HomeMy WebLinkAboutA030 - Council Action Form dated February 26, 2019 ITEM #: 25
DATE: 02-26-19
COUNCIL ACTION FORM
REQUEST: MAJOR SITE DEVELOPMENT PLAN AMENDMENT FOR 3331 & 3405
AURORA AVENUE
BACKGROUND:
On November 27, 2017, the City Council approved a Major Site Development Plan for
two lots at 3331 (Lot 8) and 3405 (Lot 9) Aurora Avenue in the Village Park Subdivision.
This development includes an 8-unit apartment building and an 8-stall garage on each
lot. Both lots are zoned as FS-RM (Suburban Residential Medium Density) (See
Attachment A: Location & Zoning Map).
The property owner, Hunziker Development Company, LLC, is requesting approval
of an amendment to the Major Site Development Plan for changes to the design
and building material of the proposed residential buildings along with roof design
and siding material on the 8-stall garages. The general layout of the site and number
of units are the same as previously reviewed. No changes are proposed to the storm
water management features. Minor changes to the arrangement of shrubs and grasses
in the landscape planting areas along the front side of the buildings are also proposed.
Although Section 29.1502(6) of the Municipal Code allows for "minor changes" to the
approved Major Site Development Plan with staff approval, it has been determined by
staff that the proposed changes are not minor in nature due to the overall change in
building elevation design and the change in exterior building materials.
The applicant proposes to change the design from more modern/contemporary style to a
traditional residential appearance. The proposed changes include use vinyl lap siding and
vinyl board and batten siding as the primary exterior material on all sides of the proposed
buildings, instead of the galvalume finish corrugated metal siding material that was
originally approved. Stone veneer is proposed along the bottom portions of both buildings.
The materials change is paired with changes to the architectural look of the building as
well. The roof is being redesigned to have a hipped design with dormers and use of
asphalt shingles, compared to the approved flat roof design. Painted steel columns are
proposed on the street front and rear facing facades that help support. A wood frame
covered entry with standing seam metal room is being placed on the front and rear
facades over the main entrances to the buildings. Fagade relief is provided on all sides of
each residential building. (See Attachment C: Proposed Elevations).
The general footprint of the redesigned buildings on each lot is increasing to 5,200 square
feet (70' X 74' 6") from the 4,000 square foot original proposal. The garage size is
increasing slightly from 2,160 to 2,202 square feet (91' 8" X 24'). This represents a 1 ,243
square foot impervious area increase on each lot. The parking and sidewalk areas at
7,196 square feet did not change in size. The impervious area totals 14,599 square feet
1
which covers 72% of each lot. The height of the buildings will be 25' on the residential
buildings. (See Attachment B. Major Site Plan Amendment Layout)
The apartment buildings are oriented so that the front facades of the buildings face
Aurora. The fagade facing Aurora has the appearance of three front doors at the ground
level, one to each unit and a door to a common corridor. The second floor of each building
is accessed via main entrances on the east and west sides via a corridor and stairway.
Access to the first floor apartment units are provided via dedicated individual entrances
on the east and west sides of the building. The notable difference is that first floor units
will receive direct outside access as opposed to the upper floor units which will be
accessed via the two main single entrances by way of an internal corridor. The number
of units in each building remains unchanged at 8 units. Exterior dedicated mechanical
room access is located on the south side of 3331 Aurora Avenue and the north side of
3405 Aurora Avenue.
The eight stall garage structures are also proposed to be redesigned to include a gable
roof with vinyl lap siding and stone veneer accents instead of galvalume corrugated metal
siding. The design includes accent treatments wrapping corners. A concrete stem wall is
proposed along the lower portion of the rear of each garage structure and the south
fagade of the garage at 3331 Aurora and north fagade of 3405 Aurora. (See Attachment
8: Proposed Elevations). The garage structures maintain a north/south orientation with
the back side of the structures facing west. The back side of the garage structures face
agricultural land located outside the corporate limits of Ames; however, once the land is
annexed single-family detached homes are anticipated for this land.
Minor adjustments to the arrangement of landscaping along the front of the buildings were
made. Quantities and general requirements are all otherwise unchanged and meet the
landscape standards in the zoning ordinance. These minor adjustments could otherwise
be approved by themselves via a minor amendment by staff.
No changes are proposed to the storm water management features, since the added
impermeable space is still within the original assumptions of the regional detention facility
design.
The City approved three sites within the Village Park subdivision with a similar modern
design with a mix of brick and architectural metal siding. This site was the third one of
those sites. The other sites are built or under construction north of this site. Use of vinyl
siding is common within Ames for multi-family and single-family residential development.
Vinyl is typically a compatible material with the surrounding area based on the other
apartment buildings that are built in the area. In this case, both the principal building and
garage include vinyl siding. Stone accents have also been used on multi-family buildings
elsewhere in Ames. Providing a common material treatment on the garage structures
corresponding to the treatment on the principal building enhances the aesthetic
compatibility of the site. Hipped and gabled roofs are common across Ames on both
principal and accessory residential structures on both single and multi-family residential
2
properties as are covered decks on numerous multi-family sites.
Planning & Zoning Commission Recommendation:
At the February 6t" Planning & Zoning Commission meeting the Planning & Zoning
Commission voted 5-0 to recommend that the City Council approve the Major Site Plan
Amendment at 3331 and 3405 Aurora Avenue.
ALTERNATIVES:
1 . The City Council can approve the request with the changes proposed by the applicant
for the Major Site Development Plan Amendment for 3331 and 3405 Aurora Avenue.
2. The City Council can deny the proposed changes for 3331 and 3405 Aurora Avenue.
3. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
When City Council approved the Major Site Development Plan for development of the
properties addressed as 3331 and 3405 Aurora Avenue, it determined that the Plan meets
the minimum criteria and standards for approval listed in Ames Municipal Code Section
29.1502(4)(d). Staff believes that the overall consistency with the Major Site Development
Plan criteria is maintained for the project with the proposed changes.
The requested Major Site Development Plan amendment affects the design of the
principal buildings and garage structures located on each lot. The primary change of
building design and materials is generally compatible with the surroundings.
Therefore, it is the recommendation of the City Manager that the City Council act
in accordance with Alternative #1, which is to approve the request for the Major
Site Development Plan Amendment for 3331 and 3405 Aurora Avenue.
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Ames..
Smart Choice
February 12, 2019
NOTICE IS HEREBY GIVEN that the Ames City Council shall hold a public hearing in conjunction with
its regularly scheduled meeting of February 26,2019,at 6:00 PM in the Council Chambers of City Hall, 515
Clark Avenue. The purpose of this hearing is to consider a request to amend the Major Site Development
Plan for 3331 and 3405 Aurora Avenue. Changes are being requested to the design and building material
of the proposed residential buildings along with roof design and siding material on the eight-stall garages.
The general layout of the site and number of units are the same as previously approved.
Any parties in interest and citizens may appear at the February 26, 2019, City Council meeting to
testify for or against the revision to the Plan. Written testimony will also be accepted.
Diane Voss, City Clerk
City Clerk's Office 515.239.5105 main 515 Clark Ave.,P.O.Box 811
515.239.5142 fax Ames,IA 50010
www.CityofAmes.org
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Memo
Department of Planning& Housing
Caring People
Quality Programs
Bzceplional Service
TO: Diane Voss, City Clerk
FROM: Justin Moore, Planner
DATE: February 7, 2019
SUBJECT: Major Site Development Plan Amendment for 3331 and 3405 Aurora Avenue
The Planning and Zoning Commission took action on the above-mentioned amendment to the Major
Site Development Plan at its meeting on February 6, 2019.
The City Council will act on this request at its Tuesday, February 26, 2019 meeting.
The Commission Action Form is attached.
The mailing labels and a location map for the 200' notification are also attached.
Please contact me at extension 5400 if you have any questions regarding this agenda item.
JM\nr
Attachments
S:\Planning Dep\PLAN_SHR\Council Boards Commissions\PZ\Letters&Memos\2019\Memo to Clerk Regarding Major Site Development Plan
Amendment for 3331 and 3405 Aurora Avenue\02-06-19.doc
SKARSHAUG, DAVID P &JEANNE P OAKWOOD AKERS LLC HUNZIKER DEVELOPMENT CO LLC
3310 CEDAR LN 812 ASHWORTH RD 105 S 16TH ST
AMES IA 50014-8301 WEST DES MOINES IA 50265 AMES IA 50010
VILLAGE PARK LLC AURORA HEIGHTS LLC VILLAGE PARK PROP
1920 LEOPOLD DR P.O. BOX 1723 OWN ASSN INC
AMES IA 50010 AMES IA 50010 2400 ASPEN RD
AMES IA 50010
ITEM #: 6
DATE: 02-06-19
COMMISSION ACTION FORM
REQUEST: MAJOR SITE DEVELOPMENT PLAN AMENDMENT FOR 3331 AND
3405 AURORA AVENUE
BACKGROUND:
On November 27, 2017, the City Council approved a Major Site Development Plan for
two lots at 3331 (Lot 8) and 3405 (Lot 9) Aurora Avenue in the Village Park Subdivision.
This development includes an 8-unit apartment building, and an 8-stall garage on each
lot. Both lots are zoned as FS-RM (Suburban Residential Medium Density) (See
Attachment A: Location & Zoning Map).
The property owner, Hunziker Development Company, LLC, is requesting approval of
an amendment to the Major Site Development Plan for changes to the design and
building material of the proposed residential buildings along with roof design and siding
material on the 8-stall garages. The general layout of the site and number of units are
the same as previously reviewed. No changes are proposed to the storm water
management features. Minor changes to the arrangement of shrubs and grasses in the
landscape planting areas along the front side of the buildings are also proposed.
Although Section 29.1502(6) of the Municipal Code allows for "minor changes" to the
approved Major Site Development Plan with staff approval, it has been determined by
staff that the proposed changes are not minor in nature due to the overall change in
building elevation design and the change in exterior building materials.
The applicant proposes to use vinyl lap siding and vinyl board and batten siding as the
primary exterior material on all sides of the proposed buildings, instead of the galvalume
finish corrugated metal siding material that was originally approved. Stone veneer is
proposed along the bottom portions of both buildings. The materials change is paired
with changes to the architectural look of the building as well. The roof is being
redesigned to have a hipped design with dormers and use of asphalt shingles,
compared to a flat roof design previously. Painted steel columns are proposed on the
street front and rear facing facades that help support. A wood frame with standing seam
metal room is being placed on the front and rear facades over the main entrances to the
buildings. Fagade relief is provided on all sides of each residential building. (See
Attachment C. Proposed Elevations).
The general footprint of the redesigned buildings on each lot is increasing to 5,200
square feet (70' X 74' 6") from the 4,000 square foot original proposal. The garage size
is increasing slightly from 2,160 to 2,202 square feet (91' 8" X 24'). This represents a
1,243 square foot impervious area increase on each lot. The parking and sidewalks
areas at 7,196 square feet did not change in size. The impervious area totals 14,599
square feet which covers 72% of each lot. The height of the buildings will be 25' on the
residential buildings. (See Attachment 8: Major Site Plan Amendment Layout)
The apartment buildings are oriented so that the front facades of the buildings face
Aurora. The fagade facing Aurora has the appearance of three front doors at the ground
level, one to each unit and a door to a common corridor. The second floor of each
building is accessed via main entrances on the east and west sides via a corridor and
stairway. Access to the first floor apartment units are provided via dedicated individual
entrances on the east and west sides of the building. The notable difference is that first
floor units will receive direct outside access as opposed to the upper floor units which
will be accessed via the two main single entrances by way of an internal corridor. The
number of units in each building remains unchanged at 8 units. Exterior dedicated
mechanical room access is located on the south side of 3331 Aurora Avenue and the
north side of 3405 Aurora Avenue.
The window design consists of clad wrapped single hung windows. Smaller horizontal
clad wrapped windows are also located on the north and south facades of each
building. The redesign proposes covered decks extending from the building 8 feet. No
portions of the building or decks extend into required setbacks.
The eight stall garage structures are also proposed to be redesigned to include a gable
roof with vinyl lap siding and stone veneer accents instead of galvalume corrugated
metal siding. The design includes accent treatments wrapping corners. A concrete stem
wall is proposed along the lower portion of the rear of each garage structure and the
south fagade of the garage at 3331 Aurora and north fagade of 3405 Aurora. (See
Attachment B. Proposed Elevations). The garage structures maintain a north/south
orientation with the back side of the structures facing west. The back side of the garage
structures face agricultural land located outside the corporate limits of Ames; however,
once the land is annexed single-family detached homes are anticipated for this land
Minor adjustments to the arrangement of landscaping along the front of the buildings
were made. Quantities and general requirements are all otherwise unchanged and meet
the landscape standards in the zoning ordinance. These minor adjustments could
otherwise be approved by themselves via a minor amendment by staff.
The City approved three sites within the Village Park subdivision with a similar modern
design with a mix of brick and architectural metal siding. This site was the third one of
those sites. The other sites are built or under construction north of this site. Use of
vinyl siding is common within Ames for multi-family and single-family residential
development. Vinyl is typically a compatible material with the surrounding area based
on the other apartment buildings that are built in the area. In this case, both the
principal building and garage include vinyl siding. Stone accents have also been used
on multi-family buildings elsewhere in Ames. Providing a common material treatment on
the garage structures corresponding to the treatment on the principal building enhances
the aesthetic compatibility of the site. Hipped and gabled roofs are common across
Ames on both principal and accessory residential structures on both single and multi-
family residential properties as are covered decks on numerous multi-family sites.
Staff believes the scope of review of the Commission is to determine whether the
proposed new design for the residential building and garage structures is compatible
with surrounding and planned development, as well as the exterior materials approved
for the apartment buildings to be constructed on these properties.
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.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council
approve the request with the changes proposed by the applicant for the Major Site
Development Plan Amendment for 3331 and 3405 Aurora Avenue.
2. The Planning and Zoning Commission can recommend that the City Council deny
the proposed changes for 3331 and 3405 Aurora Avenue.
3. The Planning and Zoning Commission can defer action on this request and refer it
back to City staff and/or the applicant for additional information.
RECOMMENDED ACTION:
When City Council approved the Major Site Development Plan for development of the
properties addressed as 3331 and 3405 Aurora Avenue, it determined that the Plan
meets the minimum criteria and standards for approval listed in Ames Municipal Code
Section 29.1502(4)(d). Staff believes that the overall consistency with the Major Site
Development Plan criteria is maintained for the project with the proposed changes. The
requested Major Site Development Plan amendment affects the design of the principal
buildings and garage structures located on each lot. The primary change of building
design and materials is generally compatible with the surroundings.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Planning and Zoning Commission act in accordance with Alternative #1,
which is to recommend that the City Council approve the request for the Major
Site Development Plan Amendment for 3331 and 3405 Aurora Avenue.
Attachment A- Location & Zoning Map
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