HomeMy WebLinkAboutA002 - Council Action Form dated August 24, 1993 ITEM #:
DATE: 08/24/93
COUNCIL ACTION FORM
SUBJECT:
Passage of an Ordinance Approving a Planned Unit Development (PUD)
Plan for Arbor on the Green, Which is Generally Located South of 24th
Street, and West and Northwest of Pinehurst Drive and East of Bertha
Moore Memorial Park.
ACTION FORM SUMMARY: This is a request to approve a PUD to allow the
construction of 20 zero lot lines, single-family homes on property
located south of 24th Street and west and northwest of Pinehurst Drive.
The Planning and Zoning Commission and staff recommend approval of this
PUD with the stipulations attached to this report.
BACKGROUND:
The developers are requesting approval of a Planned Unit Development
(PUD) plan for the construction of 20 zero lot line, single-family dwelling
units on a 7.1 acre parcel located south of 24th Street, west and north-
west of Pinehurst Drive and east of Bertha Moore Memorial Park. This
property is currently platted as Lot 1 of The Green Sixth Addition and
was planned for multiple-family development. Previously a site plan was
approved for a 39 unit apartment building on this site and the footings
were poured for that building, however it was not constructed.
This property is currently vacant. Concurrent with this request, the
developers have submitted a request for approval of the CDP for Arbor on
the Green Subdivision, which includes the 20 zero lot line, single-family
lots and three outlots.
ANALYSIS:
Land Use Policy Plan (LUPP) . The Land Use Policy Plan Map designates
this property as suitable for Residential Medium-Density (RM) development,
which allows a density of 10 to 22 units per acre. The developers are
proposing a gross density of 2.82 units per acre and a net density (less
street rights-of-way and common areas) of 4.08 units per acre which is
more consistent with the Residential Low-Density (RL) designation. The
remainder of The Green Subdivision with the exception of The Green Fifth
Addition, which is a townhouse development to the south, is designated as
RL (Low-Density Residential) .
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Zoning History. This property is currently zoned R-3 (Medium-Density
Residential) and it has been zoned R-3 since this property was annexed to
the city in 1974 and platted as The Green Subdivision.
Certified Topographic Survey. The developers are requesting a waiver
from the certified topographic survey submittal. The topographic informa-
tion submitted has been compiled from several surveys previously under-
taken for this property and adjacent properties. City staff is satisfied
that appropriate topographic information has been submitted to analyze this
development. However, because this is a submittal requirement the City
Council must grant a waiver of this requirement.
Utilities. The utilities in the area are adequate to serve the proposed
subdivision.
Water:
Existing Mains
- 8-inch mains in Pinehurst Drive
- 12-inch main in 24th Street
Proposed Mains
- New 8-inch main in Greensboro Circle which will be
looped between the 8-inch main in Pinehurst Drive and
the 12-inch water main in 24th Street via a proposed
utility easement between Lots 8 and 9.
Sanitary Sewer:
Existing Mains
- 8-inch and 12-inch sanitary sewer mains in Pinehurst
Drive.
- 30-inch sanitary sewer main in the southwest corner of
the site.
Proposed Mains
- 8-inch sanitary sewer main in Greensboro Circle.
Storm Sewer:
Existing Mains
- 12-inch storm sewer main along the north side of
Pinehurst Drive, which empties into a ditch which
eventually goes through the Veenker Golf Course to
the creek.
Proposed Mains
- New 12-inch storm sewer on Greensboro Circle that
drains into the 18-inch storm sewer in Pinehurst
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Drive. A footing drain system will be connected to
the storm sewer that will serve Lots 1-16 and Lots 19
and 20. Lots 17 and 18 will drain directly to the
pond.
A storm water management plan was designed for this site as
part of the plan for The Green Subdivision. No changes to that
plan are contemplated by this development.
Electric:
There is adequate electric service to this area to meet the needs
of this future planned unit development.
Streets and Vehicular Access. Access to the lots within the subdivision
will be from Greensboro Circle except for Lots 1 and 2, which will have
access from Pinehurst Drive. No access will be permitted for any lot from
24th Street; no access from Pinehurst Drive will be allowed to the east
side of Lot 1 and to Lots 19 and 20; and no access will be permitted to Lot
20 from the throat of Greensboro Circle.
No Cy-Ride bus route will enter the subdivision, however it is anticipated
that there will be Cy-Ride stops in east and west direction on 24th Street
at Pinehurst Drive.
No bicycle route is shown on the Bicycle Route Master Plan for this prop-
erty. Bicycles will use surface streets to get to the bicycle path system.
The developers are requesting a 27 foot wide street and a 56 foot wide
right-of-way for the Greensboro cul-de-sac. Approval of the reduced
width of the street must be granted by the City Council as part of the
CDP approval process.
The developers are proposing a walkway system as part of the PUD devel-
opment which will include: a walkway to the north between Lots 10 and
11, which leads to a gravel road that can be followed into Bertha Moore
Memorial Park; a walkway across the center island in the cul-de-sac, which
will serve as a focal point in the development with a pavilion structure in
the center of the island; and a walkway between Lots 18 and 19, leading
to the existing pond area on the site. The only public sidewalk proposed
by the developers is a sidewalk along the southwest side of the throat of
Greensboro Circle. The developers are requesting a waiver of any other
public sidewalk. Staff believes it would be appropriate to have a public
sidewalk along the right-of-way on both sides of Greensboro Circle, so
that residents would not have to walk in the street to get to the various
internal walkways, provided for the PUD development. A public sidewalk
also should be provided along Pinehurst Drive from Greensboro Circle to
24th Street, so there is a public sidewalk between the development and the
Cy-Ride stops at 24th Street. It should be noted that the Americans with
Disability Act probably would mandate a sidewalk so disabled persons
would not have to walk or maneuver in the street.
Parking. The site plan indicates there will be a total of 40 on-site park-
ing spaces for the use of the residents. The zero lot line, single-family
dwelling units are to be constructed with two car attached garages.
4
Access to the garage spaces will be from a shared, 23'-4" wide driveway
constructed along the common lot line between the two zero lot line units.
The garage doors face into a 30 foot wide interior court. This interior
court area will be used by the residents of the units on either side for
maneuvering to access their respective garages. A restriction on the use
of land in the proposed covenants and restrictions for this development
states that "no private vehicle shall be allowed to park in the shared drive
which serves two adjacent lots". This means that the resident vehicles
must park in the garage at all times and guest parking in the driveway is
not contemplated. [Note: Additional provisions must be included as part
of the covenants and restrictions that address cross movements between
the two adjoining lots which share a driveway, since the residents will
have to drive on each other's property to access their individual garages.]
The only other parking available in the development will be on-street
parking along the southwest side of Greensboro Circle, adjacent to Lot 20,
and along the outside of the cul-de-sac circle. Approximately 16 vehicles
could park on the street. No other provision for guest parking has been
made as part of this project. Parking will be restricted to one side of the
street due to the 27 foot street width as part of the approval of the Final
Plat.
Mail boxes will be grouped in two's on the left side of the shared drive-
ways to minimize the impact of on-street parking. The mail carrier will
stop in front of the driveway to deliver mail, thus freeing up on-street
parking.
Density. The developer is proposing 20 zero lot line, single-family dwell-
ing units on the site which contains 7.1 acres. The permitted maximum
dwelling unit density per gross acre under the R-3 PUD provisions is 22.3
units per acre.
Maximum Number Number of
Units Allowed Units Proposed
R-3 PUD 7.1 Acres 158 20
The overall gross density for this site will be 2.82 units per gross acre
and 4.08 units per acre net density (less street rights-of-way and common
areas) .
Landscaping and Screening. This property already includes some land-
scaping and screening along the perimeters of the site and in the south-
west corner of the property adjacent to the existing pond. A row of white
pine trees has been planted along the north boundaries of Lot 1, 2 and 5
and along the west boundaries of Lot 15 and 16. Specimen white pine and
black cherry also grow along the north boundary of the development and
northwest of the pond. A grove of fruit trees has been planted to the
east of the pond. Street trees have also been planted along Pinehurst
Drive including: crabapples, oak, and maple trees. The developers are
proposing to plant black maple, sugar maple and red oak as street trees
within the right-of-way of Greensboro Circle. In addition eastern red
bud, Japanese tree lilac and red oak trees will be planted as accent plants
5
within the island in the cul-de-sac. These trees will compliment the small
pavilion which also will be located in this area.
Each lot will be landscaped by the individual owner and specific plans have
not been developed for each of these home sites. However the owners of
each individual lot are subject to a plant selection list for shade trees,
ornamental trees and evergreen trees and each planting plan must be
approved by the Board of Directors of the Homeowner's Association or an
architectural committee composed of representatives appointed by the
Board.
Lighting. The only lighting proposed will be public lighting at the en-
trance to the development and two lights at either end of the island in the
public right-of-way.
Architectural Elevations. The developers are proposing two types of
designs for the zero lot line units (see attached drawings) . There will be
a one story model and a one and one-half story model which are very
similar in design. From the front the elevations for the two designs
appear to be the same, however there are slight variations on the side and
rear elevations to accommodate the windows for the second story. The
structures will be constructed of a combination of brick veneer or wood
siding (one or the other) with asphalt shingle roofs. As stated earlier,
the homes have two car, attached garages that are entered from an
interior court yard, so that the garage doors do not face the street. The
design emphasizes the residential character of the structure and reduces
the impact of the garages from the street.
A small pavilion will be constructed within the island in the cul-de-sac that
will serve as a focal point within the development (see attached illus-
tration) . It will serve as a gathering place and is open on four sides with
walkways coming to it from four directions.
Setbacks. The developers are proposing a minimum front yard setback of
15 feet, a side yard setback of six (6) feet or zero feet, and a rear yard
setback of 25 feet.
Conventional Proposed PUD
R-3 Setbacks Setbacks
Front Yard 25 Feet 15 Feet
Side Yard 6 feet/l story 8 feet/2 story 6 Feet
Rear Yard 25 Feet 25 Feet
Platting. As stated earlier, the developers are also requesting approval of
a Conceptual Development Plan for a 20 lot subdivision which is a replat of
Lot 1, The Green Sixth Addition.
Intent of the Planned Residential Development. It is the intent of the City
of Ames to encourage planned residential developments as appropriate,
more specifically it is the intent to:
"(a) Promote and permit flexibility that will encourage a more creative and
imaginative approach in development and result in more efficient,
aesthetic, desirable, and economic use of land, while maintaining
density and intensity of use consistent with the adopted Land Use
Policy Plan.11
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- The developers have created a development which provides low
rise residential living on individual lots, while conserving land
by using the zero lot line approach. The design orients the
homes toward a focal point within the development, as well as,
providing a common open space which is accessed by a walkway
from the center focal point area.
The Land Use Policy Plan for this site shows a medium-density
residential (RM) designation, which anticipates between 10 and
22 units per acre. This proposed development provides a gross
density of 2.82 units per acre and a net density of 4.08 units
per acre which is a lower density than intended by the LUPP
designation. However this property abuts an area designated as
low-density residential and the LUPP plan designations are not
necessarily hard and fast boundaries. The density and intensity
of use is consistent with the existing development within The
Green Subdivision, including the townhouse development in The
Green Fifth Addition, which is located south of this project area.
The Green Fifth Addition, which contains the townhomes, has a
gross density of 3.06 units per acre.
"(b) Provide a minimal effect upon adjacent properties and existing devel-
opment. To this end, the Planning and Zoning Commission may make
the appropriate requirements."
- The developers have attempted to minimize the effect of the
proposed development on the existing single-family and town-
house development to the south and southeast by creating a
transitional design which has some of the characteristics of
traditional single-family living, while creating a clustering of
homes in a zero lot line design. The garages open into an
interior court which minimizes their impact on the surrounding
area, and the use of shared driveways creates more of a s4ne
traditional single-family character by minimizing the number of
curb openings along the frontage on Greensboro Circle.
The street planting design along the Greensboro Circle also
emphasizes the compatibility with the traditional single-family
character of the area.
"(c) Promote development that can be conveniently, efficiently, and eco-
nomically served by existing municipalities and serves or by their
logical extension."
- Adequate water, sanitary sewer, and storm sewer facilities are
available to serve the site. They have been designed in an
efficient manner to minimize the length of main extensions. The
water service has been looped to provide convenient efficient
service.
"(d) Promote flexibility in design, placement of buildings, and use of open
space, pedestrian and vehicular circulation facilities, and off-street
parking areas in a manner that will best utilize the potential of site
characterized by special features of geography, geology, topography,
size, or shape."
The existing pond area and open meadow area on the site have
been preserved, and the buildings have been placed within
building envelopes which take into consideration the topography
of the property. Since a cul-de-sac is the most efficient way to
serve this unusual shaped site, the developers have taken
advantage of the island created in the circle of the cul-de-sac to
create a focal point for the development.
"(e) Provide, where it is shown to be in the public interest, for the
preservation of historic features and such natural features as
streams, drainage ways, floodplains, ponds/lakes, topography, rock
outcroppings, unique areas of vegetation, stands of trees, and other
similar natural assets."
- There are no unique historic features on the site. The existing
pond has been preserved as well as the fruit tree orchard and a
meadow area.
"(f) Provide for more adequate recreational facilities and other public and
common facilities than would otherwise be provided under conventional
land development."
- The developers have designed a small pavilion in the center of
the cul-de-sac island to serve as a focal point and gathering
place for people within this development. They also have pre-
served an open space area of 1.20 acres which includes a mead-
ow, pond walkway, fruit tree orchard, bench and swing. A
walkway is also provided to the north between Lots 10 and 11 to
a gravel roadway which can be followed to the Bertha Moore
Memorial Park.
"(g) Provide for the enhancement of the natural setting through careful
and sensitive placement of man-made facilities and plant materials."
- The developers have located the buildings and designed the
access to the homes through the use of shared driveways, which
enhances the natural setting by minimizing impervious surfaces
and allowing for more green area and open space. The existing
plant material on the site, which was previously planted along
the perimeter of the site and in the vicinity of the pond, is
being preserved a part of this development. Additional
overstory trees will be planted within the right-of-way of
Greensboro Circle and accent ornamental trees will enhance the
entrance to the development as well as the island area.
Design Standards. Even though PUDs promote and permit flexibility of
design, certain standards must be applied to assure compatibility of the
project with the intent of the Zoning Ordinance. The following standards
are applicable:
8
(a) Permitted Uses. The normal permitted uses in a PUD are uses of a
residential character, including single-family (detached or attached) ,
two-family and/or multiple-family dwellings as well as the usual acces-
sory structures, such as garages, storage space and buildings for
recreational purposes.
- The type of use the developer is providing is consistent with the
permitted uses allowed in a planned residential development.
The development includes zero lot line, single-family dwelling
units and a small pavilion.
(b) Density. The permitted maximum dwelling unit density per gross acre
shall not exceed the following:
District Units Allowed Arbor on the Green PUD
R-3 PUD 22.3 DU/Acre 7.1 Acres = 2.8 DU/
R1-6 PUD 7.2 DU/Acre
Total DU Permitted: R-3 PUD = 158.3
R1-6 PUD = 51.1
Total DU Provided: 20
The density proposed by the developer is consistent with the maxi-
mum density allowed under the current zoning of R-3 and Section
29.45(5)(b) of the Planned Residential section of the Zoning Ordi-
nance. The density proposed would also be consistent if rezoning is
initiated, to rezone this property to R1-6. Since there is such a
great difference between the density permitted by the R-3 and the
proposed density of this PUD, staff strongly suggests that the City
Council initiate rezoning of this property to R1-6 PUD.
(c) Tract Size. The minimum size tract for a PUD is 2.0 acres. This
PUD exceeds the minimum tract size. There are 7.1 acres of land in
this development.
(d) Parking. The parking provided on the site must meet the require-
ments of Section 29.41 "Rules for Computing Off-Street Parking".
- The proposed plan meets the requirements in this section for the
number of parking spaces required per dwelling unit.
The parking design must also meet the following standards:
"(i) Parking areas shall be treated as an integral part of the devel-
opment in scale, location, and character."
- The on-site parking will be within garages attached to the
dwelling units. These two car garages are designed to
integrate well with the residential units and minimize their
impact on the surrounding area by utilizing an interior
court yard for access.
9
"(ii) Parking areas shall be so arranged to discourage through traf-
fic."
- No through traffic will happen in this development
because it is served by a cul-de-sac and all on-site
parking will be within garages attached to the units.
"(iii)As appropriate, parking areas shall be screened from adjacent
structures and streams with hedges, plantings, fences, earth
berms, changes in grade, and/or similar examples."
- All on-site parking will be within garages. The covenants
and restrictions do not allow parking in the driveway. The
only parking that will be visible will be on-street, visitor
parking.
"(iv)Parking areas shall be so designed to allow for drainage of
surface water without erosion, flooding, or other inconve-
nience."
- Each lot will be graded to drain water away from the
structure and into appropriate storm water systems.
(e) Height. The Planned Residential section of the Ordinance does not
mandate a maximum height requirement. However, heights shall be
regulated to the extent that it relates to the proposed development
and to the general area within which the development is proposed to
be located.
- The general area is made up of traditional single-family homes
and townhouses. None of these structures exceeds two stories.
The proposed development will consist of one story, and one and
one-half story dwelling units which would be similar in height to
the surrounding area.
(f) Open Space. A major portion of any PUD is its open space. The
desirability of the PUD is closely tied to the integration of the open
space with the total development.
- Outlot A is being preserved as open space for the site. It
contains 1.20 acres of land and includes a pond, meadow and
fruit trees. This area makes up about 17 percent of the total
area within the PUD. In addition lot coverage for the individual
lots ranges from 16 percent on Lot 1 to 36 percent for Lot 18
which means the open space on individual lots ranges from 84
percent to 64 percent.
Walkways are provided within the development to direct movement
toward the common open space area.
(g) Other Considerations. A number of major factors should undergo
evaluation as part of the design standards. Those include:
10
(i) Natural drainage areas shall be retained as appropriate and, if
necessary, improved.
- A storm water management plan has been prepared that
takes into consideration the natural drainage on the site.
The existing pond has been preserved and it is a part of
the storm water management system for this development
and The Green Subdivision.
(ii) Due consideration shall be given to preserving natural site
amenities and minimizing the disturbance to the natural environ-
ment.
- One of the major objectives of the developer has been to
preserve the natural site amenities on the site which are
the meadow and pond. Also views to Bertha Moore Memorial
Park have been preserved by the careful placement of
buildings within the PUD, as well as, taking into considera-
tion the view from units for persons living on adjacent
property.
(iii) Existing trees shall be preserved wherever possible. The loca-
tion of trees is to be considered in designing building locations,
underground services, and paved areas.
- The existing trees on the site are located along the perime-
ter of the development, and these trees have been pre-
served by the site design. Additional trees also will be
added to the site.
(iv) If the development includes flood plain areas, they shall be
preserved as permanent open space.
- There is no flood plain on the property.
(v) Due consideration shall be given to the natural topography and
major grade change shall be avoided. If the development in-
cludes hillsides and slopes, special evaluation shall be given to
geological conditions, erosion, and topsoil loss. If unfavorable
development conditions exists, the City Council may restrict
leaking, cuttings, filling, or other substantial changes in the
natural conditions of the affected area.
- The developer has taken into consideration the natural
topography of the site in designing the PUD. There are no
major grade changes on the site, and the lots have been
oriented to take advantage of the topography for walkout
basements on some of the lots.
STAFF COMMENTS:
As evidenced by the discussion above, staff believes the Arbor on the
Green PUD is consistent with standards and overall intent of the Planned
11
Unit Development in the Zoning Ordinance and the Specific Design Stan-
dards for development of a PUD. However the following stipulations are
needed to address specific development concerns:
1. That the City Council concurrently approve the CDP for Arbor on the
Green.
2. That the City Council waive the requirement for a certified topo-
graphic survey.
3. That a public sidewalk be provided along both sides of Greensboro
Circle and along Pinehurst Drive from Greensboro Circle to 24th
Street to provide adequate pedestrian access to the area.
4. The Covenants and Restrictions for this PUD shall include language
which allows cross movements across property lines between adjacent
zero lot line units for access to the proposed attached garages and an
agreement for maintenance. Evidence of satisfactory language to
address these cross movements and maintenance shall be included in
the proposed covenants and restrictions, prior to City Council action
on the PUD.
5. That mail boxes be grouped in two's on the left side of the shared
driveways in order to maximize the ability to park on the street for
guests.
Staff also recommends that the Planning and Zoning Commission recommend
that the City Council initiate rezoning of this property to R1-6 PUD to
bring this development into closer compliance with the proposed density of
the PUD development.
The Planning and Zoning Commission reviewed this item at their meeting of
August 4, 1993 and recommended that it be approved with the stipulations
as stated in this Action Form.
ALTERNATIVES:
1. The City Council can approve of the Planned Unit Development (PUD)
Plan for Arbor on the Green with the five (5) stipulations listed
above and recommends that City Council initiate rezoning to R1-6 PUD
for this development.
2. The City Council can approve of the Planned Unit Development (PUD)
Plan for Arbor on the Green with modifications and recommends that
City Council initiate rezoning to R1-6 PUD for this development.
3. The City Council can deny approval of the Planned Unit Development
(PUD) Plan for Arbor on the Green.
4. The City Council tables this request to approve the Planned Unit
Development (PUD) Plan for Arbor on the Green for additional infor-
mation from the developer or City staff.
12
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt
Alternative #1. This is a recommendation to approve the PUD plan for
Arbor on the Green with the stipulations listed above and to initiate rezon-
ing to R1-6 PUD for this property.
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