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HomeMy WebLinkAboutA003 - Council Action Form dated September 8, 1998 ITEM#: DATE: 09/08/98 COUNCIL ACTION FORM SUBJECT: A RESOLUTION TO APPROVE A PUD PLAN FOR A PART OF DAUNTLESS SUBDIVISION, LOCATED ON TWAIN STREET WEST OF DICKENSON AVENUE, (OUTLOT X); AND, AN ORDINANCE TO REZONE THE SITE AS A PUD OVERLAY DISTRICT. ACTION FORM SUMMARY: This is a request to approve a rezoning from R-2 to R-2 PUD and to approve a PUD Plan for 26 attached single family homes and one duplex on property located in the Dauntless Subdivision. Approval of the PUD Plan is recommended. BACKGROUND: The developer is requesting approval of a Planned Unit Development (PUD) Plan for the construction of 26 bi-attached single family homes on individual lots and one split level duplex on a single lot. The total gross acreage for the PUD is 3.56 acres and the proposed gross density is 7.58 units per acre. A CDP was previously approved for this site allowing the creation of 14 lots, which were intended to be developed as duplexes. The developer now intends to construct bi- attached single family units. The attached single family units will have the same appearance as duplexes, with the difference being that each unit will be located on an individual lot, allowing each unit to be owned separately. Because the R-2 zoning classification does not make provision for zero lot line development, the developer is requesting that the property be rezoned to R-2 (PUD) with the approval of a PUD plan to construct 26 bi-attached single-family dwelling units on 26 lots. Lot No. 27 will be developed as a duplex on a single lot, as originally intended, because it has already been sold as such. The developer is requesting the approval of a new CDP in conjunction with this request for approval of a PUD plan. ANALYSIS: Land Use Policy Plan (LUPP). The Future Land Use Map of the LUPP designates the property as Village/Suburban Residential. The minimum net density for Suburban Residential single family and two family is 5.0 units per acre. The minimum net density to be achieved within Village Residential is 8.0 dwelling units per acre, including all residential land use types. The LUPP goes on to state, "it is not the intent that any single residential development must achieve these specified density goals, but over the life of the plan it is expected that the density of all residential development that occurs in each residential use category will collectively achieve the recommended density goal." The proposed gross density of the PUD is 7.58 units per acre, or a net density of approximately 9.48 units per acre, which is in conformance with the density goals of the LUPP. Additionally, the density of the revised CDP is exactly the same as the previously approved CDP. The only difference is the fact that each individual unit can be separately owned. Staff believes that rezoning the property to PUD and thus allowing the units to be owned separately better accomplishes the goals stated hereafter. LUPP Goal No. 6 states that "it is the goal of Ames to increase the supply of housing and to provide a wider range of housing choices." Zoning. The property is currently zoned R-2, (Low-Density Residential). The R-2 zoning district allows single and two family dwellings. However, there is no provision for zero lot line development, therefore a zoning change to R-2 (PUD) is necessary if the new CDP is to be approved. Utilities. The utilities in the area are adequate to serve the proposed subdivision. Water: Existing: An 8 inch water main on the north side of Twain Street at the east boundary of the proposed CDP. Proposed: An 8 inch water main will be extended along the north side of Twain Street. The proposed water main will connect with the main on Dickinson Street to the east side and in the future will loop to future development to the west. A hydrant will be located near the west end of Twain Street, near the east end of Twain Street, and along Twain Street between Lots 21 and 22 of the Second Addition. Sanitary Sewer: Existing: An 8 inch sanitary sewer main in Twain Street at the east boundary of the proposed CDP. Proposed: A parallel 8 inch Sanitary Sewer will be extended down the middle of Twain Street. 2 Storm Sewer: Existing: A 6 inch sump line along the south side of Twain Street at the east boundary of the proposed CDP. Proposed: A 6 inch sump line will be constructed along the south side of Twain Street. A 10-foot wide drainage easement must be provided along the north property line, and continue across the north line of Lot 14 in the First Addition, or follow the lot line between Lot 14 in the First Addition and Lot 27 in the Second Addition. A storm water management plan was approved as part of the approval of the original CDP for all of Dauntless Subdivision. This plan would still apply to the CDP for the Second Addition. Electric: A 5-foot Public Utility Easement will be needed for electric lines along both sides of Twain Street. Only one electric service line will be permitted per structure with separate meters for each dwelling unit. The City council will shortly be approving an amendment to the Subdivision Regulations hat requires that all electric transmission lines as part of a subdivision be installed under ground, therefore electric transmission lines for this subdivision must meet this new requirement. Street and Vehicular Access. Access to the PUD will be from Dickinson Avenue, which is an existing street. In the future, additional access will be provided by Poe Avenue. The driveways for each of the dwelling units will access off of Twain Street. Each unit will have an individual drive approach from Twain Street. The site is located between Dickinson Avenue on the east and Poe Avenue on the west. Twain Street will be constructed east/west through the center of the site, providing direct access to the units. No on-street parking will be permitted on the south side of Twain Street. Public sidewalks will be installed along both sides of Twain Street. Parking. Each of the dwelling units will have a double car garage, and there will be sufficient room in front of each garage to park two vehicles. The amount of parking is consistent with the minimum Ordinance requirement of two parking spaces per dwelling unit in the R-2 zoning district. No on-street parking will be permitted along the south side of Twain Street. However, on-street parking along the north side of Twain Street will provide an additional six parking spaces. 3 Density. The developer is proposing 26 bi-attached single family dwelling units and one duplex (two units) on a site that consists of 3.56 acres, creating a gross density of 7.87 units per acre. The proposed gross density of 7.58 units per acre falls below the maximum gross density of 12.4 dwelling units per acre permitted in the R-2 (PUD) zone. Staff believes the proposed density is consistent with the LUPP density standards. Landscaping and Screening. A mix of overstory and understory trees are proposed for the front yard and the rear yard of each lot. A landscape plan has been provided that indicates foundation plantings and entrance plantings. These plant materials will include ornamental trees, medium and small shrubs and perennials. These materials enhance the appearance of the structures and will provide some continuity throughout the development. All landscape materials will be the responsibility of the developer. Lighting. No lighting will be provided other than the normal exterior residential lighting that would be expected on an individual residence. Architectural Elevations. There are two designs for the bi-attached units. One is a ranch style and the other is a split-level (see attached building elevations). Each design includes 1,648 square feet on two levels. The buyers will have their choice of a split-level plan, or a ranch plan with a basement. The exterior footprint of the buildings and the contours surrounding each building will not vary between the two building designs; however, the heights of each building will vary depending on the building type. The rear height of the buildings will vary from one story for ranch style units to one and one-half stories for the split-level design on the north side of Twain Street. The rear height of buildings on the south side of Twain Street will vary from one and one-half stories for the split-level design units to two stories for the ranch style units. The ranch style units will have walk out basements on the south Side of Twain Street. For all buildings, the height of the garage walls will vary no more than 18 inches. Exterior window locations will vary slightly, depending on bedroom, living room, and kitchen placement within each plan option. The exterior of each building will be vinyl siding (earth tone colors) with brick accents on the garage corners and front entryways. Setbacks. The front yard setbacks of each of the units ranges from 25 feet to 29 feet. This meets or exceeds the minimum front yard setback of 25 feet in an R-2 zoning district. The rear yard setbacks range between 25 feet and 32 feet, which exceeds the minimum rear yard setback of 20 feet. An 8 foot side yard is maintained from building to property line, except for Lots 13, 14, 15, and 16 where the building setback is 7'-11" on the unattached sideyard. The minimum sideyard permitted in an R-2 zoning district is 6' for single story structures and 8 feet for two story structures. A zero lot line is utilized for the attached side yard, where two units share a common wall and property line. It is this shared wall and property line that necessitates the approval of a PUD. 4 Platting. A Conceptual Development Plan is being submitted concurrently with this PUD plan, which shows 27 lots and 28 dwelling units. 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 developer is proposing to establish a development that would typically be in compliance with the R-2 zoning district, based on density and appearance. In this case, however, the development adds the opportunity of home ownership to each unit, while maintaining a higher density. "(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 proposed PUD should have no greater impact on adjacent properties and existing development than would the approved R-2 development consisting of duplexes. - A character has not yet been established for the area because adjacent properties consist of newly developed or vacant land. "(c) Promote development that can be conveniently, efficiently, and economically served by existing municipalities and serves or by their logical extension." - Adequate water and sanitary sewer and storm sewer facilities are available to serve this site." "(d) Promote flexibility in design, placement of buildings, and use of open space, pedestrian and vehicular circulation facilities, and off-street parking areas in a manner that will best utilize the potential of site characterized by special features of geography, geology, topography, size, or shape." - The only major special feature located within the site is the fact that the grade rises considerably from east to west. The developer has maintained the natural drainage way along the north side of the property and has utilized the street as a natural way to move stormwater. 5 "(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." - The site does not possess any unique natural features which merit preservation. "(f) Provide for more adequate recreational facilities and other public and common facilities than would otherwise be provided under conventional land development." - This project does not provide any recreational facilities or other public or common facilities than would otherwise be provided under conventional land development. The purpose of the proposed PUD is to enable each unit to be owned separately. The physical appearance of the development would be the same if the units were constructed as duplexes, which was approved previously. "(g) Provide for the enhancement of the natural setting through careful and sensitive placement of man-made facilities and plant materials." - The proposed PUD is not large enough in scale to allow for great diversification in building location and orientation. However, the design of the site does stagger the location of buildings, and the introduction of new over story trees and the landscape plantings for each unit enhances the natural setting, and will be an improvement for the general area. Design Standards. Even though PUD's 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 in a PUD are uses of a residential character, including single-family (attached or detached), two-family and/or multiple family dwellings, as well as the usual accessory structures, such as garages, storage space and buildings for recreational purposes. - The attached single family residential units are consistent with the normal permitted uses in a PUD. There are no accessory structures in this development. The garages are attached to the dwelling units. 6 (b) Density. The permitted maximum dwelling unit density per gross acre shall not exceed the following: R-2 --- 12.4 units per acre. - The proposed gross density is 7.58 units per acre, which is consistent with the standard, provided this site is rezoned to R-2 PUD. (c) Tract Size. The minimum size tract for a PUD is 2.0 acres. This PUD exceeds the minimum tract size. There are 3.56 acres of land in this 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 plan exceeds the requirements in this section for the number of parking spaces required per dwelling unit. The parking design must also meet the following standards: "(i) Parking areas shall be treated as an integral part of the development in scale, location, and character." - The parking on the site includes both attached two car garages and driveway parking in front of the garage. This type of parking is typical of other single family and two family developments in the community. The scale and character of the parking being provided is consistent with single family and two family developments. "(ii) Parking areas shall be so arranged to discourage through traffic." - No parking lots are proposed with this development, only private driveways and garages. "(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. - There are no parking lots to screen, since each home has an individual garage and private drive. Parking will be accommodated by attached two car garages and drive space in front of the garage. - A combination of understory trees are proposed to screen parked vehicles in adjacent driveways. 7 "(iv) Parking areas shall be so designed to allow for drainage of surface water without erosion, flooding, or other inconvenience." - A storm water management plan has been designed for the entire site. - This plan has been approved by the Public Works Department. (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 proposed development consists of split-foyer units that vary in height from one story to one and one-half stories plus ranch style units. That height is consistent with the height requirements in the R-2 district and with surrounding development. (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. - Although there is no common open space on this site, approximately 56% of each lot consists of open space (not including driveway or street right-of-way). Section 29.47.5.f. provides that common elements on the PUD be maintained. The proposed townhomes create a need for a party wall agreement. This agreement must define the responsibilities of each owner of the bi-attached single family units. Prior to the approval of the administrative plat, a party wall agreement must be provided to the City that defines these responsibilities. (g) Other Considerations. A number of major factors should undergo consideration as part of the design standards. Those include: (i) Natural drainage areas shall be retained as appropriate and, if necessary, improved. - The natural drainage way along the north edge of the property will need to be maintained. A 10' drainage easement will need to be provided along the entire north property line, and continue across the north line of Lot 14 in the First Addition, or follows the lot line between Lot 14 in the First Addition, and Lot 27 in the Second Addition. 8 (ii) Due consideration shall be given to preserving natural site amenities and minimizing the disturbance to the natural environment. - The site does not contain natural site amenities, with the exception of the drainage swale, which will be maintained to allow the natural movement of stormwater. (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. - The developer has not indicated any existing vegetation on the PUD Plan. (iv) If the development includes flood plain areas, they shall be preserved as permanent open space. - A land surveyor has determined that there is no flood plain on this site. (v) Due consideration shall be given to the natural topography and major grade changes shall be avoided. If the development includes hillsides and slopes, special consideration shall be given to geological conditions, erosion, and topsoil loss. If unfavorable development conditions exists, the City may restrict leaking, cuttings, filling or other substantial changes in the natural conditions of the affected area. - The developer has taken into consideration the natural topography of the site and has proposed minimal grading in an attempt to maintain the natural drainageway. STAFF COMMENTS: Numerous neighboring homeowners attended the Planning and Zoning Commission meeting to express complaints about the apartment development along Dickinson Street. These complaints are only indirectly related to this rezoning request. Staff believes that the density of this PUD, which involves the construction of 26 bi-attached single family homes and one duplex, is appropriate for an R-2 PUD development classified in the Land Use Policy Plan as Village/Suburban Residential. The PUD clearly does not meet all of the criteria for a PUD because it does not provide more effective recreational facilities or other public and common amenities. Even though all of the criteria for the PUD are not being met, staff believes this request should be approved. The proposed PUD is providing a housing ownership option that would not occur with conventional duplex development. The proposed PUD fulfills the goal of providing an alternative housing type while remaining compatible with the surrounding area. The following stipulations should be placed on the approval of this PUD: 9 1. That the approval of the PUD shall be contingent upon the concurrent approval of the rezoning of this property from R-2 (Low-Density Residential) to R-2 (PUD) and approval of the CDP. The approval shall not be effective until the rezoning is complete. 2. That a 10-foot wide drainage easement be provided along the entire north property line, and continue across the north line of Lot 14 in the First Addition, or follow the lot line between Lot 14 in the First Addition, and Lot 27 in the Second Addition. 3. That parking shall be limited to the north side of Twain Street only. 4. That the developer shall provide a 5-foot wide public utility easement for electric lines along both sides of Twain Street. 5. That a Party Wall Agreement be provided to the City as part of the approval of the Administrative Plat for this PUD. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission reviewed this request at their meeting of August 19, 1998 and recommended approval with the five (5) stipulations as listed in this Council Action Form. ALTERNATIVES: 1. The City Council can approve a rezoning from R-2 (Low Density Residential) to R-2 PUD and approve the Planned Unit Development (PUD) Plan for Dauntless Subdivision, Second Addition with the five (5) stipulations listed above. 2. The City Council can deny approval of the rezoning from R-2 (Low Density Residential) to R-2 PUD and the Planned Unit Development (PUD) Plan for Dauntless Subdivision, Second Addition. 3. The City Council can modify this request to approve the rezoning from R-2 (Low Density Residential) to R-2 PUD and the Planned Unit Development (PUD) Plan for Dauntless Subdivision, Second Addition. 4. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. 10 RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the rezoning from R-2 (Low Density Residential) to R-2 PUD and approve the Planned Unit Development (PUD) Plan for Dauntless Subdivision, Second Addition with the five (5) stipulations listed above. This action will allow the developer to proceed with the platting of this property. 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DATE: 98 DRAWNB27- n2� _ JJ�r' 235 ALEXANDER AVENUE REVISIONS:se '$ SECOND ADDITION, DAUNTLESS SUBDIVISION AMES,IA 50010 08-03-98 AMES, IA 50014 a B 9 w b m B d TEL:515.232.2128 FAX:515.232.6206 KE PLANT VARIETYNotes Foundation Plantings A Japanese Barberry 12 B Ornamental Grasses 0 C Potentilla 0 D S irea 18 E Wei ela 0 F Hosta 6 G Spreading Jew 12 L Serviceber 50 I I I D C G I I C D I I I � rD B � I F I I B �D L 0 MULCH 0 1" RIVER MULCH I I ROCK TYPICAL FOUNDATION PLANTING PLAN RECEIVED J U L 2 81998 CITY OF AMES,IOWA DEPT.OF PLANNING&HOUSING \ t . m L------, 'O 11 om I I I m D m 1 11 I I ZZ �� 0 i i i p�{❑�p� i i i WNVWIVV6 11 I Z \ 11 1 i 1 I II I III 1 '1 i L I I II 1 I / 1 11 II I ---- I / F — 1 -- I 1I I 1I� I I I LJI 1 II II I In I I II I II I III I r---- L III — I I Li 1II J I � Imn III I I 0 f iii Y i i I i m I h---- L---- m N L i — I II o 1 — N— ---- —. m — II---- � < III I m m o f i - -- I 1 II J 1 ' i i i s i -- jj i Z I Z v i i 1 Ii i I a I II I 1 I� I I FI I I J F , 1 11 I '1 I II I I 1 II I I 1 I II I I II I \\ 111 �II(�II C II 1 I III I I 11 j jl I Z (/) I I OD - 1 1 11 / 1 II I --- 1111- 11� 8 DRAWN BY:BOE D � NM �N1 235ALE DESIGN BUILD, INC. DATE: W W 235 ALEXANDER AVENUE REVISIONS: SPLIT ENTRY PATIO ELEVATIONS PATIO HOMES ON TWAIN M I 50010 z T d p®11 I�m d�(� TEL::51 5.232.2128 FAX:515.232.6206 C."'i'M Into J-NO"P"'I.w. K;\ALROCAD\NEWPATiO\Ri\A4(LEYS,DWO f T II ---- i F �.Z 'I I I m mii rlii mii miii r ii i D � �� 11 � < il i Dii Gill It 'I --1 i t I � Zi i; O ' I Z t1 , 1 I II 1 l I 111 f�l f I ' 11\ I I I � � �❑ F II I li I \ I II I 0 =1❑ ❑ 1 I I Il� ---- 1 , 11 I I t II L—J ! I II 1 1I' I / I II 11 I I11 � I II 11 I L 111 I I I I _I II I 1 - 1 I I m D f I r ' ---- � -i � i' � miii 1 Af i 11�---•_� ,fir 1 < i l i---- D Ill O III I r Z m , ,i J II a ii I � I li 1 I II \ I II O , ,I I, \ I I I I Z I I i II E1 1 II / 1 11 1 11 r 4 I II i 1 1 i Ili I - xI � i i i iii I - � D it , tli I V//Z� OD -- 1 1 i i i1 1 G — 1 ' I I -1' 11 o $ m DRAWN BY:BOE D RANCH PATIO ELEVATIONS JENSEN DESIGN BUILD, INC. DATE:07-27-98 235 ALEXANDER AVENUE REVISIONS: 8 .�• PATIO HOMES ON TWAIN �1 V U AMES, IA 50010 N ®a 8 fl�7 `�m B d TEL:515.232.2128 FAX:515.232.6206 CGpyApM IHO Jw�wn Dw,pn/�pq M.