HomeMy WebLinkAboutA019 - Council Action Form dated September 27, 2022 ITEM: 36
DATE: 09-27-22
COUNCIL ACTION FORM
SUBJECT: AMENDMENT TO MAJOR SITE DEVELOPMENT PLAN FOR THE
BRICKTOWNE PLANNED RESIDENCE DISTRICT (F-PRD) ZONE AT
400 & 500 W CRYSTAL LOOP
BACKGROUND:
The property owner, Bricktowne LLC, requests a major amendment to the approved
Bricktowne Residence District (See Attachment A — Location Map.) The amendment
affects 9.74 acres within the overall 40 acre Planned Residence District (F-PRD). The
request is to approve a change in the layout on Lots 9 and 10 located at the west
side of the site nearest the airport. The proposed amendment lowers the total
number of units on the site, reconfigures the approved multi-family buildings, and
changes the bedroom count for the dwellings. The overall layout is similar to the
original 2017 approved plan.
The Bricktowne F-PRD was approved by City Council on July 5, 2017 (Attachment B-
Layout). There have been subsequent Minor Amendments to the PRD that were
approved by staff. As the developer built out the project, they desired to make
amendments to the building configurations. Amendments in 2019 and 2021, removed
residential structures on Lots 9 and 10 in order to allow changes to other areas of the
development to processed as Minor Amendments. As a result of the prior minor
amendment changes, a major amendment is now needed to return to having residential
units to Lots 9 and 10 to allow for the overall increase intensity of development as
compared to original approval.
The 2017 Planned Residential Development Site Plan was approved with a total of 572
dwelling units, consisting of 416 one-bedroom units, 136 two-bedroom units, and 20
three-bedroom units. Lots 1 through 8 provided parking throughout the development in
surface lots and detached garage structures. The majority of the units were configured as
part of traditional apartment buildings with 68 townhouse style units as well, meaning
units that do not have other dwellings above or below them. Eight of these units were
located near the clubhouse on Lot 8. The other 60 units were approved on Lots 9 and 10
among 10 separate building, the subject area of the amendment.
On Lots 9 and 10 there were originally 60 units total, to be constructed among ten
buildings with six attached units per building. The original buildings were a mix of one and
two-story units. These units were a mix of two and three bedrooms providing two parking
stalls in the adjacent driveway and attached garage (See Attachment B —2017 PRD Site
Plan) as well as with some private-street parking.
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In 2019, a Minor Amendment was approved in order for the developer to make changes
to Lot 8. This amendment kept the number of townhouse style units at the approved eight.
However, floor plan changes were made that increased the number of bedrooms by 2,
changed the footprint from two buildings of 4 units to one building with eight units, and
removed a parking garage building.
Section 29.1502 (6) defines what changes constitute a major versus minor amendment
to a an approved site plan. An increase in the number of bedrooms is an increase in
intensity, which categorizes changes to unit configurations as a Major Amendment rather
than a Minor Amendment. The developer previously removed units to in the project to
ensure there was not an increase in intensity so that they were minor.
In order to move the initial 2019 amendment through as a minor amendment, the
developer opted to remove one building from the site plan on Lot 9 to ensure there was
no net increase in the number of total bedrooms throughout the development. At the time
of this approval, the total number of units decreased to 558, consisting of 416 one-
bedroom units, 118 two-bedroom units, 24 three-bedroom units across the development,
and lowered the number of townhouse style units from 68 to 62.
The Minor Amendment in 2021 was similar in that a townhouse style building was
removed from Lot 10 to allow for changes to the bedroom counts in apartment buildings
located on Lots 5 and 8. Initially, these two building were approved with 60 units in each,
consisting of 49 one-bedroom units and 11 two-bedroom units in each building. The minor
amendment approved changes to each of these buildings that decrease the total number
of units in each building from 60 to 48, but increased the number of bedrooms, consisting
of 37 two-bedrooms, and 11 one-bedroom units in each building. At the time of this
approval, the total number of units was 568 consisting of 340 one-bedroom units, 148
two-bedroom units, 24 three-bedroom units across the development, and lowered the
number of townhouse style units from 62 to 56.
CURRENT REQUEST:
The current request is to build similar residential structures as originally approved in 2017,
but with fewer total units on Lots 9 and 10. The proposed site plan shows ten sets of
buildings with four one-story attached units for a total of forty units amongst Lots 9 and
10. Each unit is proposed to be three bedrooms, resulting in 120 bedrooms. With
approval of the proposed major amendment, it would bring the total unit count to
532 dwelling units with 788 bedrooms, consisting of 340 one-bedroom units, 128
two-bedroom units, and 64 three-bedroom units. Although the change is slight
reduction in total units, it is an increase in intensity of 40 bedrooms.
Each of the proposed 40 townhouse style units will have its own two-car garage. They
will all be built to front on the looped drive, West Crystal Loop. Seventeen additional on
street parking stalls will be provided at each the north and south end of the looped road.
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Access will remain as originally planned in two locations. Crystal Drive is private loop
street that provides access to this corner of the site. It is the access point used for daily
residential traffic. The plan also includes second emergency access point to the north.
The Fire Code requires two separate points of access when development exceeds 30
units of the townhomes built under the Residential Building code requirements, i.e units
without fire sprinklers. This access road will connect from the northeast corner of Lot 10
across the adjacent parcel to Kitty Hawk Drive. The developer controls the property to the
north and can ensure this access point is constructed and maintained.
Although the original approval did not require construction of the off-site extension of the
emergency access road, with this amendment the access road will be required to be
constructed prior building permits being issued. The road will be blocked by gates at each
end that are accessible only by Fire and Police.
The adjacent site is zoned Highway Commercial and a access road is allowed to be
constructed on the property. An easement to the benefit of the PRD site is needed to
ensure it is kept accessible as required. Public Works and the Fire Department have
reviewed the proposed road to ensure it complies with and meets necessary requirements
to be effective. Staff will administer final approval of the emergency access road.
Planning & Zonina Commission Recommendation
At the September 21st Planning & Zoning Commission meeting the Commission voted
5-0 to approve the proposed Major Site Development Plan with the conditions that the
second access to Kitty Hawk must be completed prior to building permits being issued
for over thirty units. The Commission asked question about the access road and there
was no public comment. Staff clarified that it would be limited to fire and police use only
and not daily traffic and that the connection would remain if/when the adjacent parcel is
developed.
PUBLIC NOTICE:
A public notice sign has been placed on the property and hearing notices have been sent
to all property owners within 200 feet of the Bricktowne PRD boundary.
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan Amendment for Lots
9 and 10 to modify the site plan to allow the proposed building layout described in this
report and the following conditions:
A. Complete construction of the fire access connection across the adjacent north
parcel to Kitty Hawk prior to issuance of building permits for more than 30 units
(in total) located on Lots 9 and 10. An access easement must also be recorded
prior to occupancy exceeding 30 units.
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2. The City Council can approve with modified conditions the request for an Amendment
to Lots 9 and 10 of the Bricktowne PRD.
3. The City Council can deny the request for an Amendment to Lots 9 and 10 of the
Bricktowne PRD if the Council finds that the City's regulations and policies are not met
related to justifications for a F-PRD.
CITY MANAGERS RECOMMENDED ACTION:
The Planned Residence District was initially established as a Residential High Density
base zone to allow for multi-family development. The original approval included deviations
to allow for private streets, alternative landscaping plan, and provision of amenities in
support of the tenants. Additionally, the site was limited through a contract rezoning
agreement to a maximum of 750 dwelling units with a mix of bedroom types.
The proposed amendment does not impact the maximum allowed intensity of
development planned for the site and no new deviations are proposed for the
amendment. The change in building types results in slightly more standard
apartment dwellings and fewer individual townhome type units, but this does not
significantly affect the housing mix, character, or layout of the PRD to alter the
original findings for approval of the PRD.
The required fire access road must be constructed prior to building permits being
issued for additional units. This will provide an additional fire access to the site that will
not be used for daily residential traffic. This access road will cross over an adjacent parcel
that is owned by the same entity that owns the Bricktowne Development.
With the conditions of approval, staff finds that the project meets the design
principles of the F-PRD and complies with the standards of the MSDP. Therefore,
it is the recommendation of the City Manager that City Council approve Alternative
#1.
4
Attachment A
Location Map
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Major Amendment to Planned Residental Development
N 400 & 500 W Crystal Loop
5
Attachment B
2017 PRD Plan
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Attachment C
Findings Regarding Planned Residence District(F-PRD)
Development Principles
Property that is zoned F-PRD shall be developed in accordance with the Zone Development
Principles listed in Section 29.1203(2). Each principle is addressed below.
1. Provide for innovative and imaginative approaches to residential development that
would not occur as a result of the underlying zoning regulations.
The proposed amendment keeps with the initial intent of the PRD that aimed to develop
an apartment community tied together with common architectural styles and landscape
features. As a result of the various amendments, a variety of unit types and multi-family
designs throughout the development. The landscaping complies with the initially approved
landscaping plan from 2017. The helps to facilitate the integrated overall design of an
apartment community that would be unlikely to occur with public streets.
2. Result in a more efficient, aesthetic, desirable and economic use of land and other
resources while maintaining density of use, as provided for in the Land Use Policy
Plan (Ames Plan 2040) and the underlying zoning.
The development layout is efficient. The subdivision of individual lots for each apartment
building helps to facilitate financing of the project. However, the plan is tied to together
with common design themes for architecture and landscaping to ensure it is desirable and
integrated community. The requested relief for lotting does not affect the setbacks and
spacing of the structures from perimeter property lines or each other compared to base
zone standards.
3. Promote innovative housing development that emphasizes efficient and affordable
home ownership and occupancy.
All units provided for in this development will be attached units. Per the existing
development agreement,the variety of housing is focused on smaller rental units desirable
to a wide range of the market. Home ownership is not the intended goal for this project
site.
4. Provide for flexibility in the design, height, and placement of buildings that are
compatible with and integrate with existing, developed neighborhoods and the
natural environment.
The project includes attractive buildings with roof line variations, siding, and brick. All of
the units on Lots 9 and 10 will include enclosed detached garages with some additional
surface parking spaces. The buildings are set well into the site and exceed minimum
setback requirements.
5. Promote aesthetic building architecture, significant availability of open space, well
designed and landscaped off-street parking facilities that meet or exceed the
underlying zone development standards, more recreation facilities than would
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result from conventional development, and pedestrian and vehicular linkages
within and adjacent to the property.
The development overall has a significant amount of the area devoted to stormwater
management measures. Approximately 25% of the PRD area is within stormwater
easements. The site overall has 38% open space with these stormwater features
included. The usable open space and amenities are focused on the clubhouse area. The
clubhouse and amenity spaces are required elements of the PRD approval.
The site includes internal linkage for both pedestrians and vehicles. There is an additional
outlet at the northwest corner of the site for future connectivity.
The landscaping plan is distinct for the site focusing on an `open prairie style theme." The
site utilizes large berms, grasses, and overstory tree to create the desired look and to
enhance its compatibility with the surroundings. The project landscaping also accounts
for commercial buffering to the HOC zoned land to the east.
6. Provide for the preservation of identified natural, geologic, historic and cultural
resources, drainage ways, floodplains, water bodies, and other unique site features
through the careful placement of buildings and site improvements.
To meet regional stormwater needs, the site development plan significantly modifies an
open channel along the north edge of the site and creates a large detention facility. This
design and size of the feature helps to improve management of stormwater runoff for the
general area and for the site itself. The design does not release additional water
downstream at rate greater than current conditions.An existing drainage tile is not affected
by the design.
7. Provide for a development design that can be more efficiently served by existing
and proposed infrastructure, including: street, water, sewer, and storm water
infrastructure, than would be otherwise required as a result of conventional
development.
All utilities will be and have been extended in order to serve the site. The design includes
public water and sewer lines, but includes private streets to more efficiently serve the site.
No additional through streets are needed that would require a public street into or through
the development. Sidewalks are provided for along the site frontage and with the site.
Planned Residential Development (PRD) Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone Development
Standards listed in Table 29.1203(5). Each of those standards is addressed below. Refer to
Table 29.1203(5) for the detailed standards.
1. Area Requirement. A minimum of two (2) acres shall be required for all areas
developed as F-PRD.
The subject site includes for the PRD zoning is 40.62 acres.
2. Density. Densities shall comply with the densities provided for in the Land Use
Policy Plan(Ames Plan 2040) and the underlying base zone regulations. In the case
of more than one base zone designation, each area of the PRD project shall comply
8
with the density limitation that is established for the base zone of that area. Density
transfer from one area of a PRD project to another area of the same project with a
lower base zone density is not permitted.
The proposed development is based upon the RH base zone. The allowed building types
include attached housing as apartments. The approved 2017 density is 14 units per gross
acre. The net developable area averages a density of approximately 19 dwelling units per
acre.
With the proposed changes the density will still exceed the minimum requirement of RH
of 11 units per acre.
3. Height Limitations. Structures proposed to be developed in areas zoned PRD shall
be compatible with the predominant height of the structures in adjacent
neighborhoods.
In this PRD, none of the residential structures or clubhouse will exceed three stories. The
site development does not conflict height limits related to the operation of the airport. An
avigation easement will be recorded to ensure the property owner maintains the site
consistent with regulations for airport obstructions, including vegetation height. Due to the
size and location of the site, the 1-story height is compatible with its surroundings. Most
of the adjacent sites are underdeveloped or undeveloped sites with a commercial
designation that allows for high intensity uses.
4. Minimum Yard and Setback Requirements.
The development plans meets all perimeter setbacks for the existing site boundaries.
Internal setbacks for the proposed residential lots are also maintained in conformance with
multiple building siting requirements.
5. Parking Requirements.
The parking for the development will be provided along the private streets throughout the
development and with private garages. The code requirement for parking varies from 1.5
stalls per unit to 3 stalls per bedroom. The proposed plan exceeds minimum parking
requirements for the types of proposed housing units. Parking is also included adjacent
to the clubhouse and recreational area.
6. Open Space Design Requirements.
The open space proposed includes common open space areas. Open Space is currently
defined as "useable open space designed and intended for the use of all residents."
Common Open Space includes areas planned for active or passive recreation as well as
areas of recreational activities such as swimming pools,tennis courts, shuffleboard courts,
etc., but not including areas within required setbacks. The proposed project is
interconnected with walkways. The stormwater design is intended to create wet ponds as
a feature for the development. Amenity space with a clubhouse is included at the north
end of the development.
7. Open Space Area Requirement.
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A minimum landscaped open space requirement of 35% is required for the PRD with a
RH base zone. The overall project is noted to provide 38% open space. The common
open space proposed will be maintained by the developer. This meets the requirements
of the F-PRD zone.
8. Open Space Improvements and Amenities.
The Plan includes areas for both active recreation and passive open space.
9. Maintenance of Open Space and Site Amenities.
All open spaces will be maintained by the developer. No changes to amenities.
10
Attachment D
Findings Regarding Major Site Development Plan Design Standards
Additional criteria and standards forreview of all Major Site Development Plans are found in Ames
Municipal Code Section 29.1502(4)(d) and include the following requirements.
I. 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 development meets the City's Municipal Code requirements to capture specified quantities of
water and treat it for water quality before releasing it from the site.The treatment facilities are
located on five outlots,spread throughout the development.The outlots contain three stormwater
retention/detention ponds.
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 provision and extension of utilities was reviewed and found adequate to support the
anticipated load of the proposed development.
I 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 will be met once the fire access road to Kitty Hawk Drive is constructed. Upon
completion,the site will have four street connections and a fifth one restricted to fire access only.
4. The design of the proposed development shall not increase the danger of erosion,
flooding, landslide, or other endangerment to adjoining and surrounding property.
The proposed development is not anticipated to create a danger. Stormwater facilities are located
on five outlots containing three stormwater ponds.
5. Natural topographic and landscape features of the site shall be incorporated into the
development design.
11
There are no notable topographic features of the site. Most of the site is farm field and is mostly
devoid of existing landscaping and trees.
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.
The proposed development is compliant with all connections previously approved.
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.
Landscaping and screening are provided as required by code.
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 development complies with development standards for connecting existing street stubs as
approved with the original site plan in 2017.
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 details will be provided at the time of building permit.The lighting plan will be required to
meet the City's standards for"dark sky" protection.
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 development is not expected to generate any nuisances as a residential
development.
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.
12
The site layout and proposed buildings are of a scale compatible to the surrounding uses.The
surrounding area is part of the larger Bricktowne development and within the approved PRD.
13
Attachment E
PRD- Site Development Plan and Townhome Elevations
14
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