The Major Site Development Plan review is to determine conformance with
development standards, and appropriate arrangement and design of the use of the site.
FS-RM zoning is intended to implement the LUPP vision of landscaped suburban style
development that provides for desirable apartment housing choices. The proposed
development project is consistent with the Master Plan for use limitations and meets a
community interest of providing for apartment types of various floor plans from one to
two bedrooms that will have wide appeal. The specific criteria for the site development
plan approval are discussed in greater detail in the addendum.
The proposed building design is consistent with the common expectations of apartment
homes marketed above an entry level product in that it includes some covered parking
and private spaces for individuals and the units are sized for smaller living situations.
As a small site there are no unique amenities or characteristics to the project as have
been included with the recent Mortenson Heights projects along Mortenson Road.
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The building design has a modern design style in terms of its massing and use of
exterior materials and architectural features. The proposed materials are very
contemporary with the metal siding, parapet on the south building elevation, and the flat
roof. There are very few examples of this design approach in Ames outside of
commercial areas, which makes it hard to visualize how successful the design will be
compared to the other buildings in Village Park. Although staff has some concerns on
individual features of the design, the modern style in this area of Village Park can be
found compatible with the surroundings.
Staff has worked with the applicant to provide landscaping on-site to meet front yard,
and perimeter parking lot landscaping requirements. The arrangement of the site has a
residential appearance for landscaping. With the required street trees and front yard
plantings, the development of all the sites along Cottonwood will create a substantial
landscaped corridor. Staff supports the use of Outlot B to meet the high screen
requirements while accommodating the walkway connection to the park boundary. The
developer has added additional landscaping along the park boundary to soften the
appearance of the site from the public park.
Therefore, it is the City Manager's recommendation that the City Council act in
accordance with Alternative #1, approving the Major Site Development Plan with
the conditions stated above.
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ADDENDUM
Project Description. Hunziker Development Company, LLC is requesting approval of
a Major Site Development Plan for a 12-unit apartment building on the property located
at 2151 Cottonwood Road, (Lot 5 of Village Park Subdivision). Lot 5 includes 40,811.28
square feet (0.94 acres), is zoned as "FS-RM" (Suburban Residential Medium Density).
(Attachment F: Village Park Subdivision).
Development of the property is required to be consistent with the rezoning Master Plan
agreement for the property. The Master Plan for this property, originally identified as
3535 S. 530th Avenue (Village Park Subdivision), includes FS-RM and RH (Residential
High Density. The Final Plat for Village Park Subdivision includes eleven lots for
development in the FS-RM zone, and one lot for development in the "RH" (Residential
High Density) zone. Approximately 100 to 120 units, and an approximate density of
thirteen to seventeen units per acre is shown on the approved Master Plan for the FS-
RM areas. This is the final lot for development along Cottonwood. Attachment F shows
the overall layout of the Village Park Subdivision with the open space landscaping.
Density limitations in the FS-RM zone requires 7,000 square feet for the first two units,
and 1,800 square feet for each additional unit. The subject site could accommodate 20
dwelling units, provided all other site plan requirements are met. The FS-RM zone
allows a maximum of 12 units in each building, which is what is proposed for the entire
lot. The proposed density of 12 units on 0.94 acres is the equivalent of 12.80 dwelling
units per acre, which is within the density range on the approved Master Plan for Village
Park Subdivision. The proposed 12-unit building consists of four (1-bedroom units), and
eight (2-bedroom units), for a total of twenty bedrooms in the entire building.
Parking.
The Zoning regulations require a minimum of one parking space per bedroom for units
of two bedrooms, or more, and one and one half parking spaces for one-bedroom units.
The minimum number of parking spaces required for this site is 22 spaces. The
developer is proposing a total of 38 parking spaces, including handicap-accessible
spaces and garage stalls. Off-street parking on the site is configured as 19 standard
(9'x19') surface parking spaces in the rear yard, north of the building, and 5 standard
surface parking spaces, plus 2 van-accessible handicap spaces, as required, in the side
yard east of the building. Across the drive aisle from the surface parking spaces in the
rear yard, are two (6-stall) garages approximately 12.31 feet from the north property
line, and running parallel to the north perimeter of the site. The parking spaces, and
garage stalls, are served by a single access from Cottonwood Road, centered on the
property line that separates Lots 4 and 5 in a 25-foot wide shared access easement
(See Attachment B: Master Plan, Parking Layout). The shared access between Lots 2
and 3, serves as a temporary emergency vehicle access that extends through the
Wessex Apartment development adjacent to the north, and out to Oakwood Road, until
such time that Cottonwood Road is extended to the west to connect with the existing
Cottonwood Road in the Suncrest Subdivision
Layout.
The proposed building would be constructed on Lot 5, which includes 40,811.28 square
feet. The building footprint of the apartment building occupies 6,290 square feet of the
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site. Garages footprints cover 3,168 square feet, and the parking spaces, driveways,
drive aisles, and sidewalks cover an additional 8,945 square feet for a total of 20,013
square feet of the site covered by impervious surfaces, which is 59% of the total site
area . The remainder of the lot is landscaped area, which amounts to 41% of the total
site. In addition, the minimum requirement of 10% of the gross area of the subdivision
to be devoted to common open space, for development in the FS-RL, or FS-RM zones,
is accounted for in Outlots A and D, of Village Park Subdivision.
Landscaping.
Landscaping requirements are derived from parking lot layout, front yard plantings, and
transitional buffers. (See Page 20 of the report for the landscape plan). The proposed
project's landscaping is predominately required for conformance to the front yard
plantings, which are required by the recently adopted residential landscaping standards.
The developer has chosen to propose front yard landscaping concentrated along the
building fagade rather than distributed throughout the site. Most of the parking areas are
screened, with the developer relying upon distance from the street and intervening trees
to act as the buffer to parking on the west side of the site. Unlike the properties located
east of this site, and north of Cottonwood Road, the rear lot line does not abut the
Wessex apartment development. The rear lot line for the property at 2151 Cottonwood
abuts Christofferson Park. Screening was not required behind the garages for
properties that abut the Wessex apartment development; however, the Planning and
Zoning Commission and staff believe it is necessary that large shrubs be included as a
buffer between the two 6-stall garage buildings and Christofferson Park to soften the
appearance from the open space. The developer has added large shrubs on the back
side of the two garage structures, as shown on the revised Landscaping Plan received
following the Commission meeting on September 20. A formal high screen planting was
not required along the north property line.
The west boundary of the site will interface with single-family homes in the future. The
FS development standards require a high screen along such an interface. Staff has
worked with the developer to place the high screen landscaping within the outlot and
move the required walkway connection towards the apartment building. This provide
greater visibility and safety along the walkway and meets the intent of a buffer of the
use to future single family homes.
Front yard plantings requirements include a combination of shrubs, ornamental grasses,
as well as understory and overstory trees. The developer has included additional
cluster landscaping along the sides of building to meet the minimum screening
requirements for the ground-mounted mechanical units.
Perimeter parking lot landscaping that includes overstory trees is required along the
portions of the driveways, parking spaces, and drive aisles to meet perimeter parking lot
landscaping (See Attachment 8: Major Site Development Plan, Landscaping- pg 20).
Staff believes the project meets the intended parking lot dispersal requirements as
proposed.
The trash receptacles are screened with V by 6" vertical cedar wood alternating slats to
a height of six feet. The site plan does not include gates for the enclosure due to their
orientation. Gates are not necessary to meet screening requirements in Section
6
29.408(3) of the Municipal Code, since the garbage collection enclosure screens the
garbage dumpster from all public rights-of-way and from adjacent properties.
Circulation.
Site access is from one driveway off Cottonwood Road. Cottonwood Road is planned
to be extended west to connect to the existing segment of Cottonwood Road, in the
Suncrest Subdivision, once the land between Village Park Subdivision and Suncrest
Subdivision is annexed into the City and developed as residential. Public sidewalks (5-
feet wide) in the right-of-way for Cottonwood Road provide a connection to the shared
use path (10-feet wide) that will cross through the site between University Boulevard
and the southern boundary of Village Park Subdivision. The shared use path will
connect to the Ames community bike trail/shared use path system, and is planned in the
future to connect to the regional multi-county bike trail system south of Ames (See
Attachment F: Landscape Plan for Outlots A & D, Village Park Subdivision). In addition
a 5-foot wide sidewalk in Outlot B, adjacent to the west boundary of Lot 5, will provide
access to the Christofferson Park north of Village Park Subdivision.
The shared access between Lots 2 and 3, also serves as a temporary emergency
vehicle access that extends through the Wessex Apartment development adjacent to
the north, and out to Oakwood Road, until such time that Cottonwood Road is extended
to the west to connect with the existing Cottonwood Road in the Suncrest Subdivision.
Building Design.
The overall footprint of the proposed apartment building is approximately 105 feet by 64
feet. Minimum building front, side and rear yard setbacks are all met by the proposed
placement of the apartment building on the lot. The site plan shows the garage
structures 12.31 feet from the north property line (See Attachment B: Major Site
Development Plan).
The 12-unit building is consistent with the maximum building size allowed in the FS-RM
zoning district. The building is two stories in height. Four stories, or 50 feet, whichever
is lower, is the maximum building height permitted for multiple-family dwellings in the
FS-RM zone. The apartment building design incorporates a flat roof design with a
parapet on the south building elevation. As discussed in the background, the proposed
contemporary look is a departure from other designs approaches seen in this area and
throughout the community. Staff supports diversity in architectural design overall, but
does want to consider the general compatibility and features of a project. Staff believes
that use of parapets on one side (front facade) of the building and the elongated height
of the parapets does create some disproportionate elements on the front facade. Some
modifications to these features could benefit the overall design by extending sidewals
back from the parapet into the roof to create the appearance of more mass tied into the
overall building rather than a standalone parapet. A different option would be to add
shed roof elements with an eave in place of the vertical parapets to enhance interest for
the overall massing and create roofline variation.
Three primary exterior materials are proposed for the building. The majority of the first
and second levels are to be surfaced with a vertical flush seam metal panel and
galvalume finished corrugated siding in both a vertical and horizontal orientation. The
metal panels and the galvalume corrugated siding will extend above the roof line to form
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the parapet on the south building elevation. Each unit on the ground level will have an
exterior door on the south, or north sides. The doors on the front (south) side of the
building will not be visible from the street since they are at a 90 degree angle to the
street. Apartment units on the second level will be accessed through an exterior door
on the east and west sides of the building leading to stairs to reach the second level.
The two (6-stall) garage structures will have similar materials and design features to the
apartment building. Galvalume Finish Corrugated Metal Siding, with a horizontal
orientation will cover the four walls of each garage. The garages will have a roof that
slopes toward the back, but will be concealed by a parapet. Metal trim will be used
along the edges of the garage walls, and around each garage door (See Attachment C:
Building Elevations &Attachment D: Garage Elevations).
Major Site Development Plan Criteria. 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.
The Public Works Department has reviewed the storm water management plan and
finds that the proposed development has met the required storm water quantity and
quality measures by use of the proposed regional detention facilities on the southeast
and northeast areas of the site.
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.
The existing utilities were reviewed and found adequate to support the anticipated load
of 12 dwelling units on this lot, comprising 20 bedrooms, consistent with prior
determination at the time of rezoning and subdivision approval.
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.
The fire inspector has reviewed access and fire truck circulation, sprinkler, and hydrant
requirements and found that the requirements of the Fire Department are met.
4. The design of the proposed development shall not increase the danger of
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erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
It is not anticipated that this proposed development will be a danger due to its site
location and proximity to other uses.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The site is currently devoid of any significant vegetation. Minimal grading will occur for
the construction of the buildings. The site is relatively flat and grading will occur mostly
to direct storm water where required.
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 this site from Cottonwood Road is through one access point at the southeast
corner of the property. Vehicular and pedestrian access is accommodated between the
subject property, and other properties (buildings) within the Village Park subdivision.
The on-site sidewalks, sidewalks in the public street right-of-ways, and shared use
paths provide pathways throughout the site, and to external connections to allow for
circulation throughout the community, and eventually within the Central Iowa region.
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.
The general development standards of the zoning ordinance have been met for the
screening of parking areas. Gates are not needed on the trash enclosure to comply
with the zoning ordinance standards for screening garbage collection areas. In this plan
the design has a large opening for rollout of the dumpster with no gate to obscure or
secure the dumpster. The apartment building provides a high degree of separation and
screening of the parking and garages in the rear yard from adjoining views, and as
viewed from Cottonwood Road.
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.
A shared access is planned for the subject property (Lot 5), and the adjacent property to
the easement (Lot 4), to minimize the number of curb cuts onto Cottonwood Road.
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.
Additional information is needed on the proposed exterior lighting, to determine
9
compliance, prior to the occupancy of the apartment building. The proposed lighting
must meet the lighting standards, found in Sec 29.411 of the Municipal Code.
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.
The proposed residential uses are not expected to exceed the level of nuisances,
typical of this type of development, beyond acceptable levels, as prescribed in other
applicable State and City regulations.
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.
The scale of the proposed apartment building, in relation to the lot size, is appropriate,
given minimum building setback requirements, landscaping requirements, and areas of
the site planned for parking. The architectural design incorporates various planes to the
building and use of exterior materials to create visual interest and address the scale and
aesthetics of the building. The developer has proposed the maximum number of units
(12) in a multiple family structure within the FS-RM zoning district. The density of
development is well within the approximate densities found on the approved Master
Plan for this subdivision. Open areas and landscaped areas meet the quantitative
standards of the zoning ordinance and allow for informal activities by the future
residents of this subdivision.
The Development Review Committee has reviewed the Major Site Development Plan
and found that it complies with all other requirements of the Ames Municipal Code.
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Attachment A: Location & Zoning Map
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HUNZIKER DEVELOPMENT CO. RECEIVED
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