The URL can be used to link to this page

Home My WebLink AboutA006 - Council Action Form dated May 10, 2022 ITEM # 28 DATE: 05-10-22 COUNCIL ACTION FORM SUBJECT: MINOR SUBDIVISION FINAL PLAT FOR NORTHRIDGE VILLAGE PLAT 1 BACKGROUND: Northridge Village is a fully developed continuum of care campus located in the FS-RM (Suburban Residential Medium Density) Zoning District at 3300 GW Carver and 3301 and 3305 Stange Road. The owner is requesting approval of a Minor Subdivision Final Plat for Northridge Village Plat 1. This is a minor subdivision that would divide Lot Two, Baptist Acres Subdivision (less the property described in the acquisition plat for Sheffield Avenue) into three lots (see Attachment B — Proposed Final Plat). A minor subdivision includes three, or fewer, lots and does not require additional public improvements. A minor subdivision does not require a Preliminary Plat and may be approved by the City Council as a Final Plat only, subject to the applicant completing the necessary requirements. Following City Council approval, the Final Plat must then be recorded with the County Recorder to become an officially recognized subdivision plat. The property includes approximately 12.35 acres (see Attachment A — Zoning & Location Map) and has frontage on George Washington Carver Avenue, Stange Road and Sheffield Avenue. A connecting driveway between George Washington Carver Avenue and Stange Road provides access to each of the three facilities, which include independent living, assisted living, skilled nursing, and memory care. No access is allowed from Sheffield Avenue. The division of the property will result in each of the facilities being located on their own separate parcel. Lot 1 will include the 39 independent senior living apartments, 34 assisted living units, and 34 skilled nursing beds. Lot 2 will include the 39 independent senior living apartments. Lot 3 will include the memory care facility and garden pavilion. The Minor Subdivision Final Plat must meet Zoning requirements for each lot and each use. As a result, each lot was evaluated to determine that it is in full compliance with the requirements of the Zoning Ordinance, the Suburban Residential Medium Density Zoning District, and the Subdivision Ordinance requirements. Shared access is required for the site with the subdivision, otherwise all other requirements must be met for each lot. The applicant has an approved Minor Site Development Plan to implement the required landscaping and paving changes to the sites. This includes adding onsite sidewalk and changes to landscaping screening and parking lot trees. The City has previously 1 required improvements to be in place prior to recording a plat in order to ensure zoning consistency. In this case applicant requests authorization to have time to complete the updated landscape planting by the end of September and to post financial security for their completion. They intend to record the Final Plat prior to completing the site improvements that are required. The Addendum describes how the Minor Subdivision and site improvement meet zoning requirements. ALTERNATIVES: 1 . Approve the final plat for Northridge Village Plat 1 and acknowledge acceptance of a letter of credit in the amount of$21 ,217.50 for modifications to on-site paving and landscaping based upon approval of the Final Plat. 2. Approve the final plat for Northridge Village Plat 1 and direct the Final Plat to not be released for recording until the site improvements are completed. 3. Deny the final plat for Northridge Village Plat 1 , if the City Council finds that the proposed subdivision does not comply with applicable ordinances, standards or plans. 4. Refer this request back to staff or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: The proposed final plat for Northridge Village Plat 1 is consistent with the City's existing subdivision and zoning regulations. The provision of the access easement ensures that the site meets access requirements upon recording of the final plat and access easement. Therefore, it is the recommendation of the City Manager that the City Council accept Alternative #1. 2 ADDENDUM Parcels: The proposed subdivision is currently one parcel with a proposal to divide it into three lots. The property is no longer in a condo regime. Zoning: The proposed subdivision is located within the FS-RM (Suburban Residential Medium Density) zoning district. The three buildings include independent living, assisted living, skilled nursing, and memory care facilities. These uses are allowed by Special Use Permit within the FS-RM zoning district. Site Development Plans and a Special Use Permit were approved by the Zoning Board of Adjustment for each building. • Phase 1: 3300 George Washington Carver: 39 independent senior living apartments, 34 assisted living units, and 34 skilled nursing beds. Approved February 12, 2014; subsequently amended February 11, 2015. • Phase 2: 3305 Stange Rd: 39 independent senior living apartments. Approved September 14, 2016. • Phase 3: 3301 Stange Rd: memory care facility. Approved August 6, 2019. • Other: garden pavilion. Approved August 26, 2020. The proposed subdivision alters the development requirements, as each of the lots must meet zoning requirements for its occupancy and use. As a result, all three lots were evaluated to determine that each lot as proposed is in full compliance with the requirements of the Zoning Ordinance and the FS-RM Zoning. Approval by Final Plat for a Minor Subdivision is contingent on each lot meeting the required development standards. Some adjustments to previously approved site plans had to be made to accommodate required setbacks, parking, and landscaping. Landscape screening had to be added between the surface parking lots of Lot 2 and Lot 3. Landscaping: Forty percent of each lot area is required to be landscaped. One parking space was removed to accommodate required landscape screening between the surface parking lots of Lot 2 & 3. One additional tree was required to meet parking lot landscaping on Lot 3. Additionally, the property owner will be replacing all dead and dying trees so that the landscape is in compliance with code requirements. Access: An access easement is proposed along the connecting driveway that spans Lots 1 , 2, & 3, between George W Carver Avenue and Stange Road. This is necessary to facilitate the shared access of all three buildings from either Stange Road or George W Carver Avenue. The access easement is described in the Easements document. 3 Parking: Each lot has to satisfy the on-site parking requirements for its use. Remote parking is not available in FS-RM. Staff evaluated the required parking against the existing parking that is provided for each facility. It was determined that each facility can support the required parking. In total the site had nine more spaces than required. All nine were initially included on Lot 2. With the new lot configuration, eight of these spaces are now included on Lot 3. One additional space (from Lot 2) will be converted to a planting area to accommodate the required parking lot landscape buffering between Lots 2 and 3. Additionally, the sidewalk leading to the Memory Care Building on Lot 3 is being extended along the front of the eight additional spaces. The following table illustrates the final parking count provided for each lot: Parking Required-Provided for Northridge Village Lot 1 Lot 2 Lot 3 Total Required: Independent Living 39 39 78 1 space per unit Assisted Living 34 34 1 space per unit Skilled Care 8 8 1 space per 5 beds Staff Parking 15 3 18 1 space per 2 employees Memory Care 8 8 TOTAL 96 42 8 146 Required Accessible Parking 5 2 1 9 Provided: Standard Parking 92 9 15 116 Accessible Parking 8 2 1 11 Garage-Attached 24 20 44 Garage- Detached 9 10 19 TOTAL 133 41 16 190 Public Infrastructure: Public utilities serve the existing development. The Plat and Easements document identify both existing and proposed public utility easements. The only public infrastructure requirement for a Minor Subdivision Final Plat are sidewalk improvements. Sidewalk improvements have already been installed along all street frontages. 4 Attachment A Zoning & Location Map w u F -RL S J 2 SUBJECT / PROPERTY r w x.� i FS ,RK 2r ? a Q <9 w z �e 4 F— x� "° u. E \ w ASPEN R6 �m ZONING MAP Wr 3305 Mange Rd Legend ®PARCEL S selection �a 0 125 250 5DO Feet I I I I IiIi I =PARCELS 5 Attachment B Proposed Final Plat of Northridge Village Plat 1, page 1 M31A3M H031 tl33NION3 aOVi AOVNOI6301IA10 tl11O 1VldlVNIJ sr�v 646V68C1S{M:. J W0 69C(S :3NOHd N m �� - — REOS bI'3lbON nNfI I��J lb'�d 3Jb'�11A 3901UHla0Nl\„ 3AItl0 3lbONVBaf1 MN lLt� (M0U.000 ry I e I 0 OVO:l3`JNVis �+- i��ti �a8 aswsrcrc 3.raoo.00 \ 19`aa�6 ` yyt Y 8 ' s r O 3AV w W O a ` --_—I f ---_-� 1 �� O13I333HS V LLI LL ry - ' ep a� ��yy pg4g 4 w � �2sriEi 8[�x �3 mix - ----- --- ' - ----� a I� K5 pp tl � r (M 02I,OZO 3f1N3AV'83A8VO M 3E)HO30 - pp gag 6 Attachment B Proposed Final Plat of Northridge Village Plat 1, page 2 NORTHRIDGE VILLAGE PLAT 1 FINAL PLAT CURVE DATA LINEDATA w VIA w in MI&C ON an Dill Wuxi w a0'0 WE iAAND M IN ff" LM NMI L MM a NOW A00 m.f WrE III Ill imv 10vY` alt t3W'451 Ill it g71M11 I4411 La C!"M4 !0"I KI 0 MW At MIf Z"ax W till'000 Q#MMW III W w"%I[ Lt WW At IN MIT 17151 , 0 11%lf a A6 Mt m v I'll II AT WY 0 RIM 11 0 lABI'I to WI MM=to IE Irm Ian d 01f PIX AU W In IN 07 I11n U ISIf Iglft'[0 a t1SWY 1/6 Lt W=AV lA tI➢Y1 MIA 5 on,A00 aw Mini a Ml 9w A00 Al WWI" W MIA V15 IN SWWI 111 0 t> 1 Or eI 0 1mr Mx at am QN MI amfl AW lD IV"Alr 5 WI M I41 N Am IIX IN M401 DID' W alf"MIf MIPil2 w a a w AW Alf KI M AN U ffm w li wM Ing 0 RtMYE/1/1' a NW71'DT JYMMM� ilt M Y M M F 1( 5W I /1 I! a a511Y III' U'fmYAt At' a,low Ima'Ald WWI ABO w NA9'1t1 rtU' to Naa7rrOrt Ids LA wMl00t l 1 UP rut J W ISAtI'mg 6R AOIYAT!14 tl PIT MX qX Mtn as M DW=AW 1WWI UK Li VIM A/r W n j Pow.Y I ; N v%v at Ali ni'iQ lie 0irw INS Pig tMfSOY of LID 8177111 Alf IA WWII Il.t Ill 490W'W'S D75 � n Q CII Dwr Al i0'ARitt AU 01 Arsif 82 Ai we"Alf III Y 90A Pit L2 mum rx Op�m icatcT cIBMIW a p7 W0°d'a Att IS=I0( tl1 INV IN a IDiIM IN 8 IN aS"If Wffi tln siaai at a 1IiN'sim wt sCuWt ux o- �p8 0 LW& F �1.BflA6R TIC 1 H LEGEND ac a a •\ 9LPA 9fiti7llB 1 t W I ••� I�1'tYJ,t1aRAN 0.°P�3 i � I MruuW[acaM111tt y a w tp)iW iLW61[tW2 I L `� Mmmuxamul2 l a PLANb't)M OW IllE Q W � OM[IC IfliN A F •�� W ADMmm W •\ 51110111i M Ano II[ W; iy r2s>Wr E1fA¢SCXS �'��\ PUTE 0 f 8 Q w �MtaAle � sL�.a j O N s X90VOD'FY'6im � I W� /i �MM/f IN LOT' re r x1il f ram,las; /,/`, / xrarira ugiur M OLL MM4II 101I @Y4J1,11, l DDIMINg tow7M Witin UCWEMW }IlusrIAv i � ° rB AUF a u ' I wqvl Pr If ` FIND?w u l :1' / r;� acMCLAWnt LOT� asmwi!a° — — 7AM Itffi — IUl'.. 3T6 F.eS R919a 0 Siz $�"lC1$99)?)�iP T-' ft lM'pt�ke SMIfBINO Z 3 AH wd gar11it wowA IQp �W '�I W S�'21"SW7IS.3N / � vW�rs <Isvxlhw Wy S99'2f10M1YA616R J pp Viol WA M( R`Iff vR k - _ I Il R°Itli 21N332 N 7 Attachment C Access Easement INSTRUMENT PREPARED BY: Brian D.Torresl 120 S 16th St.,Ames 1A 50010 515 288-2500 RETURN To: Brian D.Torresi 120 S 16th St. Ames,1A 50010 EASEMENT GRANT KNOW ALL PERSONS BY THESE PRESENTS: That CCRC OF AMES,LLC,for good and valuable consideration,does hereby grant unto the CITY OF AMES,IOWA,and the PUBLIC,and the successors and assigns thereof, access, ingress,and egress easements upon,underground,over or across the following-described real estate: A PART OF LOTS ONE(1)THROUGH THREE(3),NORTHRIDGE VILLAGE PLAT 1,AMES,STORY COUNTY,IOWA,WITH AN APPROXIMATE WIDTH OF NO LESS THAN 25 FEET,AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID LOT ONE (1); THENCE SOUTH 00019'00" EAST ALONG THE WEST LINE OF SAID LOT ONE (1), A DISTANCE OF 242.44 FEET TO THE POINT OF BEGINNING; THENCE NORTH 8903708" EAST, 65.85 FEET; THENCE SOUTH 00°22'52" EAST, 60.82 FEET; THENCE SOUTHERLY ALONG A CURVE CONCAVE WESTERLY WHOSE RADIUS IS 162.50 FEET,WHOSE ARC LENGTH IS 48.18 FEET, AND WHOSE CHORD BEARS SOUTH 08006'45" WEST, 48.00 FEET; THENCE SOUTH 16036'22" WEST, 36.06 FEET; THENCE SOUTHERLY ALONG A CURVE CONCAVE EASTERLY WHOSE RADIUS IS 137.50 FEET, WHOSE ARC LENGTH IS 40.77 FEET,AND WHOSE CHORD BEARS SOUTH 08006'45" WEST,40.62 FEET;THENCE SOUTH 00°22'52"EAST,67.93 FEET; THENCE SOUTHEASTERLY ALONG A CURVE CONCAVE NORTHEASTERLY WHOSE RADIUS IS 10.00 FEET,WHOSE ARC LENGTH IS 15.71 FEET,AND WHOSE CHORD BEARS SOUTH 45°22'52" EAST, 14.14 FEET; THENCE NORTH 89037'08" EAST, 371.52 FEET; THENCE NORTHEASTERLY ALONG A CURVE CONCAVE NORTHWESTERLY WHOSE RADIUS IS 25.00 FEET,WHOSE ARC LENGTH IS 19.63 FEET,AND 8 WHOSE CHORD BEARS NORTH 6700708" EAST, 19.13 FEET; THENCE NORTH 44037'08" EAST, 148.98 FEET; THENCE NORTH 89°59'59" EAST, 216.68 FEET; THENCE SOUTHEASTERLY ALONG A CURVE CONCAVE NORTHEASTERLY WHOSE RADIUS IS 23.00 FEET,WHOSE ARC LENGTH IS 23.13 FEET,AND WHOSE CHORD BEARS SOUTH 61-11'44" EAST,22.16 FEET; THENCE NORTH 89059'59" EAST, 97.15 FEET;THENCE EASTERLY ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 125.00 FEET, WHOSE ARC LENGTH IS 42.70 FEET,AND WHOSE CHORD BEARS SOUTH 80012'52" EAST, 42.49 FEET; THENCE EASTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 100.00 FEET, WHOSE ARC LENGTH IS 34.16 FEET, AND WHOSE CHORD BEARS SOUTH 80°12'52" EAST, 33.99 FEET; THENCE NORTH 89059'59" EAST, 70.00 FEET;THENCE EASTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 100.00 FEET, WHOSE ARC LENGTH IS 34.16 FEET, AND WHOSE CHORD BEARS NORTH 800 12'50"EAST,33.99 FEET;THENCE EASTERLY ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 125.00 FEET,WHOSE ARC LENGTH IS 42.70 FEET,AND WHOSE CHORD BEARS NORTH 800 12'50" EAST, 42.49 FEET; THENCE NORTH 89°59'59" EAST, 54.18 FEET TO THE EAST LINE OF SAID LOT TWO(2);THENCE SOUTH 00°00'01"EAST ALONG SAID EAST LINE,25.00 FEET;THENCE SOUTH 89°59'59"WEST,54.18 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 100.00 FEET,WHOSE ARC LENGTH IS 34.16 FEET,AND WHOSE CHORD BEARS SOUTH 80012'50" WEST,33.99 FEET;THENCE WESTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 125.00 FEET, WHOSE ARC LENGTH IS 42.70 FEET, AND WHOSE CHORD BEARS SOUTH 80012'50"WEST,42.49 FEET;THENCE SOUTH 89°59'59"WEST,70.00 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 125.00 FEET,WHOSE ARC LENGTH IS 42.70 FEET,AND WHOSE CHORD BEARS NORTH 80012'52" WEST, 42.49 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 100.00 FEET, WHOSE ARC LENGTH IS 34.16 FEET, AND WHOSE CHORD BEARS NORTH 80012'52" WEST, 33.99 FEET; THENCE SOUTH 89°59'59" WEST, 97.15 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE NORTHERLY WHOSE RADIUS IS 48.00 FEET, WHOSE ARC LENGTH IS 33.44 FEET, AND WHOSE CHORD BEARS NORTH 70°02'34" WEST, 32.77 FEET; THENCE WESTERLY ALONG A CURVE CONCAVE SOUTHERLY WHOSE RADIUS IS 15.00 FEET,WHOSE ARC LENGTH IS 10.45 FEET,AND WHOSE CHORD BEARS NORTH 70002'34" WEST, 10.24 FEET; THENCE SOUTH 89059'59"WEST, 175.01 FEET;THENCE SOUTHWESTERLY ALONG A CURVE CONCAVE SOUTHEASTERLY WHOSE RADIUS IS 15.00 FEET, WHOSE ARC LENGTH IS 11.88 FEET,AND WHOSE CHORD BEARS SOUTH 67°18'34"WEST, 11.57 FEET;THENCE SOUTH 44°37'08"WEST, 137.87 FEET; THENCE SOUTHWESTERLY ALONG A CURVE CONCAVE 9 NORTHWESTERLY WHOSE RADIUS IS 50.00 FEET,WHOSE ARC LENGTH IS 39.27 FEET,AND WHOSE CHORD BEARS SOUTH 67°07'08" WEST,38.27 FEET; THENCE SOUTH 8903708" WEST, 371.52 FEET; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE NORTHEASTERLY WHOSE RADIUS IS 35.00 FEET,WHOSE ARC LENGTH IS 54.98 FEET,AND WHOSE CHORD BEARS NORTH 45022'52" WEST, 49.50 FEET; THENCE NORTH 00022'52" WEST, 67.93 FEET; THENCE NORTHERLY ALONG A CURVE CONCAVE EASTERLY WHOSE RADIUS IS 162.50 FEET, WHOSE ARC LENGTH IS 48.18 FEET,AND WHOSE CHORD BEARS NORTH 08°06'45" EAST,48.00 FEET;THENCE NORTH 16°36'22" EAST, 36.06 FEET;THENCE NORTHERLY ALONG A CURVE CONCAVE WESTERLY WHOSE RADIUS IS 137.50 FEET, WHOSE ARC LENGTH IS 28.31 FEET, AND WHOSE CHORD BEARS NORTH 10042'28" EAST, 28.26 FEET;THENCE NORTHWESTERLY ALONG A CURVE CONCAVE SOUTHWESTERLY WHOSE RADIUS IS 25.00 FEET, WHOSE ARC LENGTH IS 41.53 FEET, AND WHOSE CHORD BEARS NORTH 42047'08"WEST,36.92 FEET;THENCE SOUTH 89°37'08"WEST, 15.44 FEET TO THE WEST LINE OF SAID LOT ONE(1);THENCE NORTH 00'19'00" WEST ALONG SAID WEST LINE,46.00 FEET TO THE POINT OF BEGINNING AND CONTAINING 0.86 ACRES(37,336 SQUARE FEET), all of the foregoing in NORTHRIDGE VILLAGE PLAT 1,AMES,STORY COUNTY,IOWA. All the above easements are granted according to the following terms and conditions: 1. The owner or owners of each lot(collectively,the"Lot Owners")within Northridge Village Plat 1,Ames, Story County, Iowa,and their successors and assigns, shall not:(a)erect any structures over or within the easement areas identified herein(collectively, the"Easement Areas") without obtaining the prior written approval of the City of Ames, Iowa(the"City");or(b)erect or cause to be placed on the Easement Areas any structure, material, device, thing, or matter which impedes or obstructs free access, ingress,or egress across the Easement Areas. 2. The Lot Owners shall be equally responsible for the overall maintenance,upkeep,and preservation of the Easement Areas for the effectuation of the easement rights granted herein. 3. The foregoing rights are granted upon the express condition that the users of the granted rights will assume liability for all damage to the real estate described herein and any adjacent real estate caused by the failure to use due care in the exercise of the granted rights. 3 10 4. The terms of this Easement Agreement and any and all of the rights and obligations referenced herein may not be amended or modified with the prior written consent of the City,at the sole and absolute discretion of the City. Dated this9Aay of April,2022. (SIGNATURE PAGE FOLLOWS) 4 11 SIGNATURE PAGE OF EASEMENT GRANT CCRC OF AMES,LLC By: SCENIC D OPMENT,LLC,Manager By: Gilbert R. Wood,Man ger STATE OF KANSAS,COUNTY OF JOHNSON,SS: This record was acknowledged before me on this ftday of April,2022,by Gilbert R.Wood, as a Manager of Scenic Development,LLC,the Manager of CCRC of Ames,LLC. C -�. (gf�' Notary Public,State of ansas My commission expires ip CAITLIN R.CAREY Notary Public,State of Kansas M A ointmen�pires 5 12 Attachment D Applicable Laws The laws applicable to this case file are as follows: Code of Iowa, Chapter 354.8 states in part: A proposed subdivision plat lying within the jurisdiction of a governing body shall be submitted to that governing body for review and approval prior to recording. Governing bodies shall apply reasonable standards and conditions in accordance with applicable statutes and ordinances for the review and approval of subdivisions. The governing body, within sixty days of application for final approval of the subdivision plat, shall determine whether the subdivision conforms to its comprehensive plan and shall give consideration to the possible burden on public improvements and to a balance of interests between the proprietor, future purchasers, and the public interest in the subdivision when reviewing the proposed subdivision and when requiring the installation of public improvements in conjunction with approval of a subdivision. The governing body shall not issue final approval of a subdivision plat unless the subdivision plat conforms to sections 354.6, 354.11, and 355.8. Ames Municipal Code Section 23.303(3) states as follows: (3) City Council Action on Final Plat for Minor Subdivision: (a) All proposed subdivision plats shall be submitted to the City Council for review and approval in accordance with Section 354.8 of the Iowa Code, as amended or superseded. Upon receipt of any Final Plat forwarded to it for review and approval, the City Council shall examine the Application Form, the Final Plat, any comments, recommendations or reports examined or made by the Department of Planning and Housing, and such other information as it deems necessary or reasonable to consider. (b) Based upon such examination, the City Council shall ascertain whether the Final Plat conforms to relevant and applicable design and improvement standards in these Regulations, to other City ordinances and standards, to the City's Land Use Policy Plan and to the City's other duly adopted plans. If the City Council determines that the proposed subdivision will require the installation or upgrade of public improvements to provide adequate facilities and services p9 any p p to any lot in the proposed subdivision or to maintain adequate facilities and services to any other lot, parcel or tract, the City Council shall deny the Application for Final Plat Approval of a Minor Subdivision and require the pp pp Applicant to file a Preliminary Plat for Major Subdivision. 13