HomeMy WebLinkAboutA005 - Council Action Form dated January 28, 1997, rezoning/PUD report ITEM #: C (-
DATE: 01/28/97
COUNCIL ACTION FORM
REZONING/PUD REPORT
SUBJECT: REZONING OF 194.44 ACRES OF LAND FROM A-1 (AGRICULTURAL)TO
1131-6 (LOW-DENSITY RESIDENTIAL), R1-6 PUD (LOW-DENSITY RESIDENTIAL), R-2
PUD (LOW-DENSITY RESIDENTIAL), R-3 PUD (MEDIUM-DENSITY RESIDENTIAL),
AND P-C (PLANNED COMMERCIAL) 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 rezone the subject property to enable
development of the property as a mixed use development that would include single-family
residential, multiple-family residential, commercial, school sites, church sites, and open
space. This rezoning request will include a Zoning Change Agreement.
It is recommended that the approval of this request be delayed.
BACKGROUND:
Modified Village Design.
This request for rezoning and PUD Plan approval represents the developer's attempt to
develop the subject property guided by the Village Residential component of the draft 1996
Land Use Policy Plan. The zoning and PUD Plan incorporate a mix of land uses that
include single-family, multiple-family, commercial, school sites, church sites and open
space.
The proposed development represents a departure from past practice in that the density
of residential land use is higher than that found in other contemporary subdivisions and the
development includes a commercial component, as well as community amenities (e.g.
parks and schools). A Zoning Change Agreement, which includes urban design
regulations and review and approval of proposed structures by an architectural review
committee would be part of the approval of the rezoning for the subject property.
Subject Property.
The subject property was annexed on February 13, 1996, and was automatically zoned as
A-1 (Agricultural), at the time of annexation. In March of 1996, a LUPP Map amendment
was approved for this property, which is being modified concurrently with this rezoning
proposal. During the past several months, the developers have worked closely with City
staff to refine and more clearly reflect on the LUPP Map what is being requested in this
rezoning. The developers have also submitted a CDP for this site, which shows lot
divisions and unique features of subdivision design that will be analyzed and processed
concurrently with the LUPP Map amendment and rezoning.
ANALYSIS:
Proposed Rezoning.
The applicants are requesting that the City rezone 194.44 acres and land from A-1
(Agricultural) to the following:
PROPOSED REZONING NUMBER OF ACRES
R1-6 (Low-Density Residential) 27.26
R1-6 PUD (Low-Density Residential) 108.11
R-2 PUD (Low-Density Residential) 9.15
R-3 PUD (Medium-Density Residential) 37.72
P-C (Planned Commercial) 8.78
Proposed Land Use.
The developers are proposing to construct a mixed-use subdivision under the provisions
for village residential in the proposed 1996 LUPP that will include:
LAND USE DESCRIPTION
1. Country Houses O S.F. Detached Homes on Larger Lots*
R1-6 PUD 3 Mandatory 20' Front Yard Build-to-Line
O Garage Cannot be Closer to the Front Lot
Line that the Dwelling
O Located on the North, East, and West
Perimeter of the Development
2. Village Houses O S.F. Detached Homes on Mid-Sized Lots
R1-6 PUD O Mandatory 15' Front Yard Build-to-Line
O Garage Must be Located in the Rear Yard
or, a Minimum of 18 feet from the Front of
the Dwelling
O Located Between the Country Houses and
Higher Density Residential Developments
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LAND USE DESCRIPTION
3. Village Cottages O S.F. Detached Homes on Narrow Lots (30'-
R-2 PUD 50')
0 Mandatory 15' Front Yard Build-to-Line
0 Garage Located in the Rear Yard with
Access off the Alley
0 Located Between Garden Apartments and
Country Houses on the East Central Portion
of the Site
4. Townhomes 0 S.F. Attached Homes on Small Individual
R1-6'PUD Lots with Common Open Space
O PUD Plan to be Submitted at a Later Date
O Located in the Southwest Corner of the Site
5. Row Houses O S.F. Attached on Narrow Lots, Either 24' or
R-2 PUD 36' Lots
O Mandatory 15' Front Yard Build-to-Line
0 Garage Located in the Rear Yard with
Access off the Alley
O Located Between Garden Apartments and
Village Houses in the South Central Portion
of the Site
6. Garden Apartments O M.F. in Clusters—
R-3 PUD 0 Two-Story Buildings Have a Front Build-to-
Line of 15 Feet
0 Three-Story Buildings Have a Front Build-
to-Line of 20 Feet
O Maximum Building Height of 3 Stories
0 Parking to the Interior, or Screened from
Public Streets
O Located South and East of the Commercial
Area
0 PUD Plan to be Submitted at a Later Date
7. Village Apartments 0 M.IF. with Lot Width that Range from 72' -
R-3 PUD 108+'
0 Mandatory 6' Front Yard Build-to-Line
O Access to Parking off the Alley
O No Parking Allowed in the Front 20' of the
Building
O Minimum Height of 2 Stories
O Maximum Height of 3 Stories
O Located North and West of Commercial
Area
8. Shop House 0 Apartment Units Located Above the First
P-C Floor in the Commercial Area, Only
O Maximum Height of 3 Stories
0 Lot Width Range: 24'-36'
O Mandatory 6' Front Build-to-Line
O Second-Story Balcony Required
O Parking Varies with the Type of Shop
House
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LAND USE DESCRIPTION
9. Commercial Uses O Retail
P-C O Convenience Store/Small Grocery
O Service
O Business/Professional Office
O Bank
O Car Wash
O Clinic
O Restaurant
O Consistent with Approved Retail
Regulations
10. Day Care O East of Elementary School
R-2 PUD O Requires Special Use Permit
11. Assisted Living O West of Middle School/North of 24th Street
R-3 PUD O Requires PUD Plan Approval
12. Schools
Elementary: R1-6 PUD O Elementary School (12 Acres on the West
Middle School: R1-6 Central Portion of the Site)
O Middle School (26 Acres on the East Border
of 1:he Site)
* S.F. is Single-Family
**M.F. is Multiple-Family
Zoning Change Agreement.
The rezoning for this property will include a Zoning Change Agreement that specifies the
development requirements that are not currently contained in the City's ordinance, yet are
needed to guide the development of the property. The Zoning Change Agreement will
incorporate the urban regulations for:
• Retail;
• Shop Area and Shop Front;
• Village Apartments;
• Row Houses;
• Village Cottages;
• Garden Apartments;
• Country Houses;
• Village Houses;
• Illustrations for Parks/Open Space Areas;
• Homeowners Association Policy; and
• Restrictive Covenants for Single-Family (Dwellings.
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Consistency of the Development (Rezoning) Proposal with the 1988 Land Use Policy
Plan (LUPP) Map, and the Proposed 1996 LUPP.
Staff believes the proposed development is consistent with many, but not all of the goals,
objectives and policies of the 1988 LUPP. To a much greater degree 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 completely 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.
• Distribution of single-family and multiple-family dwellings.
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-2 PUD
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)
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Zoning District.
The subject property has been zoned as A-1 (Agricultural) since March, 1996. Prior to that
time, the subject property was zoned as A-1 (Agricultural, Story County).
Certified Topographic Survey.
The developers have submitted a certified topographic survey of the site as part of the
CDP (Conceptual Development Plan), which allowed staff to accurately evaluate the
topography, drainage, storm water management, and design of utilities on the site.
Utilities. The utilities in the area are adequate to serve the proposed subdivision.
Water:
Existing.
• 12-inch water main along 24th Street.
• 16-inch water main along George Washington Carver Avenue
between Bloomington Road and Northridge Parkway.
Proposed.
• 8-inch water mains will be extended throughout the site within
the rights-of-way of all streets. They will also be extended to
the north boundary of the subdivision in Sheffield Avenue,
Stange Road, and Kent Avenue.
Sanitary Sewer:
Existing.
• 8-inch sanitary sewer main at George Washington Carver
Avenue and Northridge Parkway.
• 8-inch sanitary sewer main at 24th Street and Stange Road.
Proposed.
• 8-inch sanitary sewer mains will be extended into the site from
the 8-inch sanitary sewer main in Northridge Parkway and from
the 8-inch sanitary sewer main at Stange Road and 24th Street
to serve all structures within the development. 8-inch sanitary
sewer mains will be extended to the north boundary of the
subdivision in Sheffield Avenue, Stange Road, and Kent
Avenue for future development.
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Storm Sewer•
Existing.
• 12-inch storm sewer along 24th Street.
• Twin (42-inch) culverts under 24th Street to Moore Park.
Proposed.
A storm water management plan has been devised for this site, which
will direct the storm water drainage to two detention ponds north of
24th and east of Stange Road and to a permanent pond area in the
southwest corner of the site. Temporary detention ponds are
proposed in two of the garden apartment sites until such time that
on-site detention can be redesigned when development occurs.
Storm water and surface water flowage easements will also be
required in the townhome area and in the row house and village
house residential area in the south portion of the site.
Electric:
• Electric service will be provided by the City of Ames.
Streets and Vehicular Access.
The proposed development will be accessible through several modes of transportation.
Circulation will provide for pedestrian routes, bike paths, private drives and streets, public
streets, and a Cy-Ride bus route (if approved by the transit board in the future) as
important transportation elements of this development.
Stange Road will function as an arterial street and be extended north through the
subdivision. It will eventually intersect with Bloomington Road, three quarters of a mile
north of 24th Street.
The developers are proposing a design for Stange Road that will be totally located within
100-foot right-of-way.
Northridge Parkway (60-foot right-of-way) will function as a through street and will be
extended east through the site from George Washington Carver Avenue on the west to
24th Street in the southeast portion of the site. On-street parking is proposed for only one
side of the street. Parking will be allowed on both sides of Northridge Parkway between
Stange Road and Kent Avenue, and the right-of-way will be 70 feet wide to provide for
on-street parking in the commercial area, and to create a "Main Street" atmosphere.
Aspen Road (60-foot right-of-way) will also function as a through street and will be
extended east through the site from George Washington Carver Avenue on the west to
Somerset Drive on the east. On-street parking is proposed for only one side of the street.
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Local streets (56-foot right-of-way) are planned as connections for lower traffic volumes
with parking on one side.
A "close" or "half-street" (32.5 foot right-of-way with a paved drive lane 18 feet wide) is
proposed for the northwest corner of the site. No other half-street, or cul-de-sacs are
proposed in this development.
Private drives are anticipated in the PUD site plans for the garden apartment and
townhome areas. Private streets may also be used in the townhome development.
Alleys are planned as access to row houses, village houses, village cottages and village
apartments. The alleys will have a 24-foot right-of-way and a drive lane 12-feet wide.
A bicycle path (8-feet wide) is proposed along the west side of Stange Road between 24th
Street and the north property line of the proposed subdivision. This will connect with the
existing bicycle paths along 24th Street and Stange Road, south of 24th Street.
Pedestrian walkways are planned throughout the development to establish a pedestrian
friendly environment for connections to parks and open spaces, as well as the town center
area of the site.
The proposed development will also impact traffic on 24th Street, Stange Road, and
George Washington Carver Avenue. A traffic study indicates that off-site improvements
will be needed on 24th Street and Stange Road to address the impact of additional traffic
from this development. George Washington Carver Avenue will be reclassified as a local
street once Stange Road is extended to Bloomington Road.
Parking.
• Country Houses
Garages can be no closer to the front lot line than the dwelling.
• Village Houses
Garages must be located in the rear yard, or a minimum of 18 feet
back from the front of the house.
• Village Cottages
Garages must be located in the rear yard with access off the alley.
• Row Houses
Garages must be located in the rear yard with access off the alley.
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• Townhomes
Parking requirements will be established at the time of approval of the
site plan for the PUD.
• Garden Apartments
Parking shall be kept to the interior, or screened from public streets
by landscaping or garden wall.
Approval of a site plan will be required.
• Village Apartments
No parking will be allowed within 20 feet of the front of the building.
Access will be off the alley, or from the adjacent Town Center area.
• Shop House
Type I: The parking count shall include off-street and on-street
parking within 300 feet of the lot.
Type II: Four (4) parking spaces shall be provided; two (2)
spaces within the garage, and two (2) spaces behind
them.
Type III: Four (4) parking spaces shall be provided; two (2)
spaces within the garage, and two (2) spaces behind
them.
• Commercial Uses
There will be shared parking on the interior of the property that must
be approved as part of the approval of a P-C Plan for the commercial
area.
• Day Care
Parking will be approved as part of a site plan at the time of approval
of a Special Use Permit.
• Assisted Living
Parking will be approved as part of the approval of the site plan for the
PUD.
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• Schools
Parking will be approved as part of the approval of site plans for the
elementary school and the middle school.
• Churches
Parking will be approved as part of the approval of a site plan for the
PUD.
On-street parking is proposed as follows:
• Stange Road: Both sides between Clayton Drive and Bristo
Drive.
• Northridge Parkway: One side, except both sides between Stange
Road and Kent Avenue.
• Aspen Road One Side
• Local Streets: One side
• Piccadilly Square: No parking
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Density.
AREA DWELLING DENSITY
PROPOSED USE/ZONING (Acres) UNITS (D.U./Acre)
Country House (R1-6 PUD) 18.67 88 4.71
Village House (R1-6 PUD) 21.63 117 5.40
Village Cottage (R-2 PUD) 4.20 51 12.14
DETACHED SINGLE-FAMILY SUBTOTAL 44.50 256 5.75
Townhome (R1-6 PUD) 21.16 130 6.14
Row House (R-2 PUD) 2.17 40 18.43
Assisted Living (R-3 PUD) 1.75 36 20.57
ATTACHED SINGLE-FAMILY SUBTOTAL 25.08 206 8.21
Garden Apartment (R-3 PUD) 21.46 324 15.09
Village Apartment (R-3 PUD) 7.86 140 17.81
MULTI-FAMILY SUBTOTAL 29.32 464 15.82
Commercial (Live/Work) (P-C) 6.89 8 1.16
Church Sites (R1-6 PUD) 2.19 0 0
School Sites (R1-6 & R1-6 PUD) 37.27 0 0
Park Land (R1-6) 9.75 0 0
Street R.O.W. 39.44 0 0
TOTAL 194.44 934 4.80
The proposed density meets the Zoning Ordinance requirements for the maximum allowed
density, and is described as follows:
PROPOSED ZONING NO. OF NO. OF MAXIMUM PERMITTED PROPOSED DENSITY
DISTRICT ACRES D.U. DENSITY(GROSS) (GROSS)
R1-6 108.11 335 7.2 d.u./ac. 3.09 d.u./ac.
R-2 9.15 91 12.4 d.u./ac. 9.94 d.u./ac.
R-3 37.72 500 22.3 d.u./ac. 13.25 d.u./ac.
Landscaping and Screening.
Several open space/park areas are proposed throughout the development for use by
residents of the proposed subdivision. These amenities increase the opportunities for
social interaction between people that will live in this development.
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Street trees are proposed along all streets in the development. Different species of trees
are proposed along each classification of street as a means to identify the particular street
and distinguish it from other streets in the subdivision.
Red Oak trees are proposed along both sides of Stange Road and down the center of the
boulevard. The trees are spaced 40 feet on center and trees located in the "Town Center"
commercial area will be placed in planters on a paved surface, but will be aligned with the
other street trees along Stange Road.
Norway Maple and Sugar Maple trees will be planted in an alternating pattern along
Northridge Parkway. Trees planted along the commercial frontage between Stange Road
and Kent Avenue will be placed in planter areas with tree grates.
Green Ash and White Ash trees will be planted along all streets classified as "local streets"
throughout the Somerset Subdivision.
Landscaping for the Townhomes and Garden Apartments will be approved at the time of
PUD Plan approval.
Lighting.
No exterior lighting plans have been included with the plan submittal, at this time. Lighting
plans will be reviewed for Garden Apartments and the Townhomes at the time of PUD Plan
submittal for those areas.
Architectural Elevations.
The developers have indicated that the design of structures in this development will follow
a colonial building design. Each project will be reviewed by the developer's architectural
review committee and approved prior to the issuance of building permits.
Architectural features required or suggested for each building type are described in the
"Urban Regulations".
Elevations will be included as part of the submittal of the PUD Plans for Townhomes and
Garden Apartments.
Setbacks.
Special building setbacks are proposed for the various hand use types to create a "village"
atmosphere with a higher density of development that presents opportunities for social
interaction in the streetscape.
The setbacks, described in appendices A through I, are less than those required in
conventional subdivisions. The side yard setbacks range from O to 5 feet and front yard
setbacks vary from 6 to 20 feet with some requirements for hard surface paving or porches
in the setback area.
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Platting.
A Conceptual Development Plan (CDP) has been submitted for review and approval
concurrently with the PUD and rezoning proposals. The layout of streets and lots in the
CDP is consistent with the PUD Plan and rezoning proposal.
P-C Specific Requirements.
The commercial area within the site is proposed to be P-C (Planned Commercial). At the
time that P-C zoning is applied to a specific piece of property, a List of Impermissible Uses
must be adopted by the City Council. Because of the nature of this proposed commercial
area, which is intended to service primarily this development and surrounding
neighborhoods in close proximity, specific uses that are inappropriate should be
disallowed.
The following commercial uses are to be considered appropriate within the "town center"
commercial area: retail; business and professional offices; branch bank; commercial
service, such as dry cleaners, barber shop, beauty shop, etc; deli or small restaurant;
convenience store and/or small grocery store; car wash;fuel pumps;fitness center; primary
care medical clinic and other similar uses. It is also intended that there be some dwelling
units located above the first floor; therefore, dwelling units should also be allowed as a
permissible use.
The following list of Impermissible Uses should be adopted as part of the approval of P-C
(Planned Commercial) district for 8.78 acres proposed within the Somerset development.
Gasoline service station (fuel pump will be allowed)
Hotel/motel
Residential corrections facility
All Uses Shall be of a Scale that is Appropriate to a Village Commercial
Development.
The developers have submitted specific retail regulations that will apply to the commercial
area. These regulations are strictly aesthetic in their intent. In the case of contradictions
with local building codes, the building codes prevail. These regulations are attached to this
report as Appendix A and will become a part of the zoning contract and also will be one of
the elements in evaluating future P-C plans for development within this commercial area.
The retail regulations include criteria for walls, materials, heights, doors, glazing, awnings
and balconies, corners, proportions, signs, sidewalks, plazas, paseo, apartments, parking
and exceptions to these regulations. These regulations are intended to create compatibility
and continuity within the commercial area, as well as with the surrounding residential
development. The developers have also submitted specific design requirements for shop
houses. These are structures with combined commercial and residential uses that are to
be located in the P-C district. They are attached as Appendix B.
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The developers of each parcel within the commercial area will submit a P-C Plan for
development that will be reviewed by the Planning and Zoning Commission and approved
by the City Council.
PUD Planned Unit Development.
As noted above, a large portion of this site is being rezoned with a PUD overlay. The PUD
overlay will apply to all property zoned: R1-6, with the exception of the future middle school
site, R-2, and R-3.
Criteria for residential development within the R1-6 PUD district has been submitted with
this application with the exception of the area designated for townhouse development (Lot
208), a church site (Lot 216) on the west side of Stange Road between Aspen Road and
Clayton Drive, and the elementary school site (Lot 206). PUD plans will be submitted later
for the development of these projects.
Criteria for the development of the Country Houses and Village Houses, located within the
R1-6 PUD district are attached as Appendices C and D and constitute the PUD plan for
these homes. The Country Houses will be built on individual lots as designated on the
CDP. There is a mandatory front yard build-to-line of 20 feet and a minimum side yard
setback of five (5) feet is required. Attached garages may not extend beyond the front wall
of the principal building. The Village Houses have a mandatory front build-to-line of 15 feet
and a minimum side yard setback of five (5) feet. Attached garages for these units must
be set back a minimum of 18 feet from the front wall of the home. Porches for both the
Country Houses and the Village Houses may extend a minimum of six (6) feet and a
maximum of eight (8) feet into the front yard. Restrictive covenants have also been
submitted for the Somerset single-family homes, which are attached as Appendix E.
The area to be rezoned to R-2 PUD includes the areas designated for Village Cottages and
Row House Residential, and a day care site. The day care use will require a Special Use
Permit review by the Planning and Zoning Commission and approval by the Zoning Board
of Adjustment. The Village Cottages will be built on lots ranging from 30 to 50 feet in width.
Mandatory front yard build-to-line of 15 feet are required for these units with side yard
setbacks of five (5) feet. These lots will have alley access and all garages and parking will
be accessed from the alley. Porches may extend between six (6) and eight (8) feet into
the front yard. The Row House development is attached single-family housing on lots that
will be 24 feet to 36 feet in width. These homes also will have 15 foot front build-to-lines
with zero setbacks on the side yard. A covered stoop or porch is required for these units.
The criteria for the Village Cottages and Row House Residential are attached as
Appendices F and G.
The Garden Apartments and the Village Apartments, as;well as the Assisted Living site and
a church site are located in the R-3 PUD zoning district. PUD plans will be submitted later
for the Assisted Living project and the church site. It should be noted that there may be
shared parking for the church site with adjacent commercial uses. There are general
criteria for the Garden Apartments that are attached to this document as Appendix H.
These buildings will be two and three story structures with no building more than three
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stories high. The two story buildings will have a mandatory 15 foot front build-to-line and
the three story structures will have a mandatory front build-to-line of 20 feet. Parking will
be kept to the interior or screened from public streets with landscaping and garden walls.
This general criteria will become a part of the zoning agreement and PUD requirements,
however, the developers will be required to submit specific PUD plans for Planning and
Zoning Commission review and City Council approval.
The Village Apartments have more specific criteria attached as Appendix I. These criteria
will constitute the PUD Plan for this type of development. The Village Apartments are
located adjacent to the commercial area. They have a six (6) foot mandatory front yard
setback and five (5) foot minimum side yard setbacks. Balconies or porches are required
for a minimum of 40% of the street frontage.
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."
- The developers are attempting to develop a modified "village" concept with
a "town center" commercial area surrounded by higher density residential
uses with lower density residential uses on the periphery. This land use
arrangement will encourage the use of mass transit, provide for pedestrian
access for daily needs, allow for integrated use of parking in the center of the
site, provide for the availability of goods and services for daily needs to the
greatest number of people in the development, and at the same time provide
for aesthetic considerations such as porches and balconies in close proximity
to streets, parking and garages set back or off of alleys, walkways, bike
paths, recreational and open space areas throughout the site that will
encourage more interaction by occupants of this development. The higher
densities will also allow for more efficient use of land and infrastructure on
this site that are consistent with the intent of the Land Use Policy Plan for
future development. The overall density of this site, exclusive of the school
sites, is 8.01 units per net acre, which is Consistent with the minimum density
to be achieved for village residential in the Land Use Policy Plan.
"(b) Provide a minimal effect upon adjacent properties and existing development.
To this end, the Planning and Zoning Commission may make the appropriate
requirements."
The arrangement of the density types on the site is designed to have minimal
effect on adjacent properties and existing development. Low-density
residential development is adjacent to existing low-density residential
development in Northridge, The Green, and Parkview Heights subdivisions.
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The Assisted Living project is adjacent 'to multiple-family development in
Prairie View West. The higher density residential uses are located more at
the center of the 190+ acre site. The developers are also restricting the
heights of structures within the development with no more than three stories
allowed for any building. These higher structures will be located also toward
the center of the site with one and two story structures around the periphery.
"(c) Promote development that can be conveniently, efficiently, and economically
served by existing municipalities and serves or by their logical extension."
Adequate water, sanitary sewer, and storm sewer facilities are available to
serve this site. Water is adjacent in 24th Street and George Washington
Carver and sanitary sewer can be extended east from Northridge and from
Stange Road on the south.
A storm water management plan has been prepared and approved, which
appropriately addresses the storm water runoff on the site and its effect on
surrounding development.
"(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."
- Although the site does not have any special features of geography, geology,
topography, or shape, the size of the site lends itself to developing this
subdivision with the village residential concept, which includes: a mixed use
residential development with supporting commercial; development at a
pedestrian scale, utilizing mixed uses with unified design. This site includes
numerous open space areas, sidewalks on both sides of the street, as well
as walkways in open space areas and within the Townhome and Garden
Apartment areas of the site. Off-street parking areas will be carefully
designed through the P-C Plan process., as well as the PUD Plans for the
Townhome and Garden Apartment areas. On-site parking for the other
residential developments will be de-emphasized in the front yard by
placement of garages and where possible the use of alleys for vehicular
access.
"(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, flood
plains, ponds/lakes, topography, rock outcroppings, unique areas of
vegetation, stands of trees, and other similar natural assets."
There are no historic features on the site, and the only natural feature on the
site is a drainage way in the southwest corner of the site. The developers
are creating a pond in this area, which will become a water feature that will
be an enhancement to the development.
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"(f) Provide for more adequate recreational facilities and other public and
common facilities than would otherwise be provided under conventional land
development."
This site includes seven small parks distributed throughout the site, as well
as open space area and walkway paths adjacent to the Village Houses and
the Country Houses. These parks and open space areas will be maintained
by the Homeowner's Associations. Additional recreational facilities will be
provided within each of the Garden Apartment sites and the Townhome site.
In the commercial area, provision will be made for plazas and outdoor eating
areas.
"(g) Provide for the enhancement of the natural setting through careful and
sensitive placement of man-made facilities and plant materials."
- The natural setting will be enhanced with the placement of street trees within
all public rights-of-way. These trees will be placed 30 to 40 feet on center to
create a tree lined village appearance for the development. Individual
landscape plans will be submitted and approved later for the Townhome
area, the Garden Apartment area, the Planned Commercial area, the church
sites, the day care site and the Assisting Living site.
The placement of man-made facilities is intended to create a village feeling
within the subdivision through the placement of the structures closer to the
street for more social interaction; the emphasis on pedestrian, bicycle and
transit facilities and use' and the de-emphasis of the automobile by
placement of parking areas on the interior of sites and off of alleys.
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:
(a) Permitted Uses. The normal permitted uses are those of a residential
character including single-family (detached and attached), two-family and/or
multiple-family dwellings, churches, and the usual accessory buildings such
as garages, storage space, maintenance structures, and buildings for
recreational purposes.
- The Country Houses, Village Houses, and Village Cottages are single-family
detached homes. The Townhomes and the Row Houses are single-family
attached units, and the Village Apartments and the Garden Apartment are
multiple-family development. All of these types of units are consistent with
the permitted uses within a PUD. The two proposed church sites are also
normal uses found in residential areas and are consistent. The Assisted
Living units are apartment type units with assisted care. Multiple-family units
are permitted in an R-3 district as are retirement and homes for the elderly,
thus the Assisted Living units are also a normal permitted use that would be
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consistent with PUD regulations. The day care facility proposed within the
development, will serve some of the residents, as well as persons outside
the development, and it can be permitted through the Special Use Permit
process. The commercial uses will be zoned P-C (Planned Commercial) and
will fall under those regulations.
(b) Density. The permitted maximum dwelling unit density per gross acre shall
not exceed the following:
GROSS ACRES D.U. SOMERSET D.UJACRE MAXIMUM D.UJACRE
R1-6 PUD 108.11 335 3.09 7.2
R-2 PUD 9.15 91 9.94 12.4
R-3 PUD 37.72 500 13.25 22.3
*Includes Elementary School Site
(c) Tract Size. The minimum size tract for a PUD is 2.0 acres. This PUD exceeds
the minimum tract size. There are 158.40 acres of PUD land in the Somerset
development.
(d) Parking. The parking provided on the site must meet the requirements of
Section 29.41 "Rules for Computing Off-Street Parking".
The proposed PUD plans for the Country Houses, Village Houses, Village
Cottages, Row Houses, and Village Apartments will meet the requirements
in the ordinance for these type of units. When the PUD plans for the
Townhomes, Garden Apartments, church sites, and Assisted Living Units are
submitted, they will have to meet the ordinance requirement for the amount
of parking.
The parking design must also meet the following standards:
"(1) Parking areas shall be treated as an integral part of the development in
scale, location, and character."
There are specific requirements for the location of parking for the
Country Houses, Village Houses, Village Cottages, Row Houses, and
Village Apartments. The garages for the Country Houses must be
even with the front wall of the home or set back from the front walls;
attached garages for the Village Houses must set back a minimum of
18 feet from the front wall of the house so that if a car is parked in
front of the garage it will not be parked in the front yard; and the
parking for the Village Cottages, Row Houses and Village Apartments
are all at the rear of these homes and access is from an alley in order
to present a "village type character" for these dwelling units. The
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parking for the Garden Apartments, Townhomes, church site and the
Assisted Living site will be evaluated when those plans are submitted
for approval.
"(ii) Parking areas shall be so arranged to discourage through traffic."
None of the parking included as part of this plan approval involves
large parking areas. Therefore, there will be no instances of through
traffic in these parking areas or lots.
"(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 of the parking for Country Houses, Village Houses, Village
Cottages and Row Houses will 'take place on the same lot with
individual dwelling units. In most instances there will be a garage for
each unit, thus large parking areas needing screening are not an
issue. The Village Apartments will have parking at the rear of the lot
in either garages or, if surface parking is used, it must meet City
codes for landscaping, including perimeter landscaping.
"(iv) Parking areas shall be so designed to allow for drainage of surface
water without erosion, flooding, or other inconvenience."
- Grading for the parking of the Country Houses, Village Houses,
Village Cottages, Row Houses and Village Apartments will take into
consideration the general topography of the site and the overall
subdivision storm water management plan. The PUD plans that will
be submitted later for the Townhomes and Garden Apartments will
also take into consideration the storm water management design for
the entire site.
(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 single-family detached homes will be one and two story structures, and
they will be located adjacent to existing single-family detached development,
which also is one and two story in height. The only structures that may
exceed two stories will be some of the Garden Apartments and possibly
some of the commercial buildings at the center of the development.
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(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.
- Open space will be distributed throughout the site. Individual lots for the
single-family detached homes will have green areas. There will seven small
parks that will be maintained by homeowners associations in the
development. In addition, there will be open space walkway areas adjacent
to the Country Houses and Village Houses. The two school sites will also
provide open space and recreational opportunities for residents of
development. The Garden Apartment sites and the Townhome area will
have open space and recreational opportunities designed as part of their
individual PUD plans. It will be possible to walk throughout the entire
development on a combination of public sidewalks and private walkways.
(g) Other Considerations. A number of major factors should undergo evaluation
as part of the design standards. Those include:
(1) Natural drainage areas shall be retained as appropriate and, if
necessary, improved.
The developer will be improving the natural drainage way in the
southwest portion of the site through the creation of a pond detention
area and regrading.
(ii) Due consideration shall be given to preserving natural site amenities
and minimizing the disturbance to the natural environment.
This site has been under cultivation and there are no natural site
amenities that need to be preserved.
(iii) Existing trees shall be preserved wherever possible. The location of
trees is to be considered in designing building locations, underground
services, and paved areas.
There are a number of existing trees on the site and to the degree
possible, these existing trees have been incorporated into several of
the proposed open space areas.
(iv) If the development includes flood plain areas, they shall be preserved
as permanent open space.
- There are no flood plain areas.
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(v) Due consideration shall be given to the natural topography and major
grade change shall be avoided. If the development includes 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.
No major changes will be made to the natural topography on the site.
There will be some regarding to accommodate the development and
to facilitate appropriate drainage and storm water management to the
detention areas on the site.
STAFF COMMENTS:
This rezoning request reflects the refinement to the land use development design for this
property that has occurred over the preceding 10 months. Significant refinement to the
various land use relationships, street network, pedestrian connections, park and open
space improvements, and other features has resulted in the master plan and zoning
request that is being considered by the Council. Much investigation into traditional
neighborhood design has occurred over the 10 months that have been spent on
developing this project. Initially the developers and the City were provided a design
plan from the firm of Duany/Plater-Zyberk, that represented a high degree of use
integration and building design integration. The developers expressed a great deal
of concern about the marketability of the initial project and have work extensively
with city staff to create the plan as it now exists. This plan has been highly altered
from the original design proposal and now reflects a subdivision that is more like a
mixed used development project in contrast to a traditional neighborhood design,
(TND). Yet, in comparing the proposed project with the guidance that is set forth in
the draft Land Use Policy Plan, the project meets the objectives as described in the
draft plan.
The rezoning request for Somerset Subdivision represents the first effort on the part of the
City and developers in Ames in creating a village that is envisioned in the "draft" Land Use
Policy Plan. Somerset Subdivision contains numerous characteristics that are in keeping
with traditional neighborhood design. These include a wide variety of housing types, higher
density, well distributed parks and open space, connected street system, commercial
center, and a degree of building design integration. Conversely, Somerset also contains
features that are found in conventional suburban subdivisions which include, wide streets,
larger areas of homogenous land use, (super block;) for apartment development and
single family house design that still emphasizes the garage and driveway to the street as
a dominant feature along the street. Although Somerset Subdivision does not contain all
of the features that might normally be found in a truly traditional neighborhood design, the
subdivision is an attempt to incorporate many of these features into the land use pattern
of the City of Ames.
21
A significant feature in the processing of this request is the use of a Master Plan
illustrating the overall development plan for Somerset and a Zoning Change
Agreement. As indicated earlier, the developer and the staff have devoted
approximately 10 months of time to get the "Master Plan" to the layout as it is
presented in this Action Form. This process was aided greatly by the effort of the
design firm of Duany/Plater-Zyberk. But ultimately the developers chose to modify
the original plan through a series of design compromises to more directly reflects
the market potential in Ames. Staff is recommending that the modified plan that is
now before the City Council be approved.
Since December 18, 1996, the developers and the staff have devoted much time to
the creation of a Zoning Change Agreement that incorporates many of the design
features and urban regulations into this agreement as a mean to establish the
regulatory framework for the development of this project. There are several
important components of the Zoning Change Agreement that are not yet resolved
between the developers and the staff, and there is a significant difference of position
between the developers and the staff that has resulted in an impasse. Because of
this, the Zoning Change Agreement has not been finalized by the developers which
then creates a situation where the City Council must not approve the request for the
rezoning at the meeting of January 28, 1997.
Staff believes the request to rezone this property from Agricultural to R1-6, R-2, R-3, with
a PUD overlay, plus Planned Commercial, is consistent with the 1988 Land Use Policy
Plan, and the direction established in the 1996 Land Use Policy Plan that has been
adopted in "draft".
Were it not for the fact that the Zoning Change Agreement has not been finalized by the
developers, the staff would be recommending that the City Council approve this request
for rezoning at this time.
At the point when the Zoning Change Agreement is finalized, the City staff would then
recommend that the City Council approve the rezoning as requested with the following
stipulations to that approval:
1 . That the City Council would have previously approved the change to the Land Use
Policy Plan for this property.
2. That the list of impermissible uses for the area to be zoned Planned Commercial be
approved.
3. That the Conceptual Development Plan that has been processed simultaneously
also be approved.
Since the Zoning Change Agreement is not finalized, the City Council must not take any
action on this request at this time.
22
RECOMMENDATION OF THE PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission review this request at their meeting of December
18, 1996 and recommended that this rezoning request be approved with the following
stipulations.
1 . That the Land Use Policy Plan Map amendment for this property be approved.
2. That a Zoning Change Agreement incorporating the urban regulations for the
various land uses within Somerset Subdivision, the restrictive covenants, the
illustrations and the retail regulations, and the other subdivision responsibilities be
completed and signed by the developers prior to the public hearing on this rezoning
request.
3. That the Conceptual Development Plan (CDP) for Somerset subdivision be
approved.
4. That the list of impermissible uses be adopted for the area to be zoned P-C.
ALTERNATIVES:
1 . The City Council can decide to convene the public hearing and listen to a
presentation from the developer and staff and take testimony from the public but not
take any action.
2. The City Council can decide to convene the public hearing and not take any
testimony and immediately continue the hearing to a date when the Zoning Change
Agreement has been signed.
RECOMMENDED ACTION:
The importance of the Zoning Change Agreement to this project cannot be overstated.
The unique design features of Somerset necessitate that a Zoning Change Agreement be
used to create the zoning requirements for this subdivision, therefore the critical
importance of this agreement to the success of this project requires that the agreement be
finalized before the rezoning request be approved.
Staff knows that the developers want to explain the Somerset Subdivision proposal, but
since the Zoning Change Agreement is not yet completed, the City Manager
recommends that the City Council adopt alternative #2. This will convene the public
hearing, but not involve public testimony at this time and continue the hearing to a date
when the Zoning Change Agreement has been finalized and signed by the developers.
At that time, the developers will give the presentation of the subdivision and comments
from the public will be more meaningful for the Council's decision on the rezoning request.
Attachment
h\bpo\caf\so m-rez.128
23
RECOMMENDATION OF THE PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission review this request at their meeting of December
18, 1996 and recommended that this rezoning request be approved with the following
stipulations. �-
1 . Thafthe Land Use Policy Plan Map amendmen for this property be approved.
2. That a Zoning Change Agreement incorporating the urban regulations for the
various land uses within Somerset Subdivision, the restrictive covenants, the
illustrations and the retail regulations, and the other subdivision responsibilities be
completed andsigned by the developers prior to the public hearing on this rezoning
request.
3. That the Conceptual Development Plan (CDP) for Somerset subdivision be
approved.
4. That the list of impermissible uses be adopted for the area to be zoned P-C.
ALTERNATIVES:
1 . The City Council can decide-�to onvene the public hearing and listen to a
esg ntation from toe developer and`staff and take testimony from the public,bl--t-►'1a
..t ,- w2t
2. The City Council can decide to convene, the public hearing and not take any
testimony and immediately continue the hearing to a date when the Zoning Change
Agreement has been signed.
RECOMMENDED ACTION:
The importance of the Zoning Change Agreement to this project cannot be overstated.
The unique design features of Somerset necessitate that a Zoning Change Agreement be
used to create the zoning /requirements for this subdivision, therefore the critical
importance of this agreement to the success of this project requires that the agreement be
tnfred bef re the rezoning request be approved.
Staff knows that the developers want to explain the Somerset Subdivision proposal, but
since the Zoning Change Agreement is not yet completed, the City Manager
recommends that the City Council adopt alternative #2. This will convene the public
hearing, but not involve public testimony at this time and continue the hearing to a date
when the Zoning Change Agreement has been signed by the developers. At that time, the
developers will give the presentation of the subdivision and comments from the public will
be more meaningful for the Council's decision on the rezoning request.
Attachment
h\bpo\caf\so m-rez.128
23