HomeMy WebLinkAboutA004 - Council Action Form dated September 14, 2021, Item No. 34a (Major Site Development Plan) ITEM #: 34a
DATE: 09-14-21
COUNCIL ACTION FORM
REQUEST: AMENDMENT TO INTEGRATED SITE PLAN SUBDIVISION FOR
1409 AND 1419 BUCKEYE AVENUE INCLUDING FIFTH ADDITION
TO SOUTHWOOD SUBDIVISION MAJOR SITE DEVELOPMENT
PLAN.
BACKGROUND:
OnPoint Development, LLC, requests approval of an amendment to an Integrated Site
Plan, which includes concurrent Final Plat and Major Site Development Plan approval.
The request is to amend the site plan for a slight expansion and new configuration of
"Building B" at 1409 and 1419 Buckeye Avenue (Attachment A — Location Map). The
proposed new building includes five tenant spaces. A corresponding Final Plat
amendment is addressed as a separate agenda item. The only change to the platting of
the lots is a lot line between Lots 6 and 7 that will move 89 feet to the south to align where
a tenant division will exist within the new building. This lot line change is required to meet
building code standards.
An Integrated Site Plan allows for subdivision of a site into individual lots but considers
the site as a single site for purposes of evaluating access, circulation, maintenance, and
compliance with certain zoning development standards (setbacks, landscaping, parking,
FAR, etc.) that would otherwise be applicable to individual lots. Approval of an Integrated
Site Plan allows for more flexible application of most development standards through the
approval of the Major Site Development Plan, although the overall site must meet all
minimum standards.
The site is part of a larger commercial subdivision, Southwood Subdivision, originally
platted in the 1980s. The land that abuts the site to the north, south and east is all
commercially developed and zoned Highway Oriented Commercial (HOC). It abuts the
Aspen Ridge townhouse development to the west which is a single-family attached
development zoned Floating Planned Residence District (F-PRD).
In 2018, an Integrated Site Plan Subdivision was approved that included retrofitting the
former Kmart building into retail tenant spaces on the front, have interior climate-
controlled storage in the rear, construction of five additional commercial buildings, and
associated parking and landscaping improvements. The work to the former Kmart building
has been completed and is occupied, as well as some parking lot and landscaping
improvements. The total development proposed was 237,374 square feet with 145,787
square feet of commercial use and 91,587 square feet of climate controlled self-storage.
The proposed changes to Building B brings the overall development to a total of 239,006
square feet of existing and future buildings, of which 147,419 square feet are commercial
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space.
This Amendment includes a 53,132 square foot building, divided into five tenant spaces.
This is an increase of 1,632 square feet from the 2018 plan. Five tenant spaces is
consistent with the 2018 plan. There are no proposed changes to any of the other
buildings shown on the existing approved Site Plan.
The proposed parking plan includes fifteen (15) new stalls to be constructed at the south
end of Building B as was shown in the 2018 plan. This plan shows the retention of existing
parking areas and the construction of new parking areas the same as was shown in 2018.
The original Plan includes loading areas in the rear along Buckeye (Attachment B — 2018
Site Plan). Loading areas remain in the rear along Buckeye but have been reconfigured
to have one large loading area at the southeast corner with access from Buckeye and a
second loading area at the northeast accessed off of the shopping center driveway. The
two loading areas are no longer interconnected and this results in additional yard area for
landscaping in the middle of the block. The southeast loading area is more prominent that
the original approval due to its new orientation to serve the reconfigured building. Loading
areas must be designed for the functional needs of tenants and access limitations of the
City to public streets. The City's traffic engineer has determined the configuration meets
minimum standards for driveway spacing and limitations on driveway width.
Zoning standards require screening of loading areas to the extent practicable. The
southeast loading area is the most visible component; and, the applicant relies upon
typical front yard landscaping of overstory trees and a mix of shrubs and grasses for
minimizing visual impacts. The building's architectural treatments also wrap the side
facade to the rear to improve its aesthetic as well.
Pedestrian connectivity is improved with this amendment between Building B and
proposed future buildings. Sidewalks are now shown in front of all buildings with ramps
and crossings of drives between buildings. Additionally, a new sidewalk provides a
connection to Buckeye Avenue on the north side of the building, adjacent to an existing
CyRide stop on Buckeye.
The applicant has provided 593 parking spaces for the development. This amount
exceeds the amount of required parking by 15 stalls based upon the applicant's proposed
mix of retail uses and restaurant uses. However, if the mix of uses changes with the
construction of future building, so may the parking requirements. For example, if more
restaurant space was added parking requirements would increase. Staff will continue to
monitor parking requirements as new buildings are constructed and tenanted.
Typical building elevations are included (Attachment E — Building Elevations). Building B
is adjacent to Buckeye Avenue. It has building modulation due to varying tenant sizes
and planned loading areas. The building design includes three primary materials of
architectural grade concrete block, brick accents, and stucco finishes. Architectural
details include parapets with returns, decorative cornice and roof caps, covered entrances
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with column supports, and distinguished wainscot or base material deafferentation. The
proposed project relies upon front yard landscape and loading area screening standards
to soften the building appearance along Buckeye.
The site requires front yard landscaping along all street frontages. Additionally, screening
of loading areas is required when visible from a public way. The proposed landscaping
plan complies with the front yard landscaping requirements. Landscaping improvements
to existing parking lot islands in front of Building B were completed with previous parking
lot improvements
A complete analysis of the development with the Major Site Development Plan criteria is
included in the addendum.
Planningand Zoning Commission: At its meeting on September 1, 2021, the Ames
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Planning and Zoning Commission reviewed the proposed Amendment to the Integrated
Site Plan at a public hearing. Staff described the proposed changes to the Site Plan and
compared to the existing approved plan, including comments on building design, shared
landscaping, pedestrian connectivity, and parking. Commissioners ask questions that
clarified some of the changes and their impact to the larger development and area.
The Commission voted 6-0 to recommend approval of the Amendment to the Integrated
Site Plan with conditions of approval related to finalizing plans for Council approval.
ALTERNATIVES:
1. Approve the requested Major Site Development Plan Amendment, subject to the
following conditions:
A. Compliance with the City's Outdoor Lighting Code.
B. Provide roof top mechanical equipment screening, located collectively
where feasible.
C. Note previous conditions of the permit that are not herein modified shall
continue to apply to the site.
2. Approve the request for an Integrated Site Plan, which includes concurrent Final
Plat and Major Site Development Plan Amendment approval, for the properties
at 1409 and 1419 Buckeye Avenue, with modified conditions.
3. Deny the request for an Integrated Site Plan, Final Plat, and Major Site
Development Plan.
4. Refer the request back to City staff and/or the applicant for additional
information.
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CITY MANAGER'S RECOMMENDED ACTION:
The proposed Integrated Site Plan Amendment is to approve construction of a new
building, Building B, and approve the stormwater plan for the overall development. The
purpose of the Integrated Site Plan Subdivision review is to determine the overall layout,
function, and building design meets City standards as a collective site and not as
individual lots. Key considerations for the proposal are the design and location of buildings
along street frontages, appropriate landscaping and screening, inter-connectivity, mix of
uses, access and circulation, and overall parking supply.
The proposed mix of uses in Building B and future buildings is typical for a commercial
shopping center. This plan enhances pedestrian connectivity within the site, increases
landscaping along Buckeye Avenue, and provides adequate parking. The only noticeable
change from the original site plan is the increase in size of Building B by 1,632 square
feet and changes to the interface with Buckeye. With the conditions of approval, staff finds
that the project meets the design principles of an Integrated Site Plan, subdivision
standards, and the standards of the Major Site Development Plan.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, as detailed above.
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ADDENDUM
PROJECT DESCRIPTION:
The area of disturbance for the construction of Building B and associated improvements
is approximately 2.4 acres fronting on Buckeye Avenue. The proposed development is
construction of a new 53,132 square foot retail building with five tenant bays and fifteen
parking stalls. (Attachment C — Site Plan). The former Kmart building has previously been
retrofitted and includes 120,442 square feet split into 5 separate tenant spaces and a two
story of Interior Climate Controlled Mini-Storage. The plan still proposes the future
construction of four— five new commercial buildings and associated improvements.
Parking. The parking for the development is spread across nine of the ten lots. Shared
access and parking agreements are required. Building B alone requires 177 parking
spaces. The parking between Building A (former Kmart) and Building B provides the
majority of the available parking. Fifteen new stalls will be added at the south end of
Building B. More parking will be added as future buildings develop.
Parking requirements for the overall development will be met if developed as shown, with
an excess of fifteen stalls. A change in the mix of uses could result in more required
parking, i.e. more restaurants. Restaurant/Fast Food Parking requirements are the
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highest parked uses at 9 stalls/1,000 square feet of restaurant space. For purposes of
calculating the amount of required parking Staff assumed the sit down restaurant ratio
since tenants are not known and fast food parking cannot be calculated accurately without
a floor plan. Parking will be evaluated as development of new buildings progresses to
ensure minimum requirements are met.
Landscaping. Highway Oriented Commercial zoned properties are required to provide a
minimum of 15% open space. The benefit of the Integrated Site Plan is that this 15% can
be applied across the entire development rather than on a per lot basis. The amount of
open space provided continues to meet the 15% requirement. This open space area is
made of green space principally along the perimeter of the site and an area of vegetation
behind the Staples building.
The front yard landscaping requirements are met along Buckeye Avenue with the
appropriate mix of trees, shrubs and grasses. The Zoning Code also requires the
screening of loading areas when visible from public ways. Additional landscaping has
been added along Buckeye Avenue to screen the loading area to the extent possible.
All sidewalks along public streets exists and will remain. Private sidewalks will be provided
along buildings and connection will be provided to public walks.
Building Elevations. Typical building elevations have been included to define the
building materials, entrances, and fagade design. (Attachment E — Building Elevations).
The rear elevations of the building along Buckeye have no proposed roof line variation or
detailing other than a cornice and an occasional brick pilaster. The buildings are located
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as close as 25 feet from the street property lines. The facades of Building B have
modulation due to differences in tenant space sizing and planed loading areas. Brick
pilasters have been added to the sides and rear of the building to break up the fagade
and provide some visual interest as opposed to long blank walls.
The building elevations do indicate some lighting will be located on the buildings. The
drawings give the appearance that the lights may be up lit and not meet dark sky
requirements. This is not allowed by code if lights are over a certain amount of lumens.
Fixture information was not provided for such lighting. It should be noted that all site
lighting on buildings and in parking areas will need to comply with the City's Outdoor
Lighting Code.
Infrastructure. The site is fully served by City infrastructure. All public utilities are
available to serve the development a small amount of public sanitary sewer and water
mains will be installed from Buckeye Avenue south of Building B as part of the
development. Electric Services will be supplied by the City of Ames electric service
territory.
Storm Water Treatment. The site is subject to conformance with Municipal Code
Chapter 5a and 5b requirements for storm water control and treatment. The site must not
increase release rates for the overall site and must treat water quality for all new
impervious areas of the site. The original approval includes a combination of above
ground detention related to the first phase of development located to the northwest of the
site behind the Staples building. The second phase initially was approved with
underground detention. The amendment includes a revision to the plan to convey water
from the second phase to the collection system and detention facility that was part of the
first phase. No underground detention would be provided.
Access/Traffic. Vehicular access is provided to the site from 16th Street and Buckeye
Avenue as originally approved. Building B proposed two curb cuts to allow the
maneuvering of delivery trucks in the loading area. These access drives have been
reviewed by the City's Traffic Engineer and are acceptable as shown.
A traffic study was submitted and reviewed by the City's Traffic Engineer with the initial
project approval. It analyzed both near term build out and future build out conditions. The
study noted satisfactory operations for all facilities with the exception of the left turns from
Buckeye to South 16th Street. In 2018, the traffic engineer did not recommend
improvements at that time to widen Buckeye to add a third lane for future queuing issues.
This still is relevant with the construction of Building B with the proposed amendment. No
additional improvements are triggered with the changes to Building B. Improvements to
South 16th are planned to be completed with an upcoming City project that will include a
median that restricts left turn movements onto Buckeye. This median will negate the
identified queuing impact. In the event widening of Buckeye is needed, an additional lane
can be configured within existing right-of-way.
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Major Site Development Plan Criteria.
The standards 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. See Attachment F for a full review of the individual
Development criteria for the Major Site Development Plan.
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.
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Attachment A
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Attachment F
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 is currently reviewing the storm water management
plan. City staff is continuing to work with the developer to finalize the plan.
Outstanding comments will not change the plan or calculations. The Storm Water
Management Plan will need to be finalized prior to City Council approval of the Site
Development Plan.
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 the proposed development. There are no offsite upgrades needed to serve
the site for any utility.
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 for access and circulation. However, Inspections
Division does have some comments that will need be addressed related to fire code
compliance upon issuance of building permits to confirm final details.
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. The storm water features have been enlarged to help reduce potential
future flooding within this site and the subdivision to the east.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The developer is working with the existing topography of the site. Critically, the
existing landscape buffer along the west property line is to be retained. The disturbed
areas of the site are required to come into compliance with current landscape
requirements.
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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 will provide vehicular access off S 16t" Street and
Buckeye Avenue as originally approved. All interior private sidewalks will connect
with the public sidewalk system that is already in place. Sidewalks will be added in
front of new buildings and connections will be provided to allow safe pedestrian
connectivity throughout the site, specifically between Buildings B, C, and D.
The traffic division does not recommend this widening at this time due to likely
restrictions on left turn from Buckeye to S. 16t" Street.
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.
Much of the existing site parking was retained. The applicant has made some
improvement to the existing parking lot. The arrangement of parking serves each of
the individual buildings and includes distributed ADA compliance parking spaces.
Dumpster enclosures design will need to be provided with other architectural
drawings. If those enclosures are visible to surrounding property owner's addition
landscaping has been proposed around the enclosures..
Buckeye will have loading areas for Building B. Front yard landscaping is the
primary treatment for screening of this area. Additional landscaping has been added
to provide additional screening.
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.
All existing access into the development will remain at their existing locations.
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.
All lighting will be required to comply with the City's Outdoor Lighting code, Section
29.411. Building lighting must also meet downlighting requirements.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
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to acceptable levels as prescribed in other applicable State and City
regulations.
The proposed development is not expected to generate any 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 proposed layout of the development is not changing and is still consistent with
existing surrounding commercial development. The approval of an Integrated Site
Plan allows some benefit by allowing some site development regulations to be
applied across the entire site rather than on an individual lot basis allowing for a
more condensed site compared to individual lot development.
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Attachment G
Applicable Subdivision Law
23.700 SUBDIVISION FOR INTEGRATED SUBDIVISIONS
23.702.APPLICABILITY.
(1) The subject site shall consist of one or more legally created lots.
2 The property must be zoned commercial industrial medium density residential or
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high density residential.
(3) Residential development under these provisions is limited to apartment dwellings
only.
4 The subdivision must be associated with a Major Site Development Plan under
Chapter 29.1502. Within this context, the Major Site Development Plan will be
considered and referred to as an Integrated Site Plan.
AMENDMENT PROCEDURE. (23.706)
(1)Amendments or modifications to an Integrated Site Plan Subdivision are processed as both an
amendment to the subdivision plat and the associated Integrated Site Plan, being processed
simultaneously and under the same review criteria and procedures specified for an initial
application for an Integrated Site Plan Subdivision(per Section 23.703), except for Site Plan
Amendments. Site Plan Amendments do not require a new Preliminary Plat.
(a) Site Plan Amendments include the following: Sup 42021-3 23-40 Rev. 07-1-21
i. Minor Subdivision Plat for a boundary line adjustment of a lot(s)within the
Integrated Site Plan.
ii. Site Development Plan changes to site improvements, such as parking,
landscaping, building design, stormwater treatment measures that do not affect lot
dimensions and infrastructure capacity.
iii. Amendments qualified as a Major Amendment per 23.306 are not Site Plan
Amendments.
(2) The following types of amendments require the consent of all owners within the
subdivision:
(a) Major amendments as defined in Section 23.306.
(b)Amendments that are not consistent with recorded covenants and maintenance
agreements.
(3)Amendments pertaining to the layout or improvements on individual lot(s), and that
do not otherwise fall under the provisions of subsection 1 above, require only the consent
of the individual affected lot owners.
(4) If a portion of an Integrated Site Plan Subdivision is vacated, the property subject to
the vacated portion shall constitute one lot unless the property is subsequently divided by
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an approved subdivision. Development of the vacated lot is subject to an amendment to
the Integrated Site Plan Subdivision and associated Integrated Site Plan.
(Ord.No. 4441, 6-22-21)
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