HomeMy WebLinkAboutA022 - Commission Action Form dated October 5, 2016 •f
ITEM #: 8
DATE: 10-05-16
COMMISSION ACTION FORM
REQUEST: MAJOR SITE DEVELOPMENT PLAN AMENDMENT FOR 2617
BOBCAT DRIVE
BACKGROUND:
Friedrich Land Development Company, LLC is requesting approval of a Major Site
Development Plan Amendment to the previously approved October 14, 2014 and
revised on May 26, 2016 Major Site Development plan to allow for development of 13
single-family attached homes on area previously designated as landscaped open
space. The current Major Site Development Plan includes the existing eight individual
apartment lots, independent senior living facility (Village Co-op), and two common lots
for the development within the FS-RM (Suburban Residential Zone Residential Medium
Density) zoning. The request is related to the Preliminary Plat that is on the same
agenda and a pending Master Plan Amendment that will be reviewed by the City
Council on October 11, 2016.
The Planning and Zoning Commission,reviewed the Master Plan Amendment on
September 21, 2016 and recommended approval of the change of use from common
space to residential development, subject conditions that included a two-story height
limit, providing replacement common open space, and approval of a preliminary plat.
The developer has since revised his Master Plan Amendment request to include the
two-story height limit requested by the Commission and to construct only single-family
attached homes. The proposed preliminary plat is consistent with the proposed Master
Plan Amendment and its conditions. The proposed Major Site Development Plan
amendment is to be consistent with the proposed Master Plan Amendment as well.
The subject site is currently Outlot "A" within the Ringgenberg Park Subdivision 4th
Addition and is addressed as 2617 Bobcat Drive (Attachment A Location Map). The
accompanying preliminary plat to create the attached single-family is Ringgenberg Park
Subdivision, 5th Addition. The preliminary plat subdivides 1.45 acres into 13 buildable
lots totaling 1.28 acres and two outlots totaling .27 acres. The subject site is located on
the north side of Bobcat Drive west of Cedar Lane with existing apartments to the west
and south, single-family homes to the southeast, Village Co-op apartments directly to
the east and a farmstead to the north.
The developer of the site proposes a single-family attached residential development
configured with four groups of single-family attached homes, each on its own lot. (See
Attachment B, Major Site Development Plan- Hard copy included in packet material)
The homes are configured as three 2-story homes arranged in three sets of three and a
fourth set of four single-family attached homes. (See following addendum for full
analysis.) A condition is included that a final plat for the Riggenberg 5th Addition must be
approved to create the required lots for the single-family attached unit, otherwise the
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structures would be classified as apartments and would require different site
improvements for parking and landscaping.
The proposed development follows a pattern and orientation that features homes
constructed along the north side of Bobcat Drive and facing Bobcat Drive with private
driveways leading to each garage door at the front of the home. Access to the site is
from Bobcat Drive at one location on each lot. Stormwater treatment is regional and
occurs off site within the overall development.
The homes are designed as attached single-family units with 3 bedrooms in each unit.
The homes are a two-story pitched roof design with attached garages on the ground
level oriented toward the front of the units. Each unit will have its own private driveway
leading to Bobcat Drive. The primary materials proposed are vinyl siding with some
cultured stone along the bottom portions of the walls just above the foundation.
FS-RM includes requirements for common open space as part of development and due
to the limited density allowances also has adequate landscaped area on the site. The
landscape plan includes detailed descriptions of the required screening and conceptual
design of the landscaping. The site includes the FS zoning mandatory 10-foot L3
landscape buffer along the north property line. Staff proposes a condition to see
identifiable common amenity space on or immediately adjacent to the site for resident
use prior to approval by the City Council (4th Addition Outlot B).
The homes are required to comply with parking requirements with both garage and
driveway spaces being applied. The applicant is providing for two stall width private
driveways leading to Bobcat Drive from each home. The driveways are to be situated
with 25 feet between the sidewalk and garage door to allow for parking in addition to the
garages.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council
approve the Major Site Development Plan for the proposed site as shown in the
attachments with the following conditions:
A. Prior to a building permit being issued, a final plat must be approved by the
City Council and recorded with Story County.
B. Prior to issuance of a building permit, the developer must provide an updated
landscape plan with small enhancements for a gathering area as part of Outlot
B of the Ringgenberg 4th Addition for staff approval. The improvements must
be in place or secured by the developer to be completed within 1 year of the
issuance of the first building permit.
C. Prior to issuance of a site plan by City Council, the developer must show proof
of retention of the large over-story tree on the northwestern portion of the site
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on Lot 5 and maintain tree protection measures through development.
2. The Planning & Zoning Commission can recommend that the City Council approve
the Major Site Development Plan for the proposed site with alternate conditions.
3. The Planning & Zoning Commission can recommend that the City Council deny the
Major Site Development Plan for the proposed site if it finds it does not meet the
Major site Development Plan criteria.
4. The Planning & Zoning Commission can refer the matter back to staff or the
applicant for further information.
RECOMMENDED ACTION:
The Major Site Development Plan review is to determine conformance with
development standards and for the 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 Major Site Development Plan Amendment addresses the individual
improvements of this site and the changes to the overall site common spaces that result
from the development of this site. Approval of the Major Site Development Plan is
predicated upon City Council approval of a Master Plan Amendment and a final plat for
replatting of the current outlot. The proposed project is consistent with the pending
Master Plan and Preliminary Plat approvals.
The proposed attached single-family homes include landscaped transitions to their
surroundings and have private yard spaces to rear of each building. The building
design has a basic design aesthetic that is common of front loaded attached homes in
Ames in terms of exterior materials, design interest, and coloring. The design shape and
size of the proposed buildings in this location are in relative proportion to buildings in the
immediate neighborhood at the proposed 2 stories. The arrangement of the site has a
residential appearance that is compatible with its surroundings. Open space and street
access details are to be finalized and subsequently agreed upon prior to a public
hearing before City Council.
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 with conditions that the City Council approve the Major Site Development
Plan with the conditions listed.
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ADDENDUM
PROJECT DESCRIPTION:
The project site is 1.45 acres and contains 13 dwelling units arranged amongst single-
family attached homes. The owner has configured these 13 units into 4 separate
clusters of homes. Three of the clusters contain 3 homes each and the fourth contains 4
homes. The density of this project is 11.01 dwelling units net per acre, meeting the
required minimum of 10.0 units per acre. The units are 3 bedrooms each for a total of
39 bedrooms.
The parking is configured as individual 2 stall garage spaces located on the front side of
the homes facing Bobcat Drive. There is access for vehicles and emergency vehicles
through Bobcat Drive to each private driveway.
The project creates 13,044 square feet of building footprint, added to 9,397 square feet
of additional impervious surface (parking, sidewalks) for a total impervious area of
22,441 square feet (.52 acres). Landscaped area accounts for the remainder,
comprising .93 acres of the parcel. Impervious surfaces are approximately 36% of the
total site.
Landscape requirements are met with the installation of L-3 screening located along the
north property line of each lot in a 10-foot buffer area as required in FS landscaping
standards. The L3 screening consists of purple lilac shrubs that reach a mature height
of 10-15 feet spaced every 6 feet on center. Additionally a mixture of overstory trees
consisting of Maple and Oak variations as well as Ginko and Catalpa are located along
the lilac screening. The overstory trees reach an average of 40-70 feet high at full
maturity. A lower scale screen similar to L-2 in nature is proposed along the east
property line of Lot 13. Staff finds the proposed mix of plants satisfies design
requirements and meets the screening objectives of the Zoning Ordinance.
There are established existing trees along the north and west portion of the site. This
includes an existing tree that is well matured and desirable to be retained on the
northwest corner of lot 5. The retention of this tree is a condition of approval of the site
plan.
The landscape plan also includes front yard landscaping with ornamental trees between
each unit and four large overstory trees interspersed along the frontage. The remaining
area will be lawn.
Site access is from Bobcat Drive. The frontage of the site along Bobcat Drive will have
a sidewalk constructed abutting the existing street. Pedestrian connections are
proposed to the west and east, providing access to the shared use path along Oakwood
Road as well as the sidewalk along Cedar Lane further to the east. Additionally staff is
proposing the condition of a sidewalk extending from a point at the sidewalk in front of
Lot 7 south across Bobcat Drive to Suncrest Drive between lots 6 and 7 of Ringgenberg
Park 4th Addition as part of the preliminary plat.
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f.
The 13 single-family attached homes are identical in size and shape and feature
garages on the front sides of the homes facing Bobcat Drive. Each home has a front
door which opens to the front facing Bobcat Drive. The single-family attached homes
are generally 1300-1400 square feet per unit on interior units and 1400-1500 square
feet on exterior units.
The single-family attached home setbacks measure 25 feet from the front fagade and
garage face to the back edge of the sidewalk and 30 feet to the edge of Bobcat Drive
paving. The rear setback is at least 29 feet. Side property line setbacks measure 10
feet on end units with 20 feet between each set of homes. All required setbacks have
been found to meet standards.
The homes are about 23 feet tall from finished grade to midpoint of the roofs. The
existing grade of the site transitions downward 6 feet down from the west end of the
proposed subdivision to the east end starting to the west at 1007.50 and ending at the
east end at 1001.50. The highest grade is in the location of the existing barn (to be
removed).
The facades of each home utilize the same materials, with some cultured stone applied
along the bottoms of each building. The vinyl siding is two different color variations
comprised of light tan and brown. Each fagade has some degree of bump out to provide
some relief of the vertical sides. These materials are included on the facades of the
neighboring structures in the area.
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Attachment A- Location and Current Zoning
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Attachment D
Major Site Development Plan Criteria.
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 can meet the required storm water quantity and
quality measures by use of proposed on-site detention options.
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 13 dwelling units.
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 and found that the
needs of the fire department are met. The main access into the site is Bobcat Drive.
4. The design of the proposed development shall not increase the danger of
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 location
on the site.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
Currently the property is vacant with a gradual 6-foot slope downward in elevation from
west to east. Additionally natural topographic or landscape features that could be
incorporated into the development include a large mature overstory tree located on the
northwest corner of lot 5.
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.
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Access to the site is proposed from bobcat Drive. Bobcat Drive will provide two access
points off Oakwood Road and Cedar Lane. The proposed on-site sidewalks will connect
with the existing sidewalk along Oakwood Road as well to the future sidewalk
connection to the east along Cedar lane. The Preliminary Plat includes conditions for
extensions of sidewalks to Cedar Lane and to Suncrest.
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. Each unit
will provide their own private residential garbage collection.
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.
The closest means of access will be to the east from Cedar Lane via Bobcat Drive.
Bobcat Drive also provides a second access to the west and north at Oakwood Road.
There are no other vehicular access points proposed along the length of Bobcat Drive.
Adequate capacity exists for vehicular movement on Bobcat Drive after the construction
of this proposal. Acceptance of Bobcat Drive as a private street is part of the preliminary
plat consideration for this site.
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.
No specific lighting has been proposed for the development. All lighting will be required
to be approved by staff prior to installation and will be required to meet the requirements
of the Outdoor Lighting 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 use is not expected to generate nuisances.
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 layout of the buildings proposed meet the development standards of the FS-RM
zone for setbacks, building size, site coverage, and open space requirements. The
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building design and layout oriented along Bobcat Drive allows for the areas of activity to
be focused to the south and east to the common open space areas to the south.
Buffering along the north property line will help with to provide visual and physical
separation of the RL zoning to the north. The proposed height and scale of the
proposed buildings (single-family attached homes) is compatible with the character and
scale of the surrounding structures. With approval of off-site common space and the
improvements to the nearby outlot B, appropriate level of common space are provided
for. Additionally, each home will have a private rear yard area.
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