HomeMy WebLinkAboutA004 - Council Action Form dated January 28, 1997, LUPP Map Amendment ITEM#: A-11
DATE: 01/28/97
COUNCIL ACTION FORM
SUBJECT: A REQUEST TO APPROVE A LAND USE POLICY PLAN (LUPP) MAP
AMENDMENT FROM PUBLIC (PUBLIC/INSTITUTIONAL) TO RL (RESIDENTIAL:
LOW-DENSITY), FROM O (OPEN SPACE) TO RM (RESIDENTIAL:
MEDIUM-DENSITY), FROM C (COMMERCIAL) TO RM (RESIDENTIAL:
MEDIUM-DENSITY), FROM RM (RESIDENTIAL: MEDIUM-DENSITY) TO C
(COMMERCIAL), FROM RL (RESIDENTIAL: LOW-DENSITY) TO RM (RESIDENTIAL:
MEDIUM-DENSITY), AND FROM RM (RESIDENTIAL: MEDIUM-DENSITY) TO RL
(RESIDENTIAL: LOW-DENSITY), FOR PROPERTY LOCATED NORTH OF 24TH
STREET, EAST OF GEORGE WASHINGTON CARVER AVENUE, SOUTH OF
BLOOMINGTON ROAD, AND WEST OF THE UNION PACIFIC RAILROAD
RIGHT-OF-WAY.
ACTION FORM SUMMARY: This is a request to approve a Land Use Policy Plan
(LUPP) Map amendment, as described above.
It is recommended that the approval of this request be delayed.
BACKGROUND:
The request for a LUPP map amendment includes property located north of 24th Street,
east of George Washington Carver Avenue, south of Bloomington Road and west of the
Union Pacific Railroad right-of-way. The proposed amendment would change the
LUPP Map designation as described in the subject heading of this Action Form (see
attached graphic of proposed land use designations). This property has commonly
been referred to as the "Taylor Farm" (proposed Somerset Subdivision), and together
with the school property includes approximately 199.44 acres. These changes are
being made to further refine the locations of the land use designations to more
accurately reflect the plans for development of Somerset.
It is the intent of the developers to develop the subject property using a modified
"village concept". This represents the first effort to develop a large tract of land
according to the goals, objectives and policies of the updated Land Use Policy Plan.
The "village development" concept is a departure from past planning practices in this
community. The Land Use Policy Plan, recently adopted as a "draft", contains goals,
objectives and policies, which recommends grouping the community into smaller
cohesive "villages". The distinguishing characteristics of villages include the mixing of
residential, supporting commercial and community amenities (e.g. parks, schools) in
close proximity. Circulation is more pedestrian-oriented. There is greater potential for
meeting daily living needs within the village. More social interaction is made possible
by the close proximity and diversity of activities.
ANALYSIS:
Existing Land Use/Zoning.
PROPERTY LAND USE LUPP ZONING
Subject Property Somerset: Agricultural RL, RM, P, O, & A-1 (Agricultural)
C
North of Site Taylor Farm: Agricultural RL A-1 (Agricultural) Story County
East of Site S.F. Residential RL R1-10 (Low-Density Residential)
South of Site S.F. Residential & RL & RM R1-6 (Low-Density Residential)
M.F. Residential R-3 (Medium-Density Residential)
R-2 (Low-Density Residential)
R-2PUD
West of Site S.F. Residential RL R1-6 (Low-Density Residential
A (Agricultural)
O (Open Space)
RL (Residential: Low Density)
RM (Residential: Medium Density)
P (Public/Institutional)
Land Use Policy Plan. The staff analysis of this request is guided by the Goals and
Policies of the Plan that was adopted in 1988, as well as the proposed 1996 Land Use
Policy Plan that has been adopted in draft.
Admittedly, this request represents a departure from some of the City's previous
planning goals, yet many of those previous goals are still applicable and are used to
guide this issue.
Clearly this request is an outgrowth of the planning efforts of the last three years that is
occurring as part of the update to the City's Land Use Policy Plan.
1988 Land Use Policy Plan.
A.1 . " ... develop land use patterns which make possible a safe and pleasant
environment and enhance social and economic welfare."
• This request represents an effort to implement the "village concept"
that includes a mix of land uses (single-family, multiple-family,
commercial, schools, open space, and multi-modal transportation
2
opportunities) to provide a safe and pleasant environment in which to
live. This is different from past development practice where a more
homogenous pattern of development would be expected in this area of
the city.
A.1 .1 . "The physical development of land in Ames will be guided by the Land Use
Policy Plan. The Plan is formulated with attention to harmonious design,
natural/ecological features, transportation patterns, public utilities, and
economic viability."
• The proposed development is a "mixed use" development. This type
of development is a departure from the harmonious design of placing
similar land uses in close proximity as has been the approach used in
developing several other areas of the community.
B.1 . ... provide a wide choice of housing types and locations to serve the
residential needs of the present and future populations."
• The developers intend to provide, single-family, row house, multiple-
family and town house type development, which is estimated to
include over 934 dwelling units developed over the next eight (8) to ten
(10) years to serve an estimated population of approximately 2,140
people, at 2.29 persons per dwelling unit.
B.1 .1 . " ... provide for functional new developments ... ".
• The developers intend to provide a partially integrated residential
development, which takes into consideration a variety of residential
needs including schools, open space, neighborhood commercial, Day-
Care and pedestrian, transit and vehicular access -- using a
coordinated design.
B.1 .2. Locate new housing adjacent to existing development to better utilize
existing public facilities to ensure orderly growth.
• This project is a large in-fill area with existing development to the west,
south and east, and it can be served by the extension of public utilities.
The development of this property will accomplish the infilling of the
area and will be more orderly than if the property were to remain in
agricultural use and urban development continue to surround the area.
3
B.1 .3. Encourage the use of innovative residential development techniques to
provide open space, recreation facilities and other amenities not commonly
associated with conventional development.
• The "Somerset" development will have open space, schools,
recreation facilities associated with the schools, as well as
neighborhood commercial, currently not generally found in other
residential developments in Ames. The PUD concept will be used
throughout, which will also provide for clustering, walkways, private
open space and recreation areas. The development proposes an
innovative development technique of mixed use development with a
degree of design integration. This development proposal is innovative,
but quite different from past planning and development practice.
B.1 .9. "Landscaping and open space or multiple-family development will serve as
transition areas between low-density residential area and areas of significant
commercial activity."
• Multiple-family will be developed on all sides of the proposed
commercial area, except where it abuts the area proposed for RL,
town house development. This will serve to create a transition
between the commercial center of the development project and the
lower density single family areas at the parameter of the project.
B.2. "To effectively link all residential neighborhoods to a transportation network,
which is safe, efficient and convenient."
• It is the intent to extend Stange Road through the development to
Bloomington Road, while George Washington Carver Road (R-50) will
be de-emphasized to provide better residential links to the
transportation system.
B.2.1 . Protect the integrity of residential neighborhoods "by eliminating, where
possible, major streets through neighborhoods and encouraging peripheral
traffic".
• Although it is not possible to avoid extension of Stange Road through
this area, Stange Road will be designed as a boulevard to emphasize
its residential character and Stange Road will be curved to slow traffic.
George Washington Carver Avenue will be de-emphasized and the
through traffic movement will be moved to Stange Road, thus Stange
Road extending through this development substitutes for an alternate
land use design that would have forced traffic to 24th Street or George
Washington Carver Avenue.
4
B.2.2. Encourage sidewalk and bicycle path construction to provide safe
neighborhood circulation.
• This development will have sidewalk and bicycle linkages within the
development. Sidewalks will be constructed on both sides of all
streets, additional walking paths will be constructed within the
multiple-family and single-family portions of the site, and a bike path
will be constructed on the west side of Stange Road.
B.3. " ... locate new neighborhood facilities within reasonable walking distance of
all homes in the area to be served."
• This development is designed with a neighborhood commercial core to
be accessed from all residential uses in the area via sidewalks,
pedestrian ways, and the local street system. The location of the
commercial area in the center of the project provides for easy and
convenient access to pedestrians residing in the area.
B.3.1 . "Proposed development projects will be examined from the standpoint of the
relationship to neighborhood facilities," and provision will be made for such
facilities.
• The developers are requesting an LUPP change to provide for a
revised commercial development core of a convenience/neighborhood
scale. The size of the commercial center is proposed at approximately
8.75 acres which is small enough to function at the
neighborhood/convenience scale.
B.3.2. "Neighborhood parks or open space will be generally located in each
neighborhood to ensure safety and to encourage a feeling of neighborhood
integrity."
• Seven small parks will be dispersed throughout the development, as
well as, open space walking path areas adjacent to the village homes.
Additional open space will be provided within the town home and
garden apartment developments. The elementary and middle school
sites will provide additional open space and recreational opportunities.
B.3.3. "Encourage development of mixed-use projects that combine residential,
commercial, and industrial uses in the same general area to allow persons
to live in proximity to employment and stores."
• There will be a commercial core within the development to provide
convenience goods and services for the neighborhood, however, it is
unlikely that this area will provide an employment base for the
neighborhood.
5
C.1 . " ... create opportunities for the expansion of business in appropriate areas
while maintaining the usefulness and vitality of existing commercial
development."
• The proposed commercial area within the development will provide
convenience goods and services for the residents in the proposed
development and the surrounding area.
The scale of commercial development on the subject property should
not adversely impact commercial uses elsewhere in the community
since it will be limited to a convenience/neighborhood scale.
C.1 .4. "Adequate land will be designated for future community-oriented and
neighborhood-oriented commercial development."
• This goal can be met by narrowly limiting the commercial land to
neighborhood-oriented commercial development.
C.1 .5. "Commercial activity will be encouraged to develop adjacent to major
interchanges where traffic arterials will allow for safe ingress and egress."
• This proposed commercial area is located along an arterial street,
Stange Road, but not adjacent to a major interchange. This planning
objective was altered in the updated goals and policies for the 1996
Land Use Policy Plan to encourage development of a commercial area
in the center of the neighborhood/village to allow and encourage safe
pedestrian access and less reliance on the automobile.
G.3.3. "The development of neighborhood parks in conjunction with neighborhood
schools will be encouraged."
• An open space area is anticipated as part of the two school sites. The
development, ownership and maintenance of this open space will be
the responsibility of the developers and the school. Small
neighborhood parks will be distributed throughout the development.
H.1 . to
... develop a land use pattern that encourages the preservation of
agricultural land ...".
• Although this property is currently used agriculturally, it is not
considered prime agricultural land by Story County's LESA rating
system because of its location within the urbanized area of the city.
The land use pattern represented by this project is one of increased
densities which will serve to limit the need for additional agricultural
land area.
6
H.1 .1 . "Concentration of new urban development will be encouraged so as to
reduce the impact on prime agricultural land by minimizing the amount of
land to be converted to urban uses."
• This proposal includes both medium-density residential, as well as
low-density residential in order to increase the overall planned density
for the Somerset site, however, it should be pointed out that the
medium-density residential is being transferred from the Northridge
property, which will revert to low-density residential.
H.1 .2. "Development of those areas within the Municipal Urban Service Area that
presently are not being utilized for urban uses will be encouraged."
• This development is within the Municipal Urban Service Area.
H.1 .3. "Land presently served by the existing infrastructure system will have
development priority over those areas not presently served."
• Existing infrastructure is available and can be extended in the
development area.
1.1 . "To develop land use patterns that encourage energy conservation, which
will result in a more energy-efficient community."
• This proposed development will provide for opportunities to obtain
goods and services within the development without relying on the
automobile, therefore reducing vehicle trips, and through the use of
PUD's allow for the clustering of residential units to provide efficiencies
for the provision of infrastructure.
1.1 .1 . "Encourage land use relationships that will provide for maximization of
residential densities and concentration of commercial and industrial uses,
which will produce a compact urban form."
• The intent through the use of the "village concept" is to provide higher
residential densities within the Somerset area and provide commercial
uses adjacent to the higher density residential areas to produce a
more compact urban form in this new neighborhood.
Proposed 1996 Land Use Policy Plan
The following goals, objectives and policies of the proposed 1996 LUPP apply to this
request for Land Use Policy Plan (LUPP) Map amendments.
7
GOAL NO. 1. "...to plan for and manage growth within the context of the community's
capacity and preferences," and "...to manage its growth so that it is more sustainable,
predictable and assures quality of life."
• The mix of land uses proposed contributes to more of a self-sustaining type of
residential development with the plan for public use, open space and
neighborhood commercial land uses.
Utility capacity exists adjacent to this property to serve the proposed
development.
Objective 1.C. "...a population base of 60,000 - 62,000 ... is targeted within the City."
• A total of 934 dwelling units are proposed. With an average household size of
2.29 persons, the increase in Ames' population would likely be approximately
2,140 people. The developers are estimating the population of the proposed
development to be approximately 2,800 people.
GOAL NO. 2. "...it is the goal of Ames to assure the adequate provision and availability
of developable land, and ... to guide the character, location and compatibility of growth
with the areas's natural resources and rural areas."
• The City is guiding the development of the subject property as a logical area for
infill area for urbanization. For sometime it has been expected that this area
would develop and thus take advantage of the opportunities that have been
created by previous investments in infrastructure. This request contributes to the
objective of providing additional land resources for development within the city.
Objective 2.A. "An additional 3,000 to 3,500 acres of additional land is needed for
development by the year 2030. ...the use of existing and new areas should be selective
rather than general."
• This land will contribute 194.44 acres toward the additional acres needed for
development. The use of this new area is selective and is categorized as a
residential infill area.
Objective 2.113. "Ames seeks to assure the availability of sufficient suitable land
resources to accommodate the range of land uses that are planned to meet growth.
Sufficient land resources shall be sought to eliminate market constraints."
• The development proposal contributes toward this objective.
Objective 2.C. "Ames seeks a development process that achieves greater
compatibility among new and existing development."
• The development proposal accomplishes this.
8
Objective 2.11). "Ames seeks a development process that achieves greater
conservation of natural resources and compatibility between development and the
environment."
• Pedestrian circulation will be encouraged in this development as a means of
achieving compatibility between development and the environment. Open space
areas have been located in an effort to preserve existing mature trees.
Objective 3.11). "Ames seeks to protect and conserve its energy sources for the
following purposes: Energy consumption reduction through provision of an integrated
multi-model transportation system, and through land use practices that minimize
vehicular trips...".
• Walking and the use of bicycle paths will be encouraged. Additionally, the mixture
of land uses with this proposal will serve to reduce the dependence on automobile
trips for routine goods and services.
GOAL NO. 4. "it is the goal of Ames to create a greater sense of place and
connectivity, physically and psychologically, in building a neighborhood and overall
community identity and spirit. It is the further goal of the community to assure a more
healthy, safe and attractive environment."
• The concept proposed for this development will accomplish this goal for the area
under consideration.
Objective 4.A. "Ames seeks to establish smaller and more integrated living/activity
areas (i.e. neighborhoods, villages) wherein daily living requirements and amenities are
provided in a readily identifiable and accessible area. Greater emphasis is placed on
the pedestrian and related activities."
• This is the concept proposed for the subject property. The developers are
proposing a modified village concept as guided by the "Village Residential" plan
component of the draft 1996 LUPP.
Objective 4.113. "... physically connect existing and new residential and commercial
areas through the association of related land uses and provision of an intermodal
transportation system."
• The proposed development will be integrated with the surrounding land uses and
transportation system.
9
Objective 4.C. "...psychologically connect the various living/activity areas through
closer proximity of residential areas and supporting commercial uses, common design
elements and inclusion of community amenities such as parks and schools. The
connections should promote community identity."
• The proposed Land Use Policy Plan Map amendment will enable a development
plan to accomplish this objective.
GOAL NO. 5. "...establish a cost-effective and efficient growth pattern for development
in new areas, and ... to link the timing of development with the installation of public
infrastructure including utilities, multi-modal transportation system, parks and open
space."
• This is an infill area for which utilities are available and land is proposed as
locations for schools and parks.
Objective 5.C. "Ames seeks the continuance of development in emerging and infill
areas where there is existing public infrastructure and where capacity permits."
• This objective is met by the proposal for development in this area since this area
is categorized as an infill area.
GOAL NO. 6. "...increase the supply of housing and to provide a wider range of
housing choices."
• This project will provide 934 housing units, including a wide variety of single-family
detached and attached, as well as apartment type units and assisted housing.
GOAL NO. 7. "...provide greater mobility through more efficient use of personal
automobiles and enhanced availability of alternative modes of transportation."
• Alternative modes of transportation including walking and biking paths, as well as
Cy-Ride bus transportation will be elements of the development of this property.
Objective 7.113. "Ames seeks a transportation system that is linked with the desired
development pattern of the overall community and areas therein."
• Stange Road, an arterial street, will link the proposed development with the
development pattern of the community.
10
Village Residential.
Introduction.
The proposed Somerset development is being analyzed with respect to the Village
Residential component of the 1996 LUPP because this is an attempt by the applicants
to develop this property in accordance with the 1996 LUPP village component.
Developers have included a mix of land use types, increased residential densities and a
commercial component in their proposed development plan. This is why City staff
believes the City should be guided by the Village Residential element of the 1996 LUPP
as we analyze and come to a decision on the Somerset Plan.
The design for Somerset was guided in part by a traditional neighborhood design
consultant. (He served in an advisory capacity, only.)
This section of the report will analyze the components of the Somerset Plan proposal
with respect to the guidance given in the 1996 LUPP for "Village Residential".
Integration of Use and Design.
711 Use.
The integration of land uses in the Somerset Plan is limited to including a mix of
residential land use types, i.e.: single-family attached, single-family detached,
multiple-family; commercial; church sites; school sites; assisted living; day-care;
and park land all on a site of 194 acres.
Each individual land use is placed in a "cluster" as opposed to integrating
structures with differing land use in a relatively compact area, as suggested in the
1996 LUPP.
71 Design.
Integration of design in the Somerset Plan proposal consists of retail and urban
regulations that provide guidance for building materials, building heights,
setbacks, location for doors, minimums for glazing, design stipulations for awnings
and balconies, retail buildings on corners, retail signage, sidewalks, plazas,
paseos, apartments above retail businesses, parking, and placement of buildings.
There will also be an architectural review committee that will review plans
according to the standards and make decisions on design.
This creates a degree of design integration and unification in appearance that is
consistent with the 1996 LUPP.
11
Characteristics of a Village.
The 1996 LUPP describes the characteristics of a village generally as follows:
• Mixed Use;
• Pedestrian Scale and Attraction;
• Integrated and Unified Design in Use and Appearance;
• Inclusion of or Convenient Connection with Amenities; and
• Plan Certain Approval Involving Delineation of a Detailed Master Plan.
The Somerset development includes a mixture of single-family, multi-family,
assisted living, commercial, schools, day care, and churches.
The pedestrian scale and attraction is achieved through the limits placed on
building heights (2 to 3 stories), design features on residential structures (such as
porches) and on commercial buildings (such as awnings), the minimal front yard
setbacks of certain land use types, public transit stops along Stange Road, and a
network of pedestrian paths leading to parks/open space, schools, and
commercial areas.
Village Density.
The minimum density to be achieved within Village Residential is a net density of
eight (8) dwelling units per acre.
The density proposed for the Somerset development, including single-family
detached, single-family attached, multi-family, and commercial (with residential
units above the first floor) is 8.75 dwelling units per acre. This is consistent with
the 1996 LUPP.
The density and acreage is based on achieving a threshold population of 1 ,000
persons, which is calculated in the following manner:
• Single-Family Detached = 3.2 persons per dwelling unit.
• Single-Family Attached = 2.5 persons per dwelling unit.
• Multi-Family = 2.0 persons per dwelling unit.
12
Applying the number of proposed dwelling units to the density, described above,
produces the following estimate of population for the Somerset development:
NO.OF PROPOSED PROJECTED
LAND USE TYPE LUPP DENSITY DWELLING UNITS POPULATION
Single-Family Detached 3.2 Persons/D.U. 256 D.U. 819
Single-Family Attached 2.5 Persons/D.U. 206 D.U. 515
Multi-Family 2.0 Persons/D.U. 464 D.U. 928
TOTAL -926 D.U. 2,262
*Does not include 8 dwelling units in the proposed commercial area.
Population projections submitted by the applicants are described as follows..
LAND USE TYPE PROJECTED POPULATION
Single-Family Detached 968
Single-Family Attached 497
Multi-Family 1,322
Total '2,787
*Does not include 8 dwelling units in the proposed commercial area.
The density proposed for the Somerset development achieves the threshold of 1 ,000
persons, regardless of which population estimate is used.
71 Uses.
It is intended that Village Residential has as its base single-family residential.
Village Residential should contain at least 50 percent of its dwelling units for
single-family, according to the 1996 LUPP.
The PUD Plan for Somerset includes single-family residential dwelling units that
account for 45.6 percent of the total dwelling units, unless assisted dwelling units
are included as single-family units, in which case the single-family units would
account for 49.4 percent of the total dwelling units.
13
Commercial uses permitted in Village Residential (according to the 1996 LUPP)
include the following:
• Convenience establishments selling food and gas;
• Personal services,
• Clothing cleaners (pick-up only);
• Sit-down restaurants with a maximum seating capacity of 75;
• Small retail facilities limited to booksellers, florists, gifts, drugs,
personal items and similar uses;
• Child care;
• Business and professional offices of a neighborhood scale;
• Medical clinics of a neighborhood scale; and,
• Banks of a neighborhood scale (no drive-thru service).
This list of commercial land uses is consistent with the commercial land use
contemplated for the Town Center area of Somerset.
Density Bonus.
This component of Village Residential guidelines in the 1996 LUPP does not
apply to the Somerset proposal since a "Village Residential Overlay Zoning
District" must be in place to apply the density bonus and no such overlay has
been adopted for the Somerset property.
Commercial Land Use.
Approved supporting commercial use developments involving Village Residential
may be permitted, based on the ratio of 3 persons for every 1 ,0000 persons
occupying a development.
Partial allocations of commercial area involving populations over 1 ,000, but less
than the next thousand should not be considered.
The applicants proposed 8.78 acres of commercial land in the Town Center of
Somerset.
The projected population of 2,803 persons, or 2,262 persons (depending on the
methodology used) would support a total of six (6) acres of commercial land use.
The 8.78 acres of commercial land use exceeds the six (6) acres of commercial
land use that is stipulated by the LUPP ratio of three (3) acres for every 1 ,000
people that live in the village development.
The 1996 LUPP also specifies that commercial uses should be limited to a
maximum of two (2) stories.
14
Commercial uses in Somerset are proposed to be as high as three (3) stories with
Residential on the third floor.
Location.
Where multi-family residential is included, it should be integrated with single-family
residential through the use of design integration and overall master planning.
Higher density uses should be located nearest major thoroughfares and primary
access.
Multiple-family residential units are clustered in the central portion of the Somerset
development next to the Town Center commercial area and surrounded by
low-density residential along the perimeter of the site. The proposed land use
design does not integrate single-family with multiple-family Residential by location,
but rather groups the different land uses into clusters.
Design integration is accomplished through the use of design regulations that
govern building height, setback, placement, materials, and architectural features.
The 1996 LUPP states:
Where supporting commercial uses are included, uses should be clustered
with shared parking and signage provisions. Commercial uses should be
located with vehicular access to a major thoroughfare(s). Landscaped
buffers should be provided between commercial and residential uses.
Pedestrian access should be provided between commercial and Residential
uses.
The Somerset plan includes commercial uses located next to Stange Road and
Northridge Parkway, which are major thoroughfares. At the time of P-C Plan
approval, shared parking and signage provisions will be approved as part of plan
approval.
Amenities.
Approved developments involving Village Residential should include specific
amenities. These amenities, as suggested by the draft 1996 Land Use Policy
Plan, may include the following:
• Sidewalks on both sides of internal streets, between commercial and
all Residential uses and between community facilities/recreational
areas and all Residential uses;
• Recreational pathways (walking and bicycling throughout the
development);
15
• Open space of up to 20 percent of the total development acreage
including preservation of any designated Environmentally Sensitive
areas;
• Private recreational provisions (e.g. community building, swimming
pool, tennis courts) if there are no public recreational provisions within
a one-mile radius;
• Lighting for all streets and sidewalks;
• Landscape shading for all streets and sidewalks;
• Provisions for transit stop (school bus and/or public transit);
• Visitor parking and recreational vehicle storage areas;
• Pedestrian connections with off-site amenities; and,
• All utilities located underground.
The Somerset plan includes the amenities, described above, with the exception of
private recreational provisions, which will be included as part of the townhome
development and garden apartment developments. Additionally, there is no
proposal for private recreational vehicle storage areas.
The Village Residential guidelines also encourage the incorporation of school
facilities and churches in the village. These uses are included in the Somerset
development.
0 Design.
General design considerations for residential uses include the following:
• Reduced building set-back from the street;
• Reduced street width;
• Porches on the front of residences;
• Parking to the side or rear;
• Attached garages should set-back a minimum of ten feet from the front
building line;
• Sidewalks should connect directly between the street and porch; and,
• Architectural compatibility.
The design considerations, described above, are included as part of the proposed
Somerset development.
In processing request to change the adopted Land Use Policy Plan, staff uses the
following questions to document the need to change the adopted Plan.
16
Demonstrate why the LUPP Map designation for this property should be changed.
Explain why the site cannot be reasonably developed under the current
designation.
• The proposed LUPP Map designations are consistent with the recently adopted
goals, objectives and policies of the proposed 1996 LUPP update, and they more
closely reflect the development plan as it has been refined over the past few
months.
Determine if there is a lack of developable property in the city which has the
same designation as that proposed. If not, explain the need for expanding the
amount of land included in the designation proposed for this property.
• This is not a question of lack of developable property, but rather a redefining of
boundaries for existing land use designations on the subject property.
As a result of this action, will there be any adverse impact upon:
• Other undeveloped property in the designation proposed for this site?
• Other developed property in the designation proposed for this site which
may be subject to redevelopment/rehabilitation?
• No, the decision to locate the proposed combination of land uses on the site
has already been made. This is a refinement and improvement over the
previous arrangement of land use designations on this site.
Demonstrate that the proposal has merit beyond the interests of the proponent or
of the prospective developer of the site.
• This is an opportunity to implement the "village concept" in an area with a
sufficient amount of land to plan a coordinated comprehensive development that
can be phased in over a period of time. Planned Unit Development (PUD)
overlays and Planned Commercial (P-C) zoning will be used to create a
development that provides integrated living/activity areas where daily living
requirements and amenities are easily accessible with emphasis placed on
pedestrian orientation.
Demonstrate that the new designation of the site would be in the public interest.
What is the public need or community benefit?
This development includes a mix of land uses, including schools, parks, open space
and commercial development for daily needs, while providing for a transportation link to
the overall transportation system. As the development is built out, Stange Road will be
extended north to Bloomington Road, establishing a north-south connection to a major
east-west arterial. At the same time, George Washington Carver Avenue will be de-
emphasized to a local street to provide a better connection between Northridge
Subdivision and this development.
17
What impact will the proposed amendment have on the following?
1. Transportation:
The proposed development will be accessible through several modes of transportation.
Circulation in a "village development" is more pedestrian-oriented and public
transportation is an important element of this type of development. The street network
will be pedestrian friendly and create connections to village destination points.
The Traffic Impact Study indicates that a number of street improvements will be needed
as a result of the proposed development. These will be addressed as part of the
approval of the Conceptual Development Plan.
2. Water, Sanitary Sewer, Storm Sewer, Electric:
Water:
• 12-inch water main along 24th Street.
• 16-inch water main along George Washington Carver Avenue between
Bloomington Road and Northridge Parkway.
• 16-inch water main along Bloomington Road.
Sanitary Sewer:
• 8-inch sanitary sewer main at George Washington Carver Avenue and
Northridge Parkway.
• 8-inch sanitary sewer main at 24th Street and Stange Road.
Storm Sewer:
• 12-inch storm sewer along 24th Street.
• Twin (42-inch) culverts under 24th Street to Moore Park.
Electric:
• Electric service will be provided by the City of Ames.
18
3. Housing and Employment.
The proposed village development would include the following approximate
number of acres for each type of land use (excluding streets):
LAND USE DESIGNATION NO.OF ACRES DWELLING UNITS
RL (Residential: Low Density) 76' 386
RM (Residential: Medium Density) 35 540
C (Commercial) 7 8
P Public/Institutional 38
*Includes 9.75 acres of park land.
The density of residential development that is proposed and the density of residential
development that is possible in each land use designation is described as follows:
PROPOSED DENSITY PERMITTED DENSITY RANGE
LAND USE DESIGNATION (DWELLING UNITS/ACRE) (DWELLING UNITS/ACRE)
RL (Residential: Low Density) 5.85 1 to 9
RM Residential: Medium Density) "` 15.43 10 to 22
This is based on 386 dwelling units on 66 net acres.
** This is based on 540 dwelling units on 35 net acres.
STAFF COMMENTS:
Village development is a new way of designing large residential developments in Ames.
It is a departure from past practices used in developing new subdivisions. Reduction of
urban sprawl, less traffic congestion, and reduced infrastructure costs are benefits of
the village development approach.
This development proposal is the first attempt by property owners, developers and the
City to implement the village concept. The applicants have proposed a mix of land use
designations of appropriate sizes and locations necessary to fit the village development
concept.
Land use types, for the proposed development, include the combination of residential,
commercial, open space and schools, as is typical for village developments. The size
and central location of the commercial land use designation is consistent with the idea
of a village center easily accessible to residents of the village. School sites and the
open space for neighborhood parks have been integrated into the overall design of the
village. The medium-density residential portion of the development is easily accessible
to the commercial area and accessible to public transit corridors on 24th Street and
Stange Road extended.
19
Staff believes the proposed LUPP Map amendments are consistent with many of the
goals, objectives and policies of the 1988 LUPP. The proposed development is
consistent with the "Village Residential" section of the proposed 1996 LUPP in regards
to:
• Design integration;
• Characteristics of a Village;
• Density;
• Land Uses; and
• Amenities.
The proposed development is not consistent with the proposed 1996 LUPP in regards
to:
• Integration of land uses, and
• Number of acres of commercial land use as it relates to the projected
population.
The actual layout and distribution of the major land use components of this request
represent a departure from past planning and development practice and are an
improvement and refinement of the LUPP Map amendment approved previously for this
site. The mixture of single-family and apartment units, along with neighborhood
commercial uses, represents the new planning concepts that are more an outgrowth of
the proposed Land Use Policy Plan than the Plan that was adopted in 1988.
RECOMMENDATION OF THE PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of
December 18, 1996 and recommended that the request to amend the Land Use Policy
Plan as described in this Action Form be approved.
ALTERNATIVES:
1. That the City Council Approve the Request for a Land Use Policy Plan (LUPP)
Map Amendment from Public (Public/Institutional) to RL (Residential:
Low-Density), from O (Open Space) to RM (Residential: Medium-Density), from C
(Commercial) to RM (Residential: Medium-Density), from RM (Residential:
Medium-Density) to C (Commercial), from RL (Residential: Low-Density) to RM
(Residential: Medium-Density), and from RM (Residential: Medium-Density) to RL
(Residential: Low-Density), for Property Located North of 24th Street, East of
George Washington Carver Avenue, South of Bloomington Road, and West of the
Union Pacific Railroad Right-of-Way.
2. That the City Council Deny Approval of the Request for a Land Use Policy Plan
(LUPP) Map Amendment from Public (Public/Institutional) to RL (Residential:
Low-Density), from O (Open Space) to RM (Residential: Medium-Density), from C
(Commercial) to RM (Residential: Medium-Density), from RM (Residential:
Medium-Density) to C (Commercial), from RL (Residential: Low-Density) to RM
20
(Residential: Medium-Density), and from RM (Residential: Medium-Density) to RL
(Residential: Low-Density), for Property Located North of 24th Street, East of
George Washington Carver Avenue, South of Bloomington Road, and West of the
Union Pacific Railroad Right-of-Way.
3. That the City Council Approve the Request with Modifications for a Land Use
Policy Plan (LUPP) Map Amendment from Public (Public/Institutional) to RL
(Residential: Low-Density), from O (Open Space) to RM (Residential:
Medium-Density), from C (Commercial) to RM (Residential: Medium-Density),
from RM (Residential: Medium-Density) to C (Commercial), from RL (Residential:
Low-Density) to RM (Residential: Medium-Density), and from RM (Residential:
Medium-Density) to RL (Residential: Low-Density), for Property Located North of
24th Street, East of George Washington Carver Avenue, South of Bloomington
Road, and West of the Union Pacific Railroad Right-of-Way.
4. That the City Council postpone this request for additional information from City
staff and/or the petitioners.
RECOMMENDED ACTION:
It is the recommendation of the City Manager that Alternative #1 be adopted. This
would approve the request for a Land Use Policy Plan (LUPP) Map amendment from
Public (Public/Institutional) to RL (Residential: Low-Density), from O (Open Space) to
RM (Residential: Medium-Density), from C (Commercial) to RM (Residential:
Medium-Density), from RM (Residential: Medium-Density) to C (Commercial), from RL
(Residential: Low-Density) to RM (Residential: Medium-Density), and from RM
(Residential: Medium-Density) to RL (Residential: Low-Density), for property located
north of 24th Street, east of George Washington Carver Avenue, south of Bloomington
Road, and west of the Union Pacific Railroad right-of-way.
Staff believes this request to amend the Land Use Policy Plan represents a refinement
to the Plan amendment that occurred previously, and more closely reflects the "village
residential" concept that is described in the "draft" Land Use Policy Plan.
Attachment
h\bpo\caf\som-1upp.128
21
(Residential: Medium-Density), and from RM (Residential: Medium-Density) to RL
(Residential: Low-Density), for Property Located North of 24th Street, East of
George Washington Carver Avenue, South of Bloomington Road, and West of the
Union Pacific Railroad Right-of-Way.
3. That the City Council Approve the Request with Modifications for a Land Use
Policy Plan (LUPP) Map Amendment from Public (Public/Institutional) to RL
(Residential: Low-Density), from O (Open Space) to RM (Residential:
Medium-Density), from C (Commercial) to RM (Residential: Medium-Density),
from RM (Residential: Medium-Density) to C (Commercial), from RL (Residential:
Low-Density) to RM (Residential: Medium-Density), and from RM (Residential:
Medium-Density) to RL (Residential: Low-Density), for Property Located North of
24th Street, East of George Washington Carver Avenue, South of Bloomington
Road, and West of the Union Pacific Railroad Right-of-Way.
4. That the City Council postpone this request for additional information from City
staff and/or the petitioners.
RECOMMENDED ACTION:
It is the recommendation of the City Manager that Alternative #1 be adopted. This
would approve the request for a Land Use Policy Plan (LUPP) Map amendment from
Public (Public/Institutional) to RL (Residential: Low-Density), from O (Open Space) to
RM (Residential: Medium-Density), from C (Commercial) to RM (Residential:
Medium-Density), from RM (Residential: Medium-Density) to C (Commercial), from RL
(Residential: Low-Density) to RM (Residential: Medium-Density), and from RM
(Residential: Medium-Density) to RL (Residential: Low-Density), for property located
north of 24th Street, east of George Washington Carver Avenue, south of Bloomington
Road, and west of the Union Pacific Railroad right-of-way.
Staff believes this request to amend the Land Use Policy Plan represents a refinement
to the Plan amendment that occurred previously, and more closely reflects the "village
residential" concept that is described in the "draft" Land Use Policy Plan.
Attachment
h\bpo\caf\som-1upp.128
21
INFOCAD
EXISTING LAND USE GIS . •
PreparedSUBJECT AREA
by the Ames Department
SINGLE-FAMILY VACANT of Planning & Housing
SSDUPLEX PUBLIC
F
;xy».++M PARK/OPEN SPACE �
AGRICULTURAL
N
NN
II -
OEM
apt
•
'�\■�I■ ■111��1111����1 111111
i■ �II�
gqpp"m I��������� ���I����I
�► �Q�l� Imo/•i•,
�■■
.•...x.v:nw
.L.
...h::. S.F.... b::S• vp:::.:i i.r a. 'yQ::.•n •�.
ggw
NEW
gig 1-11 --- -HH-7—
*�t rld a R•g -b� •h�Ud��a Ltd I��� � <,o': r `•:o ',
x� {f,.ra6 +,t .fitx_ •pYa �, p�w .` ,11" ;` L ,�,.. :6:.1`Oti> ♦♦�•,. ♦♦♦♦!i
rF f,�}}. yJ y-0'y� ^7.9 rB i a:.I` I,,,■ tia + 1 °+�•■ ° ` ° r .` ,♦*•I•,•♦•♦y'S3f "Fy_etzy�' ir�p��'sp t< !!l��, t ♦ .♦♦
x•G Ai$ -4�. :iI4 Y a r�.c� h�_��rJ�'�. S \ L.. O; ■ ■ }.`�•:Q'}' .) �"• y``•♦.
6, 4 id 3 "3 y`ds' iyayf'dF ,, .■■ ■ °rn3:a. �• 5 '0 `••t. '.° ♦♦\•.. .♦
y�s�� �':Gn'� 1 rr����� � ,,o f'S: �,..I.�:',% �',.{�'°++`.' !x'• .
,p�, � � u, p`r �A-0°ir�foy �slr�� . • II■✓✓,,� ��°.,�. • .�,. . ••+ -.a ♦ ♦�1
t�2'�yr 5 `�i•�•. kkb ay' }�K� � 'i {6 �■■■'■ ` O,+.° -�11':I J,3•',0,••, o to r. . .
�'r - a� ° . �2 Q�.�r,��S.�:J��`�" i��c # � .,� 1 e��. .{fo. `-+•,.`J.•<``r f:�p`,-0,
palX .a�``rs`oo {6
6 -07Str,� ar,a ¢ rr �•OC:Gr a _X t ,� � r w �
SYS} r°�%x�,�� {.•Sv 'tg,�x7a� S<'o`�r-}'�'�dxW pr o•f
i 5 p on,
o y,aFyrO is°�'£ r..%rJrCYp F rF.3ic:}t,t far "&�H i.
gx°tiC '�.g• �A''�c#ex i.K{ � <tt w'�-0�*����J�� s2.shy. ro�i
:.:''�da
pr...o '{}kw �o } '�3"a �': • :5 :>• K'#;R x, }2. K!4
y �
co
�•u
�•` w,
cu
O •
,
,
,
Xo
(D -
CL
EL 0
YO o c) �-
} X
.>•: ...5y� .i,�t( e y s i ,yi !g s g _ y I�
�AN
YJ .r:" . \y.Ya' E�. 7 i ' ~ g.. R 'L R2 h Y�, V/
�` li U)
a a
A
U
tD 2
L ,a
'y
I:�' .✓� ,'AZT a''+.. '� �- 4>' /'�A� .' w �!� $€f _ ,� � CQ
IAA 1'' � P ••/ <t✓•° r �s t,/a r. � C
I r.• w r' / .1 'yy: ` �r,� -_`7 ry i..+3�. �-- •C
CU
CD
: A
/ r h
6 `KmF
co I. i t aQ 7r
CL
cm
& ,C.rJi` Y�.! �,�5Rtt �7, f ! Li Q
............. ............... t
p
!• a� k
:.. � U i r �/
T FF
Ti
ZD
u So- ' s
.: a a lfa l; _ :n Y F
P. - t --- '----- ......... .......................
t
c
e
a i I 1 ..:...� II
j _
J As
nvv ...
.... ........ ......... .......... f `...._... .... ��.......... .....
(4Y; : I g_1 ri J Vld. 1 n p . Y 6V
r ! a �! ,
r i
`3nrsAnY y� //r .,r'YY «_. 4# i ..3 :.\ ,........t.. -.
A y h I
1 ' / ^'fin •`miuio 3 f 's s4-.
IB f ■
/a Al,
13,
LU
WU
moo
LU
/�\ > •�: -•.
/ 1 0$.
�p .! 9( :': i irk g f
1.
' 9 .' i ay,�a: a�aarwa ua sa yet a a Oaawn es`
...t / \
�Y h
H
C yY•Y y. y. ` � C]
O a ' ,`' e� J O//�
cu
3 O 1 11
• tJ O
N — ♦ �/�
Ncu
(u �'
v!
8f
..Y Y... 0p.�
P• a s S e
�,.•�' ,, :,� y .... '7"""+"°' is •�' a
• j �: O
co
CU
hA
a
}}f �' 8 -. j. f1 \ �`y�`� Y r• +�C £' �jw'I i a t' , C •C
CD cu
C
3 :
C
cu
cu
77 i
/'� la)
LL
................. ---
a i
` w
I •t �., a. ` Ixi � Va z p '4 Egg :
Nz.
1..1^... c a . f e i t t z �E u
K ,tF i illt• a -
I �: 9
"' l
J
1 , :
... ........ .
-- _ ..... .....:..:.........::..
. S-
r
xl '
`dit Kan '
JF y� n 1 a i e Q
it e S `
00
r -.�8 : .i,tea .?a.,� �& �i�. y, !9�� -•��\ Y?
It
tl 2itAii V \N Crt.`J Cl j4:K M... ..................... .a IRt O(3 U
.. ..... .... .... _ y
r '
................ ... W..............................................., . ..._.. 9p•• ............
\. .. ........... . ....... ...........
i p
...:' , U ♦ q , `'. 8]�Jlf:J 9 DaY1Q.a ON
:
F17x�^DCIa1Na OR
INFOCAD
Prepared November 19, 1996
GIS MAP
■ by the Ames Department
SCALE
of Planning & Housing
- 1 1000'
M WEE
LT
' I■I��i i��r� �I���111�
� �\I��■ ■1111�1111�� ��111111
Will � ■ �11111■
1���� �11111111�.. � ■11111■
�' .'.■��iii„ ���=����iliiiilli■s ��i1�111i
..�'■Am■• �����,•': � :ice
MN
it ■�i'r■�i i•� ®: '�III■ ■■!��i►��
s :n iau ' ■■ ■/■■■■■■■�
y1\i•11�71!
,1