HomeMy WebLinkAboutA003 - Council Action Form dated May 28, 2002 ITEM #
DATE 05/28/02
COUNCIL ACTION FORM
SUBJECT: PUBLIC HEARING ON A MAJOR SITE DEVELOPMENT PLAN AND
CONSIDERATION OF AN ORDINANCE TO APPROVE/DENY REZONING OF
APPROXIMATELY 14.86 ACRES FOR PROPERTY GENERALLY LOCATED
NORTHWEST OF THE INTERSECTION OF HYDE AVENUE AND HARRISON ROAD,
FROM "RM" (RESIDENTIAL MEDIUM DENSITY) TO "F-PRD" (PLANNED RESIDENCE
DISTRICT).
BACKGROUND:
The developers are requesting approval of a Major Site Development Plan and rezoning
from RM to F-PRD (Planned Residence Development) for the construction of 70
bi-attached single family units on individual lots. The subject property includes a total
gross acreage of approximately 13.23 acres, and is generally located northwest of the
intersection of Hyde Avenue and Harrison Road.
This is a revision of the Preliminary Plat for Bloomington Heights West Subdivision
approved by the City Council on May 8, 2001 , which included 134 lots for single-family
detached dwellings. The Developer is now proposing to subdivide the subject property into
88 lots for single-family detached dwellings, ranging in size from 7,416 to 26,047 square
feet, and 70 lots, for single-family attached units, ranging in size from 2,904 to 3,622
square feet. Only the lots with single-family attached units will be included in the Planned
Residential Development (PRD).
The proposed PRD will be developed in three phases, independently of the phased
development for the single-family detached homes in the remainder of Bloomington
Heights West Subdivision.
Existing Land Uses. The subject property includes agricultural land. The surrounding land
has been developed with a variety of residential land uses, including single-family detached
dwellings to the south and single-family attached dwellings to the east across Hyde
Avenue.
Land Use Policy Plan (LUPP). The Major Site Development Plan is consistent with the
Land Use Policy Plan Map designation of One- & Two-Family Medium Density Residential
for the single-family attached lots.
The proposed subdivision is located inside the boundaries for the New Lands-Existing
Residential development area. This development area classification is intended to
delineate areas where existing lower, medium, and higher density land uses already exist.
Development of the subject property as single-family detached and attached residential is
consistent with the intent of the LUPP.
Land Use Policy Plan Densit Ran e
LUPP Map LUPP Density Range Proposed Density
Designation (per gross acre (per gross acre
One- & Two-Family 4 to 6 units 5.29 units
Medium Density 70 units on 13.23 acres
Zoning. The subject property is zoned as RL (Residential Low Density). The developer
is requesting that the attached single-family portion of the proposed Bloomington Heights
West Subdivision be rezoned to F-PRD (Planned Residence District) floating zone.
The F-PRD (Planned Residence District) is intended to provide for development of a
variety of innovative housing types, including: attached and detached dwellings, zero lot
line detached housing, clustered housing development, residential condominiums and
innovative multiple family housing projects. In all instances, development that occurs in
areas zoned F-PRD (Planned Residence District) shall include integrated design, open
space, site amenities, and landscaping that exceeds the requirements that exist in
underlying base zone development standards. Property developed according to the
F-PRD (Planned Residence District) floating zone requirements shall create a development
pattern that is more aesthetic in design and sensitive to the natural features of the site and
to surrounding uses of land than would customarily result from the application of base zone
requirements.
Under F-PRD zoning, the developer is required to submit a Major Site Development Plan
for approval by the City Council as part of the approval of the rezoning. The revised
Preliminary Plat for Bloomington Heights West Subdivision is being processed concurrently
with the request for approval of a Major Site Development Plan and rezoning to F-PRD.
Zoning Ordinance Maximum Densit
Zoning Map Max. Allowed Density Proposed Density
Designation (per gross acre (per gross acre
RL 4.00 units 5.29 units/acre for
(Residential Low-Density) s.f. attached dwellings
70 units on 13.23 acres
As noted in the table above, the density proposed for 70 units of single-family attached
dwellings is 5.29 units per gross acre. This exceeds the maximum allowed zoning density
for RL of 4.00 dwelling units per gross acre, but meets the LUPP Map designation of One-
and Two-Family Medium Density Residential. If the subject property were to be developed
under the RL zoning at four (4) units per acre on 13.23 acres, a total of 53 dwelling units
would be allowed. This would be 17 fewer dwelling units than what is proposed with the
PRD zoning.
Therefore, to allow the proposed density of the single-family attached dwellings, it will be
necessary to rezone that portion of the proposed subdivision from RL (Residential Low
Density) to RM (Residential Medium Density), which allows a density range of four (4) to
fourteen (14) dwelling units per gross acre.
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The Commission will consider a separate action to initiate rezoning from RL (Residential
Low Density)to RM (Residential Medium Density) of the portion of the subdivision planned
for development as lots with single family bi-attached units. To allow the bi-attached units,
the F-PRD zoning designation must also be applied to the property, which is a separate
rezoning action by the City Council.
Utilities. The municipal utilities in the area are adequate, and can be extended to serve
the proposed development.
Electric. This site is inside the service area for the Ames Municipal Electric Utility.
The electric capacity necessary to serve the single-family residential homes
proposed for this development is in place.
Water Distribution. Eight-inch water mains are planned along all proposed private
streets in the PRD . All costs associated with these water main improvements are
the responsibility of the developer.
Sanitary Sewer. Eight-inch sanitary sewer mains are planned along all proposed
private streets in the PRD. All costs associated with the sanitary sewer
improvements are the responsibility of the developer.
Storm Sewer. Storm sewer easements and mains, as well as surface water
flowage easements are proposed to control the storm water runoff generated by the
proposed development.
Storm Water Quantity Management. The storm sewer system is designed to provide
capacity for a 5-year reoccurrence interval storm event. This capacity meets the design
requirements of the City. The rate of runoff from the development is not allowed to
increase above the pre-development level of runoff. This requirement is met through the
use of on-site detention areas.
Storm Water Quality Management. Several steps will be taken to insure that storm water
runoff does not impact Hallett's Quarry. Ultimately, the storm water will be treated in the
facility that will be constructed east of this area on City-owned land. On-site or sub-district
treatment of storm water is the preferred method for mitigation of the water quality impacts
to assure that the runoff that enters Hallett's Quarry lake is of good quality. In this
particular development, primary treatment of the storm water quality will occur on land in
the Bloomington Heights West Subdivision, as part of the Planned Residential
Development. Secondary treatment of the storm water will occur on City-owned land in
treatment facility SP-42, yet to be constructed.
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A memo from the consulting engineering firm of Bonestroo, Rosene, Anderlik and
Associates, Inc., the consultant hired by the City to review the water quality treatment plans
for the proposed subdivision, states the following:
• "Analysis of the Ames Quarry watershed model shows that the wet volume of treatment
facility SP-42, (on City land) would need to be enlarged by about 1.2 acre-feet to
provide the additional treatment necessary to compensate for the under-sized facility
proposed for the Bloomington Heights West development. This is equivalent to about
a 7.5% increase in the total wet volume provided by the "pond" portion of that treatment
system."
The developers would be required to pay for the cost of increasing the total wet volume
of the treatment facility. The estimated cost would be $12,892. A stipulation for
approval of the Final Plat for Bloomington Heights West Subdivision should be payment
of$12,892 to the City of Ames to pay for the cost of increasing the total wet volume of
treatment facility SP-42 to accommodate treatment of storm water from the
Bloomington Heights West Subdivision.
Erosion Control. A well-designed and executed erosion control plan for any development
that occurs in this area is essential to protect the Hallett's Quarry water resource.
Furthermore, erosion protection is important to preserve the on-site environmental
resources and the City's storm water management infrastructure. Therefore, any
development that shall occur in the subject area must meet the requirements as deemed
necessary by the City of Ames.
A Storm Water Pollution Prevention Plan has been submitted with the Preliminary Plat for
"Bloomington Heights West Subdivision", and has been approved by the Engineering
Division of the Public Works Department.
Streets and Vehicular Access. Internal private streets will be constructed in the PRD.
The private streets will be constructed at a width of 24 feet back-to-back of curb.
Maintenance of these private streets will be the responsibility of the homeowners
association.
Planned Residential Development (PRD) Development Principles. Property that is
developed according to the F-PRD requirements shall create a development pattern that
is more aesthetic in design and sensitive to the natural features of the site and to the
surrounding uses of land than would customarily result from the application of the base
zone requirements. Innovation and flexibility in design and development of property shall
create a more efficient and effective use of land. Property that is zoned F-PRD shall
adhere to the following development principles:
1. Provide for innovative and imaginative approaches to residential development
that would not occur as a result of the underlying zoning regulations.
• The developer indicates that the PRD designation provides a housing market
option for single people, single parents, and retirees.
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• Staff agrees that the PRD designation will enable the developers to provide a
housing option that is not possible under the RL base zoning. The single-family
attached housing is consistent with the Land Use Policy Plan Map designation
of One- and Two-Family Medium Density Residential.
2. Result in a more efficient, aesthetic, desirable and economic use of land and
other resources while maintaining density of use, as provided for in the Land
Use Policy Plan and the underlying zoning.
• Adequate water, sanitary sewer, and storm sewer facilities will be available to
serve the site. The extension of these facilities within the site have been
designed in an efficient manner to minimize main extensions. The water main
will be looped to provide convenient and efficient service.
• The underlying zoning (base zone) must be changed to accommodate the
proposed density of 5.29 dwelling units per acre. This density is consistent with
the Land Use Policy Plan Map designation of the site as One- and Two-Family
Medium Density Residential.
• The developer is proposing to establish a development that offers a more
efficient and economic use of land with a higher density than is allowed by the
current base zone. The higher density continues to provide the opportunity of
home ownership for each dwelling unit.
• The developer believes that the design of the single-family attached units will be
aesthetically pleasing, and will be very compatible with the size and design of
single-family detached dwellings that are planned south and west of the PRD in
the Bloomington Heights West Subdivision.
• Staff believes the single-family bi-attached units in the PRD will be compatible
with surrounding residential development and will provide a transition between
the single-family detached dwellings in Bloomington Heights West and the larger
8-unit buildings in Bloomington Court, located across Hyde Avenue to the east.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
• The townhomes are proposed as bi-attached units, located on lots that range in
size from 2,904 square feet to 2,950 square feet for units with attached two-car
garages, and bi-attached units located on lots that range in size from 3,485
square feet to 3,622 square feet for units with attached three-car garages.
Each dwelling unit will include two or three bedrooms, two baths, kitchen, great
room, breakfast area, and a full basement. Some of the units will be one-story
ranch style units, and others will be one and one-half story structures. The front
elevations are planned to include brick with siding above and a roofline broken
up with primary and secondary gable construction.
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Each unit in every bi-attached structure will be owned separately from the other.
The developer has an opportunity, with the type of residential units proposed,
to make these units more affordable for home ownership.
4. Provide for flexibility in the design, height, and placement of buildings that are
compatible with and integrate with existing developed neighborhoods and the
natural environment.
• The developer is attempting to integrate the proposed PRD with the existing
residential neighborhood to the east, and with the proposed single-family
detached dwellings to the south and west, so as to minimize any negative effect
there may be on other properties in the neighborhood. A 25-foot building
setback is proposed for the properties that abut Hyde Avenue and for those that
abut Harrison Road. A 20-foot building setback is proposed along the north
property line (the Ames corporate limits), and along the west line of the PRD,
next to the rear yards of lots proposed for single-family detached dwellings.
• Private streets will provide access to each of the townhomes in the PRD. These
streets and the townhome structures have been placed on the site so as to work
with the existing and proposed topography, and to provide proper storm water
management to manage the quantity and quality of storm water runoff in storm
water storage easements and drainage tile that direct the storm water to the
northeast corner of the site to drainage facilities that will carry the runoff to a
City-owned treatment facility at Hallett's Quarry.
5. Promote aesthetic building architecture, significant availability of open space,
well designed and landscaped off-street parking facilities that meet or exceed
the underlying zone development standards, more recreation facilities than
would result from conventional development, and pedestrian and vehicular
linkages within and adjacent to the property.
• Thirty-five (35) residential structures are proposed with two (2) units in each
structure for a total of 70 units in the PRD. The proposed building architecture
consists of one-story and one and one-half story structures, with two-car, or
three-car attached garages. Building materials will consist of brick and siding
on the front fagade and siding on the remainder, as is typically found on other
residential structures in the neighborhood.
• The developer is proposing that 57% of the site be reserved for open space.
Much of the open space will function as surface water flowage easements, or as
storm water storage easements, thereby limiting the use of such open space by
the residents of the proposed PRD.
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• Off-street parking standards for single-family detached, or attached dwellings
require a minimum of two (2) spaces for each residential unit. For 70 units, this
would require a minimum of 140 off-street parking spaces. The developer is
providing off-street parking spaces, as follows:
• (52) 2-stall garages: 104 parking spaces
(18) 3-stall garages: 54 parking spaces
Driveway pkg.: 158 parking spaces
Visitor pkg.: 15 parking spaces
Total No. of Parking Spaces: 331 parking spaces/70 units = 4.73 spaces/unit
• It is difficult to say that this PRD includes more recreation facilities than would
result from conventional development. Common open space has been provided
for recreation; however, its use for recreational activities is limited since it also
functions as areas for storm water surface flowage and for storm water storage.
• Sidewalks on both sides of each private street in the PRD and the bike path
along the north side of Harrison Road provide pedestrian linkages within and
outside the proposed development. The private streets in the PRD connect
Brickman Avenue and Harrison Road to the south and to Hyde Avenue to the
east.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
• The only natural features on the site are the existing topography, which is
characterized by the drainage pattern towards the northeast corner of the site.
This existing drainage pattern will be utilized to collect the storm water runoff
from the PRD and from the rest of Bloomington Heights West Subdivision for
primary quality treatment prior to releasing the storm water to the storm water
treatment facility on City-owned property at Hallett's Quarry.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development.
• The proposed development can be efficiently served by the existing and
proposed infrastructure. This development will have much the same impact on
existing infrastructure as a conventional development of single-family detached
dwellings.
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Planned Residential Development (PRD) Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each of those standards is listed
below:
1. Area Requirement. A minimum of two (2)acres shall be required for all areas
developed as F-PRD.
• The proposed development consists of 13.23 acres. Therefore, the area
requirement is met.
2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of that
area. Density transfer from one area of a PRD project to another area of the
same project with a lower base zone density is not permitted.
• The density of the development is 5.29 dwelling units per gross acre (70
units/13.23 acres).
• The Land Use Policy Plan (LUPP) identifies the site for One- and Two-Family
Medium-Density Residential development. One- and Two-Family
Medium-Density Residential is further defined in the Land Use Policy Plan
(LUPP) as suitable for all single-family and two-family residential uses that
involve a gross density of four dwelling units, but less than six dwelling units per
acre.
• The underlying zoning of the property is RL (Residential Low Density District).
Section 29.700(3)(a) of the Municipal Code states:
"In each Residential Base Zone, residential development must be in
accordance with the Residential Density standard established for that
zone. Residential Density is expressed in terms of the square feet of
lot area required per dwelling unit. Residential Density varies by
zone. The number of dwelling units that may be built on a given lot
is a function of 2 factors: the lot size and the Residential Density of
the Zone. The density of a development shall not exceed the density
limits hereby established for Residential Zones as follows:
(a) Low-Density Residential (RL) — no more than four (4) dwelling
units per gross acre."
• It is clearly evident that there is an inconsistency between the Land Use Policy
Plan (LUPP) designation (4 to 6 dwelling units per acre) and the underlying base
zone regulations (4 dwelling units per acre), with regards to density. Therefore
it is necessary to change the base zone of the subject property to allow the
density of 5.29 units per acre in the proposed PRD. The appropriate zoning
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district to accommodate the proposed density is RM (Residential Medium
Density). The RM zoning district has a density range of a minimum of four (4)
but no more than 14 dwelling units per acre. If the proposed PRD is approved
by the City Council, the density for the approved Major Site Development Plan
will be established at 5.29 dwelling units per acre. To achieve a higher density
would require approval of an amended PRD by the City Council.
3. Height Limitations. Structures proposed to be developed in areas zoned PRD
shall be compatible with the predominant height of the structures in adjacent
neighborhoods.
• The developer is proposing one and one and one-half story residential
structures. The majority of the surrounding neighborhood is comprised of
one-story, one and one-half, or two-story structures. Therefore, the height
proposed by the developer is consistent with the surrounding neighborhood.
4. Minimum Yard and Setback Requirements.
• There are no specified minimum yard and setback requirements in areas zoned
PRD, except that structures constructed adjacent to public right-of-way and
adjacent to the exterior boundary of an area zoned PRD shall comply with
setback standards of the underlying base zoning regulations, unless there are
physical features on the site that would justify a different setback than provided
for in the base zone. The proposed development complies with the minimum
yard and setback requirements.
5. Parking Requirements.
• Parking for uses permitted in areas zoned PRD shall comply with the parking
standards in Section 29.406 of the Zoning Ordinance.
• The Zoning Ordinance requires 140 parking spaces for the 70 single-family
bi-attached units. The Major Site Development Plan includes 158 garage stalls,
space for parking 158 vehicles in driveways, and 15 parking stalls for visitors
accessed from the proposed private streets in the PRD.
6. Open Space Design Requirements.
• Open space shall be designed as a significant and integrated feature of the
entire area to be developed as a PRD project. Features may include: larger
recreation areas for all residents of the PRD; mini-parks for selected residents;
pedestrian open space systems; and environmental features, drainage ways,
flood prone areas, and other areas of geologic, cultural, and historic significance.
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• Open space in the proposed PRD is concentrated in the central portion of the
development, in the northeast corner and along the fringes. As a feature of the
site, its primary function is to serve as a means of transporting storm water over
the ground surface and a means to store storm water for treatment prior to
releasing the water for drainage to Hallett's Quarry. Sidewalks along the private
streets and a bike path along the south perimeter are open space features that
provide linkages throughout the site and beyond.
7. Open Space Area Requirement.
• The area devoted to open space in a PRD project shall meet the landscape and
open space requirements as set forth in the base zone standards. These
standards are as follows:
• Residential Low Density: 40% open space;
• Residential Medium Density: 40% open space; and,
• Residential High Density: 35% open space.
• The proposed development provides 57% of the site in open space. Therefore,
the proposed development meets the minimum open space requirement.
8. Open Space Improvements and Amenities.
• Open Space and amenity features shall include such features as: pathway
systems; clubhouses and meeting room facilities; playground facilities;
swimming pool improvements; tennis courts; volleyball improvements; picnic
shelters; and other similar improvements.
• The developer indicates in the application that the open space area, sidewalks,
and the bike path are the amenities proposed for this development.
9. Maintenance of Open Space and Site Amenities.
• Open space and site amenities for areas developed as a PRD project shall be
in the ownership maintenance responsibilities of a Homeowner's Association.
• The developer has indicated that the units will be sold on individual lots.
Therefore, a Homeowner's Association must be created to maintain the open
space, private streets, and parking areas. Upon submittal of signed
Homeowner's Association documents, including provisions that address
covenants, conditions and restrictions, this standard will be met by the proposed
PRD.
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Planned Residential Development (PRD) Supporting Information for Rezoning. As
part of the process of rezoning property to F-PRD, the City Council must make the
following findings:
1. The designation is consistent with the Land Use Policy Plan (LUPP).
• As described in this report, the proposed PRD development is consistent with
the density requirement of the Land Use Policy Plan (LUPP).
• The following goals and policies found in the Land Use Policy Plan (LUPP) apply
to the proposed development:
Goal No. 1: "...plan for and manage growth within the context of the
community's capacity and preferences....." (LUPP, p.23).
• The proposed development falls into the New Lands-Existing area and is
planned for residential intensification. Staff believes that the applicant's
bi-attached single-family development follows the intent of this LUPP goal.
Bi-attached townhouses in the subject area will provide orderly and efficient
growth for the City of Ames.
Goal No. 2: "....assure the adequate provision and availability of
developable land ...[and] guide the character, location and compatibility of
growth with the area's natural resources...." (LUPP, p.24).
• The applicant's development proposal will have an impact on an important
natural resource, Hallett's Quarry Lake. Development in this area will require
quality and quantity measures for storm water run-off. Staff believes that
residential development in this area is consistent with this goal if proper
storm water mitigation measures are put into place to manage the quantity
and quality of storm water runoff from the proposed development. Staff
believes the bi-attached single-family residential development can occur in
this area in a manner that balances the development interests with the
environmental concerns.
Goal No. 3: [Create] "an `environmentally friendly' community....[and] be
compatible with its ecological systems in creating an environmentally
sustainable community." (LUPP, p.25).
• By locating higher density residential development near the intersection of
two major roadways (Hyde Avenue and Harrison Road), automobile trips
through less dense residential areas are reduced and minimized.
Furthermore, it provides for density where the Land Use Plan suggests it
should occur, along streets that are designed for higher traffic capacity.
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• The developer's proposal to construct bi-attached single-family residential
homes in the subject area is consistent with this LUPP goal. The One- and
Two-Family Residential Medium Density land use designation provides for
a greater density along streets designed to handle increased traffic
capacities, but also limits the negative affects of high density in the protected
watershed of Hallett's Quarry Lake. Furthermore, it provides protection
against incompatibilities with the surrounding and proposed single-family
detached residential land uses.
• The One-and Two-Family Residential Medium Density land use designation
provides for residential use as proposed by the developer, increased
residential densities in an efficient and orderly manner, and provides the
necessary residential in-fill to meet the residential growth goals outlined in
the LUPP.
Goal No. 4: "....creating a greater sense of place and connectivity,
physically and psychologically...." (LUPP, p.26)
• Bi-attached residential land uses in the subject area could provide for a
greater choice of housing and a more integrated subdivision, as
compared to the existing homogenous single-family concept represented
on the previous Preliminary Plat for Bloomington Heights West
Subdivision. The mix of single-family detached and single-family attached
residential uses in the subject area could allow for a wider mix of
integrated residential uses.
Goal No. 5: "....establish a cost effective and efficient growth pattern
for development in new areas and in a limited number of existing areas
for intensification." (LUPP, p. 27).
• This development proposal supports the concept of efficient growth by
developing housing in an area that is adequately served by municipal
infrastructure.
Goal No. 6: "....increase the supply of housing and provide a wider
range of housing choices" (LUPP, p. 28).
• The applicant is proposing 70 bi-attached single-family residential
structures. Given a 30-year time horizon, the City experiences a
residential growth trend of approximately 290 dwelling units per year.
Approximately one-half of these units are attributed to single-family and
two-family; the other half by multi-family developments. Residential
housing in this area would increase the supply of housing and provide for
a wider range of housing choices. Seventy (70) housing units would
accommodate 48% of the City's absorption need in one year's time
period for one and two family units.
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2. The development complies with the requirements of Section 29.1203, F-PRD
Planned Residence District.
• Staff believes that this development proposal meets all of the requirements of
Section 29.1203.
3. The existing infrastructure system to be utilized by the land proposed to be
zoned F-PRD has the capacity to support the development contemplated.
• The proposed development can be efficiently served by the existing and proposed
infrastructure. This development will most likely not have any different impact on
infrastructure than a project that would result from conventional development.
Therefore, staff believes that the proposal meets this standard.
4. The designation and contemplated development of the land proposed to be zoned
F-PRD has been selected by the property owner as an alternative to the F-VR or
F-S zoning designation.
• The developer has selected the F-PRD (Planned Residence District) instead of the
F-VR (Village Residential District) because the F-VR (Village Residential District)
requires a minimum of 40 acres of land area. The developer has selected the
F-PRD (Planned Residence District) instead of the F-S (Suburban Residential
District) because the F-S (Suburban Residential District) requires a minimum
density of 10 dwelling units per acre for multifamily structures.
Stipulations. Staff recommends that the following stipulations be placed on the approval
of the proposed PRD (Planned Residence Development) for Bloomington Heights West
Subdivision:
1 . That the City Council approve an Ordinance to establish a PRD overlay for the
subject property on the Official Zoning Map of the City of Ames, Iowa.
2. That the City Council shall concurrently approve an Ordinance to change the base
zoning of the subject property from RL (Residential Low Density) to RM (Residential
Medium Density).
3. That the City Council shall concurrently approve a Major Site Development Plan for
the subject property.
4. That the City Council shall concurrently approve a Preliminary Plat for Bloomington
Heights West Subdivision that is consistent with the approved zoning and with the
approved Major Site Development Plan.
5. Maintenance of the private streets in the PRD will be the responsibility of the
Homeowner Association.
6. That an all weather road is required to provide access for emergency vehicles and
construction equipment before construction begins above ground.
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RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of May 15, 2002
and approval was recommended with the stipulations outlined in this report.
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan and rezoning of
approximately 14.86 acres of property generally located northwest of the
intersection of Hyde Avenue and Harrison Road, from RM (Residential Medium
Density) to F-PRD (Planned Residence District), subject to the stipulations outlined
in this report.
2. The City Council can deny the Major Site Development Plan and deny the rezoning
of approximately 14.86 acres of property generally located northwest of the
intersection of Hyde Avenue and Harrison Road, from RM (Residential Medium
Density) to F-PRD (Planned Residence District), subject to the stipulations outlined
in this report.
3. The City Council can modify this request to approve the Major Site Development
Plan and rezoning of approximately 14.86 acres of property generally located
northwest of the intersection of Hyde Avenue and Harrison Road, from RM
(Residential Medium Density) to F-PRD (Planned Residence District).
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is a recommendation that
the City Council approve the Major Site Development Plan and rezoning of approximately
14.86 acres of property generally located northwest of the intersection of Hyde Avenue and
Harrison Road, from RM (Residential Medium Density) to F-PRD (Planned Residence
District), subject to the stipulations outlined in this report.
Attachments
s:\Council Action Forms\Planned Residential Districts\Bloomington Heights West PRD-05-28-02
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