HomeMy WebLinkAboutA001 - Council Action Form dated October 22, 2024ITEM #:30
DATE:10-22-24
DEPT:P&H
SUBJECT:INTEGRATED SITE PLAN SUBDIVISION FOR 1726 COLLABORATION
PLACE - PRELIMINARY PLAT AND MAJOR SITE DEVELOPMENT PLAN
COUNCIL ACTION FORM
BACKGROUND:
Hunziker Construction Services, Inc. is requesting approval of an Integrated Site Plan, which includes a
Preliminary Plat (Attachment B) and Major Site Development Plan (Attachment C), for the construction
of two mixed-use buildings at 1726 Collaboration Place in the Hub Activity Area of the Iowa State
University Research Park (ISURP).
An Integrated Site Plan subdivision allows for the division of the 4.2-acre site into two lots with
zoning compliance based upon the site as a whole. The proposal will use this flexibility to
distribute parking across both lots, eliminating setbacks for parking areas from interior property
lines, while placing the two buildings on separate lots.
Lot 1 (2.26 acres) will include one mixed-use building, four garage buildings for residential tenants, and
a tenant amenity area including a picnic shelter and basketball/pickleball courts. Lot 2 (1.94 acres) will
also contain one mixed-use building and four garage buildings. (See Page 14 Attachment B)
Each mixed-use building will contain 25 residential units. The ground floor must have a minimum 90%
of the floor area as commercial. The ground floor of each building will contain commercial tenant
spaces and an accessible apartment unit. The second and third floors will each include seven one-
bedroom apartments and five two-bedroom units, totaling 25 units per building. Building plans are
included in Attachment D.
Between the two buildings, there is an open area along the shared property line that may be developed
for a patio and outdoor seating. The patio is not shown on the plans but may be approvable as a minor
amendment to the site plan in the future if desired for a restaurant.
The applicant plans to phase the proposed development with the mixed-use building on Lot 1
being the first phase, as allowed by the Integrated Site Plan process. Phasing requires a
development agreement with the City to ensure improvements necessary for site function, such as
driveway extensions and stormwater management, are made even if future phases are not constructed.
All amenities are shown to be included in Phase 1. While a phasing plan exhibit was submitted
with the site plan, the phasing plan and development and maintenance agreement for shared
improvements will be part of the review of the final plat at a later date.
The applicant intends for the commercial tenant spaces to primarily be occupied by office uses,
although retail and other uses are allowable subject to parking requirements. Grease interceptors and
ventilation systems are to be provided for one tenant suite at each building to support a restaurant.
However, the number of parking spaces initially provided is only sufficient to meet the parking
demand of one restaurant. If a second restaurant is proposed, a parking reduction or additional
spaces may be required to be approved through an amendment to the site plan. There is an
additional area at the rear of the site where parking may be added if needed.
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The site is subject to the Research Park Innovation District (RI) zoning standards and design guidelines
for the Hub area. The intent of the guidelines is to foster an urban design with buildings placed close to
streets, enhanced architectural features and glazing associated with commercial buildings rather than
industrial buildings, identifiable and accessible entrances from the street, and interconnected sites to
sidewalks and trails.
The developer addressed the requirements by: 1) placing the majority of the buildings at the maximum
20-foot setback to the principal façade, 2) accessing multiple commercial tenant spaces via private
parallel sidewalk to the street, 3) implementing typical commercial retail glazing ratios, 4) using brick
to distinguish building entrances, 5) extending several sidewalks into the site and from the site to a
future trail, and 6) proposing additional landscaping along the back of the accessory structures that will
interface with the adjacent trail and master-planned open space.
The building design treats the parking area as the front with the highest amount of storefront glazing.
The street facing architecture does not highlight one specific feature as a main entrance or significant
architectural element as defined in the guidelines because the design is a multi-tenant building with
exterior access points. Overall, the design includes features expected within the Hub area as intended by
the design guidelines.
As previously noted, a maximum front setback of 20 feet applies to the principal building.
However, due to a curved front lot line along Collaboration Way and the grade change of the site
dropping from west to east, the developer is requesting to set building pads using retaining walls,
with the buildings’ setbacks ranging from 18.46 feet to 20.28 feet. City Council recently passed an
ordinance allowing up to a 20% variation of select numeric requirements, subject to City Council
approval of requests made with a Major Site Development Plan. A more in-depth review of
standards and the request to alter the maximum setback under this provision is further discussed in the
Addendum.
To approve Mixed Use, City Council needs to find the use compatible with other nearby uses.
Surrounding properties are also zoned RI (see Attachment A—Location and Zoning Map). As part of
the Hub Activity area, adjacent properties include commercial uses that support ISURP users, including
Ames Racquet and Fitness to the west, the Hub building to the north, and McFarland Clinic to the
northwest. The lots to the northeast and south/east of the subject property are undeveloped. Further to
the east, across existing open space, is a John Deere industrial building. South of the site beyond the
tennis bubble is the Ag Smart R&D facility. No operational concerns have been identified for any of
the existing users that could impact the proposed residential use, nor would the residential use
affect existing industrial users.
The ISURP Phase III Master Plan indicates that the adjacent lot to the south/east is reserved as open
space, including a planned trail. The off-site trail design by the ISURP has not been formally approved
and if it is altered in location, the onsite trail connection may be modified by a future amendment to the
plan to connect to it as needed.
The developer also is requesting an alternative landscaping plan to address issues of parking lot
landscaping and proposed garage placement. The landscape plan includes the required quantities
of plant materials for front yards and required screening and buffering. It does not achieve
minimum spacing of trees within parking areas from the detached garages. The City requires a
distribution of overstory trees throughout parking areas and a spacing of 15 feet from buildings to allow
room for maturity. As proposed, the developer requests relief from the full spacing distance for two
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trees and proposes to compensate with a more vertical columnar tree species set 7.5 feet away from the
buildings. This exceeds the 20% alternative design standards that City Council may grant and
requires an alternative landscape plan to be approved by the Council, which is further discussed
in the Addendum. Staff supports the request due to the additional site amenity of covered
parking that it facilitates.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed the Integrated Site Plan at its October 2, 2024,
meeting. A sign was placed on the property and notice was sent to property owners within 200 feet prior
to the meeting.
The Commission asked staff several questions about bicycle connectivity and the availability of transit
in the Hub area. Staff indicated the location of existing and future trails and on-street bike facilities on
Collaboration Place, and the location of CyRide stops to the west of the site on Collaboration Place.
The Commission focused its discussion on potential compatibility issues between residential users and
nearby industrial users. Staff noted that most users in the ISURP use buildings for office space and not
manufacturing. If industrial development occurred on an adjacent lot, screening would be required.
Staff also noted that the Major Site Development Plan process required for mixed-use development
approval requires notification of nearby users and public hearings, which allows any users with
concerns about residential development near existing industrial facilities to express those concerns. As
the ISURP controls adjacent vacant lots they also are able to address potential compatibility issues
responsible for marketing and siting industrial businesses.
The Commission voted (6-0) to recommend City Council approve the Integrated Site Plan subject
to the alternative approvals and conditions. One recommended condition, that an FAA airspace study
and determination of no hazard be completed given the proximity to the airport, has since been
satisfied.
DEVELOPMENT AGREEMENT AMENDMENT:
If City Council approves the proposed Mixed-Use project, the development agreement for ISU Research
Park Phase III will need to be amended to allow for apartments to be taxed as a residential use. The
original agreement only allowed for commercial and industrial classifications to ensure that no tax-
exempt uses were developed within the area that was supported by TIF. If the agreement is not
amended, the taxable value would be higher for apartments than other places in the city where a
residential classification would normally apply. The addendum could be approved along with the
future Final Plat.
ALTERNATIVES:
1. Approve the Integrated Site Plan, which includes:
a. Approval of the Major Site Development Plan for 1726 Collaboration Place for a Mixed-
Use Development, subject to the following conditions and alternative approvals:
i. Allowance for a design alternative to increase the 20-foot maximum principal
building front setback to accommodate the proposed placement for both buildings.
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ii. Allowance for alternative landscaping plan to reduce the spacing of two parking lot
trees from the garages to 7.5 feet from 15 feet.
iii. Prior to occupancy, the applicant shall submit for review and approval an outdoor
lighting plan that conforms to the Zoning Ordinance.
b. Approval of the Preliminary Plat for the Iowa State University Research Park Phase III
Subdivision, Seventh Addition, noting that prior to final plat all requirements of the
integrated subdivision for phasing plans, agreements, and easements are to be reviewed and
approved by the City.
c. Direct staff to prepare and addendum to the ISU Research Park Phase III Development
Agreement recognizing the residential use tax classification for apartments in addition to
Industrial and Commercial.
2. Approve the Integrated Site Plan, which includes concurrent approval of a Preliminary Plat for the
Iowa State University Research Park Phase III Subdivision, Seventh Addition, and Major Site
Development Plan, for 1726 Collaboration Place for a Mixed-Use Development, with modified
conditions.
3. Deny the request for an Integrated Site Plan, which includes concurrent approval of a Preliminary
Plat for the Iowa State University Research Park Phase III Subdivision, Seventh Addition, and Major
Site Development Plan, for 1726 Collaboration Place for a Mixed-Use Development if City Council
finds that the proposed project does not conform to the Major Site Development Plan, Integrated Site
Plan Subdivision, and Subdivision criteria.
4. Defer action on the request and refer it back to City staff and/or the applicant for additional
information.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed Integrated Site Plan represents the first mixed-use development in the ISURP after City
Council amended the Research Park Innovation District (RI) to permit mixed-use development in the
Hub Activity Area. As described by the applicant in their request for the text amendment, the intent of
the mixed-use amendment is to foster a live-work-play environment in the Hub area. Staff believes the
mixed-use development will benefit the overall collaborative environment and activity in the Hub
area with residential uses and commercial use opportunities including a restaurant.
The site design and layout is consistent with the standards and guidelines for development in the
Hub area. There are several connections to the street and one to the adjacent trail. The design allows
for the addition of an outdoor patio between the buildings if desired in the future. Although the design
treats the parking side of the building as the front, the design includes appropriate glazing levels and
high interest and durable materials including brick. Amenities of garages and recreational elements
enhance the quality of the project.
Staff determined that the proposed use and site design would not impact other industrial uses in
the area primarily due to the existence of commercial uses nearby and the large separation of
distance to industrial uses that exist east and southwest.
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
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Plan. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative
#1, with noted alternative features and conditions as described above.
ATTACHMENT(S):
Addendum and Attachments A - D.pdf
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ADDENDUM
RI Zoning District Design Guidelines
The RI Zoning District includes design guidelines to promote a high -quality built
environment that supports the ISURP’s mission:
(b) Site Design Guidelines
(i) Use site design to locate buildings and site improvements in manner that is
supportive of the pedestrian environment.
(ii) Coordinate building and parking in manner that is supportive of a transition to
trails and pedestrian areas.
(iii) Extend walkways to both public streets and trail system.
(iv) Coordinate shared access points for lots to reduce driveway intersections along
bike and pedestrian facilities.
(v) Locate support areas such as mechanical areas storage areas and accessory
structures away from pedestrian areas and behind the principal building.
(vi) Ensure mixed-use developments do not detract from, and are compatible with,
the surrounding commercial, open space, and industrial uses.
(vii) Multi-building sites shall emphasize building orientation within the Hub Area
to the street or to a publicly accessible open space.
(c) Landscape Design Guidelines
(i) Use landscape design to support sustainable site features, such as stormwater
treatment and parking lot shading.
(ii) Locate landscape areas in a manner which is complementary to adjacent open
space Master Plan-designated Public Space areas in types of vegetation and
planting.
(iii) Incorporate vegetation that provides for screening of storage and equipment
areas from trails and streets and mixed-use developments.
(iv) Use landscape design to enhance pedestrian environments with shading of
sidewalks and creating visual interest with art, trellis, gathering spaces, and
interesting vegetation.
(d) Architectural Design Guidelines
(i) Identify and accentuate main building entrances with architectural elements or
projections.
(ii) Utilize high levels of glazing to identify areas of activity and interest for
customers, employees, and public. Prefer location of office and other active
uses at street sides of buildings to provide support for building identity and
interest.
(iii) Building massing should distinguish building components through variations in
height, building relief, and exterior materials.
(iv) The architectural design guidelines are not mandatory for accessory structures.
(v) Mixed Use development shall emphasize commercial space configurations and
features over residential development features. This includes features such as
a 12-foot minimum floor to ceiling heights, commercial depths and tenant
spaces suitable for a broad range of uses, space for outdoor patios, and high
levels of glazing.
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To meet these requirements, the subject property orients the two mixed-use buildings to
the street. The plan includes a shared driveway access with the property to the west and
a new access point onto Collaboration Place at the site’s east end.
The sidewalk along Collaboration Place will be extended across the site’s frontage and
connect with the pedestrian crossing at Plaza Loop Drive to the north. It will include three
extensions into the site to connect with a sidewalk running parallel to the front facades of
the buildings. The sidewalk also includes extensions around the sides of the buildings,
providing access to their rear and the parking area.
The public sidewalk must be used to walk between the buildings on the front side. The
sidewalk along the front facades of the buildings does not connect. The first extension
into the site from the public sidewalk continues into the site from the crossing a t Plaza
Loop Drive to connect with the building on Lot 1. The sidewalk extension to the building
at Lot 2 is approximately 160 feet east of the Plaza Loop Drive crossing. There is also a
second sidewalk extension into Lot 2 approximately 175 feet east of t he first extension,
but it leads into the rear of the site and does not connect with the sidewalk along the front
façade.
Every other tenant space entrance on the front façade is accentuated with an awning that
extends 4 feet out from the building façade. Signage may be installed floating above these
awnings. The second and third floors above these awnings are sided with a gr ey lapboard.
The four tenant spaces without awnings have additional dark brick veneer around the
entrances and up to the ceiling height of the second floor of the buildings, with the
exception of the tenant spaces on the ends of the buildings where the brick ends at th e
first-floor ceiling level. The second and third floors above these end tenant spaces have
a lighter grey (Exterior Insulation and Finish) EIFS exterior finish.
The end tenant spaces are further offset by two, 12 -foot-wide sections of brick that extend
the full height of the building and end in parapets. These features are at a 2 -foot relief
from the building façade and provide horizontal and vertical articulation for the buildings.
High levels of glazing also accentuate the entrances and first-floor commercial space
ceiling height exceeds 12 feet. The building architecture does not highlight one specific
feature as a main entrance or significant architectural element because the design is a
multi-tenant building with exterior access points.
Outdoor space for a patio is planned as are tenant spaces for restaurants in addition to
offices.
Adjacent sites contain commercial uses or are undeveloped. The undeveloped site to the
northwest is also planned for mixed-use development. The property to the south/east is
currently an outlot and designated as open space by the Master Plan for the ISURP Phase
III, but may be the subject of a future request to allow the creation of another industrial lot
for development, directly to the east of the subject property. If developed, it would be
required to provide additional screening from the mixed-use development.
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A future trail is planned on the adjacent property along the site’s east and south property
lines. A connection is provided through the center of the subject site to the future trail. If
the property to the east is developed, the location of the trail may be moved or the
connection not be required.
Additional landscaping is provided behind the eastern -most garages that will interface
with the future trail location. Additional trees are also provided along the south property
to provide transition to a public open space area where the stormwater detent ion for the
site is proposed.
General Development Standards
Parking
Parking will be shared between the lots and located behind the buildings. Shared access
and parking agreements between the lots are required as part of the final plat. A
note has been added to the preliminary plat, as required, that states all parking areas,
drives, sidewalks, fire lanes, etc. are for the common use of all lots within the subdivision.
In total, 170 parking spaces are required. The development proposes to provide
170 spaces, broken down by use in Table 1 . The commercial spaces are proposed to
be parked at an office rate of one stall per 300 square feet of floor area except for the
tenant space planned for a restaurant use, which requires 9 spaces per 1,000 square
feet. The apartments require 85 total spaces. The garages provide space for 50 cars, or
one space per unit, with the other 35 spaces provided for by surface spaces.
Table 1 Parking Breakdown
Use/Building Number of Spaces
Provided
Type—Surface or Garage
Offices (20,047 square
feet)
67 Surface
Restaurant (2,029 square
feet)
18 Surface
Residential 1-bedroom
units (30 total)
45
50 garage stalls—35
surface Residential 2-bedroom
units (20 total)
40
Total 170
Landscaping
In addition to the specific RI District landscaping guidelines, RI-zoned properties are
required to adhere to the landscaping requirements in Sec. 29.403 for non -residential
uses and to provide a minimum of 20% open space. The benefit of the Integrated Site
Plan is that this 20% can be applied across the entire development rather than on a per
lot basis. The proposed open space area on the subject property is made up of green
space principally along the perimeter of the site. A total of 40% of the site is open space,
including the amenity area.
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Front yard landscaping meets minimum standards for quantity an variety of materials. A
combination of grasses and shrubs are proposed along the sidewalk and front building
facades. The design is generally a linear row of shrubs and grasses rather than layering
and clustering. The plantings in some a reas act as foundation planting adjacent to the
retaining wall set along Collaboration Place.
Front yard overstory trees are required per City code at 13 total based upon the linear
frontage of the site, before allowances for substitutions. The front yard trees are a
combination of 9 overstory trees and 8 ornamental trees, which may be substituted for
overstory at a 2:1 ratio and no more than for 50% of the overstory trees.
The parking area requires at a minimum 1 overstory tree per 200 square feet of parking
area to be dispersed to provide coverage and shading. The applicant has provided 30
overstory trees to meet the minimum number required. They are located primarily along
entrance drive and parking aisle ends with many of the trees located at the south limit of
the southern parking areas/drive aisle. The main surface parking areas between the
mixed use buildings and garages includes some integrated trees within planters.
To provide dispersal and coverage in the main surface lot, two parking lot tree planters
are proposed in the middle of the north row of parking spaces adjacent to the buildings
with other trees at the open spaces at the ends of the buildings.
Double loaded parking lot aisles require trees along both sides of parking. Two trees are
also proposed between the garages to provide for dispersal and to meet the overstory
tree requirement of the surface lot. As noted earlier, tree spacing of 15 feet is required for
tree maturity. The applicant’s proposal does not accommodate the full planting area
needed for all parking lot trees as it relates to the garages. The garages are spaced 15
feet apart. Overstory trees are required to be spaced 15 feet from a building, measured
from the center of the tree. This spacing is subject to an alternative landscaping plan
request, further discussed under the alternative approvals section.
Screening
Screening is provided around two transformers located at the west and east ends of the
site by arborvitae, anticipated to grow up to 7 feet in height and form a solid screen.
Mechanical equipment will be roof-mounted and screened by the proposed buildings’
parapet. Electric and gas meters will be behind the centerline of the building on Lot 1 and
do not require screening. The meters will be in front of the centerline of the building on
Lot 2, but setback over 40 feet from the property line. While typically screening would be
required, the Planning Director has approved screening of these meters related to front
yard landscaping, their setback, and the sightlines related to the c urve of the street. This
is permitted under the exemptions to screening requirements.
Solid waste collection areas will be screened with a 100% view obscuring, 8 -foot-tall
fence. Swinging doors will provide access.
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Signs and Lighting
A lighting plan and sign permits will be submitted after approval of the Integrated Site
Plan Subdivision. The lighting is required to be compliant with City standards prior to
occupancy, per a recommended condition. All outdoor lighting must meet zoning
standards based upon downlighting to address “Dark Sky” requirements.
Infrastructure
To accommodate the development of the site as two separate lots, a sanitary sewer main
is proposed to be extended from the existing main to the south. A water main is also
proposed to be extended onto the site to meet the requirements of the Fire Code for the
maximum distance of buildings from hydrants.
As the site as a whole is served by City infrastructure (except for electricity served by
Alliant Energy), and the extensions are only necessary to facilitate the site development
shown on the Major Site Development Plan, financial security covering the co st of their
installation or installation before final platting is not required.
Utility easements are shown on the Preliminary Plat.
Stormwater Treatment
The site is subject to conformance with Municipal Code Chapter 5a and 5b requirements
for stormwater control and treatment. The Public Works Department has reviewed the
submitted plans and has concluded that the new proposed off -site stormwater facilities
can handle the increased runoff from the site. Timing of the construction of the stormwater
detention area and rock trench will be required as part of the phasing plan to treat site
runoff. The majority of stormwater treatment occurs off site to the south of the site in a
ISURP common area that is a regional treatment facility. The facility must be completed
with the final plat of this subdivision.
Alternative Approvals
Building Setback
An allowance for an increase to the maximum setback is required. A 20 -foot maximum
setback applies to principal facades. The buildings’ setback ranges from 18.46 feet to
20.28 feet. City Council recently passed an ordinance allowing up to a 20% variation of
numeric requirements in select Articles of the Zoning Ordinance, including the RI Zoning
District development standards, subject to City Council approval of requests made with a
Major Site Development Plan. The increase from 20 to 20.28 feet represents 1.4%.
Standards for granting the reduction include that the request maintains the intent of the
ordinance, is based on an operational need, provides something of equal or better
consistency with the Ordinance’s intent, and does not create adverse impacts. Staff finds
these criteria are met as the increased setback is requested due to a curved front lot line.
As the buildings are straight across, the majority of the façades meet the 20 -foot
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maximum. Only the corners of the buildings exceed the maximum.
The site slopes down to the north and east. The buildings will be built on pads to ensure
they are level. The further forward the buildings are on the site, the greater the slope they
will need to offset with construction.
Due to the RI District design guidelines, while the buildings have a greater setback, they
still interface with the street due to glazing and a sidewalk along the front façade to provide
access to tenant spaces.
Parking Lot Landscaping
An alternative landscaping plan is also proposed to allow reduced spacing of two parking
lot trees located between the garages. An alternative landscape plan prepared by a
licensed Landscape Architect may be approved if City Council finds it addresses
the purposes of the ordinance and provides for a unique or high-quality landscape
environment that exceeds the base standards. The developer believes the overall
design of the site with amenity spaces and covered parking justify the alternative
design request for relief from spacing requirements for parking lot overstory trees
Overstory trees are required to be spaced 15 feet from buildings, measured from the
center of the tree. The garages are spaced 15’ apart, allowing for 7.5 feet of spacing from
the trees. Columnar maple trees are proposed for these areas, due to their mature height
they are considered overstory despite the limited canopy of the species. Their anticipated
spread is approximately 12’ – 15’, making them ideal for narrow planting sites.
Additionally, as the garages are one-story structures, the trees’ canopy is not anticipated
to be an issue.
Public Notice
Notice was mailed to property owners within 200 feet of the subject site and a sign was
posted on the subject property. Notice was also published in the newspaper prior to the
City Council meeting. As of this writing, no comments have been received.
Applicable Regulations
Major Site Development Plan Criteria
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 (Ames Plan 2040),
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.
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The Public Works Department has reviewed the proposed development and
stormwater management plan. It is satisfied that the off-site detention will be able to
handle the increased runoff created by the new buildings and parking area. Runoff for
the 5 – 100-year storms will be released at rates equivalent to the existing site
conditions during a 5-year storm event.
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 development is served by existing water, sanitary sewer, and electric lines. These
services are adequate to serve the site. To accommodate the development of the site
as two separate lots, a sanitary sewer main is proposed to be extended from the
existing main to the south. A water main is also proposed to be extended onto the site.
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. The full site is
accessible from Collaboration Place. A water main extension is planned to
accommodate a second hydrant within the required maximum distance for the
garages.
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 Major Site Plan does not present a risk of additional erosion, flooding,
landslide, or endanger surrounding property.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The buildings are setback on the site to avoid the steepest slopes at the northeast end
of the subject property.
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 take access from Collaboration Place, using a shared
access with an existing access to the west and one new access on the east end of the
site. The shared access limits access conflicts with the public sidewalk and bike lane.
Interior private sidewalks will continue to connect with the public sidewalk system on
Collaboration Place and a connection with a future trail to the south is planned.
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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.
All front yard landscaping and parking lot tree coverage requirements are required to
be met. This obscures utility meters proposed for the sides of the buildings, meeting
screening requirements.
The dumpsters will have an enclosure that meets screening requirements and
includes gates.
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 proposed development will take access from Collaboration Place, using a shared
access with an existing access to the west and one new access on the east end of the
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.
Lighting plans will be reviewed by staff for output and ground impact in compliance
with City standards prior to occupancy, per a recommended condition.
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 will not create any air pollution, nuisances, dust, odor,
glare, or noise disturbances.
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 development complies with the site coverage requirements. The site
proposes 40% landscaped area and RI District requires 20%.
The building meets the minimum height requirement of 2 stories in the Hub Activity
area—three are proposed.
While a maximum setback of 20 feet is required for principal structure facades, the
buildings’ setbacks range between 18.46 and 20.28 feet. A numeric increase in the
permitted setback is requested. The majority of the buildings’ façades are located at
a lesser setback than the maximum.
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The proposed layout of the development is consistent with surrounding commercial
development, supporting these uses with residents and providing additional
commercial space in the ISURP Hub area. Additional landscaping is provided along
adjacent open spaces, meeting RI District landscaping design guidelines.
Applicable Subdivision Law
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the
following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
Ames Municipal Code Section 23.302(3):
(5) City Council Review of Preliminary Plat: All proposed subdivision plats shall be
submitted to the City Council for review and approval in accordance with these
Regulations. The City Council shall examine the Preliminary Plat, any comments,
recommendations or reports examined or made by the Planning and Zoning
Commission, and such other information as it deems necessary and reasonable
to consider.
(6) City Council Action on Preliminary Plat:
(a) Based upon such examination, the City Council shall determine whether
the Preliminary 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. In particular, the City Council shall determine whether the
subdivision conforms to minimum levels of service standards set forth in the
Land Use Policy Plan for public infrastructure and shall give due
consideration to the possible burden of the proposed subdivision on public
improvements in determining whether to require the installation of additional
public improvements as a condition for approval.
(b) Following such examination and within 30 days of the referral of the
Preliminary Plat and report of recommendations to the City Council by the
Planning and Zoning Commission, the City Council shall approve, approve
subject to conditions, or disapprove the Preliminary Plat. The City Council
shall set forth its reasons for disapproving any Preliminary Plat or for
conditioning its approval of any Preliminary Plat in its official records and
shall provide a written copy of such reasons to the developer.
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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 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.
REVIEW PROCEDURE.
An Integrated Site Plan Subdivision is subject to the same review process and decision
criteria as Major Subdivision (Section 23.302); and an Integrated Site Plan is subject to
the same review process and decision criteria as a Major Site Development Plan (Section
29.1502). Although the subdivision and site plans are separate documents, they are
reviewed and processed simultaneously, and an Integrated Site Plan Subdivision
incorporates by reference all documents of an approved Integrated Site Plan.
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ATTACHMENT A
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ATTACHMENT B
Preliminary Plat
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ATTACHMENT C
Major Site Development Plan
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ATTACHMENT D
Architectural Plan Excerpts
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