HomeMy WebLinkAboutA013 - Council Action Form dated September 12, 2017 a `
ITEM #: 26
DATE: 09-12-17
COUNCIL ACTION FORM
REQUEST: MAJOR SITE DEVELOPMENT PLAN FOR 5498 MORTENSEN ROAD
BACKGROUND:
GW Land Holdings, LLC is requesting approval of a Major Site Development Plan for
120 apartments on the property located at-54q8-Mortensen-Road-/�Attachment A) for a
lot within the recently platted Crane Farm 5th Subdivision. The lot is 7.49 acres and
currently zoned FS-RM Suburban Residential Zone Residential Medium Density (See
Attachment A, Location and Current Zoning Map.) The site is located south of
Mortenson Road and north of Highway 30 with recently built apartments to the east,
future development area to the west, and a developing single-family home subdivision
to the north of Mortenson Road. The site was approved for FS-RM zoning with a Master
Plan in 2016. The Master Plan identified three sites for development within the FS-RM
zoning for a total of 801 beds across the entire 28 acres and defined the types of
housing that could be constructed as well. This is the second site proposed for
development.
The developer of the site proposes a residential apartment development configured with
10 buildings for a total of 120 units. (See Attachment B, Major Site Development Plan-
Hard copy included in packet material) The apartment buildings are 3-story buildings
with 12-units per building. Within those 120 units there are 287 bedrooms for an
average of 2.39 bedrooms per unit. (See following addendum for full analysis.) The
proposed development intensity and use is consistent with the Master Plan.
The proposed development has an orientation that features the buildings constructed
along the north half of the property with parking and drive aisle areas in the central and
south portions of the site. The project includes garage parking along the south edge of
the property in combination with surface parking. Access to the site is from Mortensen
Road at two locations along the north side of the property. Storm water treatment
occurs at the southeast corner of the site as well as off site to the west. The applicant
proposes to include a swimming pool for usage by the residents in the front center
portion of the site along Mortensen Road. The development can also take advantage of
the common area amenities that abut the site to the east.
The site has a grade change downward from the northwest to the southeast. The
proposed plan includes cut and fill of the site to flatten the grade across the site. A
retaining wall is proposed along the east property line for support of the approximately 7
feet of fill in the low area along the east property line. The grade change is proposed to
be approximately 4 feet from northwest to southeast upon completion of grading and fill.
A small retaining wall is proposed along the east edge of the property to retain fill.
Currently the site is wooded with volunteer trees which will be removed with
construction of the proposed buildings.
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The proposed project is similar in design to the recently constructed Mortenson Heights
Apartments to the east. The proposed buildings are of the same general appearance
and mass as each other. Each apartment has access to either a small patio or balcony.
The apartment building design incorporates a pitched roof with hipped and gabled
design. Materials on the buildings are proposed as vinyl siding of various orientations
and a moderate amount of stone veneer to provide design continuity and interest on all
sides. The stone veneer treatment also surrounds the primary entry to the buildings on
the site. (See elevations Attachment C-F)
FS-RM includes requirements for common open space as part of development and due
to the limited density allowances also has large landscaped areas on the site. The
common open space abuts the site to the east as an outlot to serve all of the FS-RM
developments. The City Council approved a site plan for the landscaped common area
to the east this past spring.
The proposed project is the first apartment project required to meet the new landscape
standards. The front yard landscaping includes a mix of trees, shrubs, and ornamental
grasses. The parking lot includes well dispersed overstory trees and Highway 30
frontage trees. As part of the Major Site Development Plan review, the applicant seeks
acceptance of modifications to the some parking lot screening requirements for parking
areas set back from property lines behind other yard areas as can be requested with
Major Site Development Plan reviews. Staff supports adjusted landscaping plantings for
trees and shrubs along the front and side of the property where the parking is situated
behind buildings with intervening yards and landscaping. .
The developer has shown a design for a swimming pool area that includes a pool house
with elevations and surrounding fence located near the front of the property along
Mortenson.
At its meeting on August 16, 2017, the Planning and Zoning Commission reviewed the
proposed site development plan and discussed site layout, access, and design of the
project. The Commission recommended approval the site plan by a vote of 5-0 with the
following conditions and stipulations as recommended by staff:
A. Finalize the site plan details for the pool house and swimming pool area prior to
the public hearing with City Council.
B. Update plans to include compliant mechanical screening of electric and gas
meters prior to the public hearing with City Council.,
C. Move mechanical units located in the front setback near buildings E and J out of
the front setback along Mortenson prior to the public hearing with the City Council
D. Include shrub screening materials along the head in parking spaces at the
southwest and southeast portions of the parking lot where no shrub screening has
been proposed.
Since the time of the Planning and Zoning Commission meeting, the applicant
has made revisions to the plan to address all the conditions. The revised plans
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currently reflect the noted conditions of items A thru D as recommended by the
Planning and Zoning Commission.
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan for the proposed ten
building apartment project if it finds the project meets the Major site Development
Plan criteria.
2. The City Council can deny the Major Site Development Plan for the proposed ten
building apartment development if it finds the project does not meet the Major Site
Development Plan criteria.
3. 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 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 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
1 to 4 bedrooms that will have wide appeal. The developer continues to incorporate
amenities in support of the future residents of the development.
The project is the first to meet the new landscape ordinance requirements and
has incorporated landscaping enhancements with details that meets both the
quantitative planting requirements of the new ordinance and the intent of the
ordinance for enhanced site design compared to the old standards.
Therefore, it is the recommendation of the City Manager that the City Council act
in accordance with Alternative #1, which is to approve the Major Site
Development Plan.
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ADDENDUM
PROJECT DESCRIPTION:
The project site is 7.49 acres, containing 120 dwelling units. The zoning district allows a
maximum apartment size of 12 dwelling units. The owner has configured these 120
units into ten 12-unit buildings. The density of this project is 16.02 dwelling units per
acre, located between the required minimum of 10.0 and maximum of 22.31 dwelling
units per acre. The units vary in size from 1 bedrooms to 4 bedrooms. Within the ten
buildings, there are 287 bedrooms.
The project requires one parking space per bedroom for units of 2 bedrooms or more
and one and one half parking spaces in 1 bedroom units. The parking is configured as
two double loaded aisles across the east portion of the site with single drive aisle
parking along the south, central and western portions of the site. There is access for
vehicles and emergency vehicles through these aisles. There are 298 parking spaces
required based on the number of bedrooms being proposed. The developer is
proposing 323 parking spaces. Of those proposed spaces 40 are proposed to be
enclosed garage stall spaces. The majority of the spaces being proposed are standard
size 9 X 19 size parking stalls. The central east to west drive aisle is 26 feet wide due to
fire apparatus requirements with 17 foot deep stalls along the north side of the drive
aisle with a 7 foot wide sidewalk running along the north side of the aisle. The 7 foot
wide abutting sidewalk allows the parking stalls to be reduced to 17 feet deep as
opposed to the standard 19 foot depth required for a standard 9 X 19 parking space.
The project creates 65,341 square feet of building footprint including garages, added to
134,735 square feet of additional impervious surface (surface parking, sidewalks,
swimming pool) for a total impervious area of 4.59 acres of the site or 200,076 square
feet. Landscaped open space accounts for the remainder, comprising 2.9 acres of the
parcel. In addition, the required 10% of common open space is accounted for in the
Outlot adjacent to and east of the ten buildings. FS development standards require 10%
open space that meets the intent of accessible and useable by residents. Open space
is a subset of the overall landscape area. A site plan detailing landscaping and
amenities for the abutting outlot to the immediate east of this site was submitted and
has been approved by City Council.
Landscape requirements are met with the installation of front yard landscaping within
the front yard facing Mortensen Road of 9 overstory trees and 14 ornamental and
evergreen trees as well as 234 ornamental grasses and 78 shrubs configured into
clusters of plantings across the frontage of the site within the front yard. Parking lot
landscaping consisting of overstory trees within and immediately abutting the parking lot
requiring 54 overstory trees is provided in addition to the front yard landscaping. Internal
parking lot landscaping is provided across 32 separate islands based on parking lot
landscaping requirements. The proposed islands ensure a minimum of at least 150
square feet each to meet this interest. Remaining parking lot landscaping is also
provided within 10 feet of the edge of the parking lot with overstory trees in various
locations. There are additional landscaping requirements for apartment buildings in the
FS-RM district and these are met with landscaping near the main entrances of the
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buildings consisting of shrubs and ornamental grasses as well as the US Highway 30
frontage which requires evergreen trees.
High screen parking lot landscaping near the southeast and southwest corner of the site
between the parking lot and detention area is required by the base residential
landscape standards. The developer proposes to provide parking lot screening in these
locations with reduced height in shrub plantings due to intervening outlot and
stormwater detention facilities between the neighboring residential uses. The developer
shows compliant tree plantings along these areas. Lower growing shrubs may
substitute for high shrubs when an outlot separates two residential sites given that the
distance to the neighboring residential use is much greater. The lower growing shrubs
will still soften and block out a portion of vehicular headlight appearance. High shrubs
by contrast are intended to block out the general overall appearance of a vehicle. Staff
finds that with proposed reduced parking lot screen plantings that the proposed mix of
plants adds appropriate diversity and interest in the design while meeting the objectives
of the Zoning Ordinance.
Refuse receptacles are screened according to the ordinance. Mechanical units such as
air conditioning units are screened according to the ordinance. The electrical and gas
meter units have been relocated to the extent possible away from primary view of public
streets or otherwise are screened appropriately.
Site access is from two driveways off of Mortenson. The frontage of the site along
Mortenson Road will also have a shared use path constructed according to a
development agreement with the developer. The shared use path will be paved by the
City at a date yet to be determined. Pedestrian connections are provided to the
northwest and northeast, providing access to the shared use path along Mortensen
Road. Additionally a pedestrian connection to the abutting outlot to the east is also
provided on the east edge of the property between buildings J and I providing access to
landscaped common open area.
The ten buildings are generally consistent in size and shape but feature two separate
sizes with the distinction being buildings containing 3 bedroom units being the smaller
versus those containing 4 bedroom units which are slightly larger. Buildings D, F and G
in the central part of the site are the larger buildings containing up to 4 bedroom units.
The remaining buildings on the site all contain up to 3 bedroom units. The smaller
buildings being about 78 feet by 58 feet. The larger buildings measuring about 100 feet
by 67 feet. Entrances are oriented on various sides of each building according to its
location to the parking areas on the property. The buildings are about 38 feet tall. The
height limit of the district is 50 feet. The building setbacks measure 25 feet on the front
setback and 25 feet in the rear yard setback with side yard setbacks measuring 12 feet
on the west side and 25 feet on the east side. All required setbacks have been found to
meet standards.
The fagades of each building utilize the same materials, with stone veneer applied on
the bottom half the buildings and around main entrances. The vinyl siding is a tan
shading color. Each fagade has some degree of architectural relief with a bump out to
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create a vertical bay. The balconies consisted of treated wood and finished supporting
columns.
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 facility on the southeast
corner of the site. The Iowa DOT has approved drainage design details along US
Highway 30.
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 120 dwelling units comprising 287 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
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.
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5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
Grading will occur for the construction of the buildings. The site is has a soft topographic
descent from west-to-east. Grading will occur mostly to level the site and 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 Mortensen Road is through two access points along the north
side of the property. Vehicular and pedestrian access is accommodated between and
among the various buildings within this development. The on-site sidewalks provide
pathways throughout the site and will connect with external connections to allow for
circulation amongst the site and out to Mortenson Road. A sidewalk connection to the
landscaped outlot to the east is provided for resident access to open space area.
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. Refuse
receptacles are placed on site with appropriate screening in four separate locations
dispersed evenly across the site. Parking design is spread throughout the site and
follows access to the buildings with landscaped islands. The buildings themselves
provide a high degree of separation and screening of the parking from adjoining views.
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.
Access to Mortensen Road will be through two access points along the north side of the
property. There is capacity within those proposed driveways to accommodate the
expected traffic from this residential development.
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.
Lighting is proposed to be generated from lighting units located on the buildings. The
proposed lighting meets the lighting standards found in Sec 29.411 for mandatory
downlighting and cutoff levels.
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 generate nuisances in this area as
they are typical of this development type.
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 ten buildings provide generally balanced coverage across the site. The site falls
within the limits of the number of units allowed by the lot size and zoning (120 units).
The density is maximized by the efficiency of the layout of the site in a manner that
utilizes the land proportionate to what is required for parking and landscaping. The
building design is also efficient in its uniform appearance and arrangement. The
apartment appearance is compatible with the character and scale of its general
surroundings to the east along the south side of Mortensen Road. Appropriate
separation of the homes from Highway 30 with buffering is included as conceptually
proposed. Open areas and landscaped areas meet the quantitative standards of the
code and would allow for use by the residence for informal activities.
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- Site Location & Zoning
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Attachment B- Site Overview With Landscaping Shown
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Attachment G Elevations-Up to 3 Bedrooms
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