HomeMy WebLinkAboutA002 - Council Action Form dated October 8, 2002 ITEM # a3g ` &
DATE 10/08/02
COUNCIL ACTION FORM
SUBJECT: RESOLUTION APPROVING A MAJOR SITE DEVELOPMENT PLAN AND
CONSIDERATION OF AN ORDINANCE TO APPROVE/DENY REZONING OF
APPROXIMATELY 3.88 ACRES FOR PROPERTY GENERALLY LOCATED AT THE
NORTHEAST CORNER OF CHILTON AVENUE AND BLOOMINGTON ROAD, FROM
"FS-RL" (SUBURBAN RESIDENTIAL LOW DENSITY) AND "FS-RM" (SUBURBAN
RESIDENTIAL MEDIUM DENSITY) TO "F-PRD" (PLANNED RESIDENCE DISTRICT).
BACKGROUND:
The developers are requesting approval of a Major Site Development Plan and rezoning
from "FS-RL" (Suburban Residential Low Density) and "FS-RM" (Suburban Residential
Medium Density) to "F-PRD" (Planned Residence District) to allow the construction of 24
single-family attached townhouse units on individual lots and one existing eight-unit
apartment building. The subject property includes a total gross acreage of approximately
3.88 acres, and is generally located at the northeast corner of Chilton Avenue and
Bloomington Road.
The proposed Master Plan contemplates 20 back-to-back single-family attached
townhouse lots (Lots 1 to 20), four single-family attached townhouse lots (Lots 21 to 24),
and one lot for the existing eight-unit apartment building (Lot 25).
Vehicular access to the townhouse lots, as well as to the existing apartment building, will
be provided via private streets. Burnham Place and Farnham Drive will be east/west streets
extending eastward from Chilton Avenue to the eastern boundary of the 3.88-acre site.
Aston Avenue and an extension of Farnham Drive will be north/south streets connecting
Burnham Place on the north with Farnham Drive on the south. The existing driveway from
the eight-unit apartment building to Bloomington Road will be closed upon completion of
Farnham Drive.
Existing Land Use. The 3.88-acre subject property is currently undeveloped with the
exception of the existing eight-unit apartment. The Northridge Subdivision, a low density
residential development, and the Taylor Farm are located to the south of the subject
property. The area directly north and east of the subject site is proposed for apartment and
townhouse development as part of the Northridge Heights Subdivision. The area directly to
the west of the subject site is proposed for single-family attached and detached
development.
Land Use Policy Plan (LUPP). On March 28, 2000, the City Council approved an
amendment to the Land Use Policy Plan (LUPP) that designated this property with a
unique area classification titled "Near Term Land". The intended use for an area
designated "Near Term Land"would be either village residential or suburban residential. In
this case, the developers have chosen to develop this site as a suburban residential
development with a combination of low density residential and medium density residential.
The proposed Master Plan is consistent with the LUPP designation.
Zoning. The subject property is zoned as"FS-RL" (Suburban Residential Low Density) and
"FS-RM" (Suburban Residential Medium Density). The developer is requesting that the
subject area 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 and Master Plan for Northridge Heights Subdivision are being processed
concurrently with the request for approval of a Major Site Development Plan and rezoning
to F-PRD.
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 product
not currently available in this market.
• Staff agrees that the PRD designation will enable the developers to provide a
housing option that is not possible under the "FS-RL" base zoning. The
single-family attached housing is consistent with the Land Use Policy Plan Map
designation of Village/Suburban Residential Uses.
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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.
• The proposed PRD will provide four (4) more units than what was originally
intended for this 3.88-acre parcel. However, the proposed plan also provides for
more useable open space areas with the inclusion of the two gazebo areas and
walkways.
• Therefore, staff believes that the proposed PRD represents a more efficient,
aesthetic, desirable and economic use of the land while maintaining the density
provided for in the LUPP and the underlying zoning.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
• The townhomes are proposed as one-story and one and one-half story units,
located on lots that range in size from 2,268 square feet to 8,198 square feet. All
units will have attached two-car garages. The developer has an opportunity, with
the back-to-back design of these townhouse units, 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
eight-unit apartment building and the surrounding proposed townhouse uses.
The proposed one-story and one and one-half story units will integrate well with
the existing and proposed land uses.
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.
• The proposed building architecture consists of one-story and one and one-half
story structures, with two-car attached garages. Building materials will consist of
brick, stone 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 43.2 percent of the site be reserved for open
space. Much of the open space will be provided in two areas with gazebos and
a walking path that will connect Lot 460 to the east with Chilton Avenue.
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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 24 units, this
would require a minimum of 48 off-street parking spaces. The developer is
providing off-street parking spaces for the townhouse units, as follows:
► (24) 2-stall garages 48 parking spaces
► Visitor parking 15 parking spaces
Total Townhome Parking Spaces: 63 parking spaces/24 units = 2.63
spaces/unit.
The required number of parking spaces for the existing apartment building is 16
spaces. The developer is providing off-street parking spaces for the apartments,
as follows:
► 8- garage spaces 8 parking spaces
► 9 — surface parking spaces (one handicap) 15 parking spaces
Total Apartment Parking Spaces Provided: 17 parking spaces.
• The proposed PRD, while it provides four (4) additional dwelling units than the
previous Plan, also provides more useable open space with the two gazebo
areas. Therefore, it appears to provide more recreational area than conventional
development would on this site.
• The site is small, 3.88 acres, and contains only 24 townhouse units and eight(8)
apartment units. Therefore, there is less need to provide for vehicular linkages to
the proposed apartment development to the east or to the townhouse
development to the north. The private street provides two vehicular connections
to Chilton Avenue on the east. The proposed sidewalks and bike path within and
adjacent to the PRD provide pedestrian linkages within and outside the
proposed development.
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 site is very flat, and the majority of the site, with the exception of the existing
eight-unit apartment building, had been used for many years as cropland. There
are no identified natural, geologic, historic and cultural resources, drainage
ways, floodplains, water bodies, or other unique site features on the site to be
preserved. The developers had done a good job of designing around and
integrating in the existing eight-unit apartment building.
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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 of the same impact
on existing infrastructure as a conventional development of single-family
detached dwellings.
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 3.88 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 required and proposed densities are as follows:
Zon ng Ordinance Maximum Density
Zoning Map Minimum Required Proposed Density
Designation Density (per net acre (per net acre
FS-RL 3.75 du/acre 14.20 du/acre
20 units on 1.41 acres
FS-RM 10.00 du/acre 10.80 du/acre
12 units on 1.11 acres
Total 12.7 du/acre
32 units on 2.52 acres
• As can be seen in the above table, the proposed densities meet the required
minimum density in the underlying zoning districts.
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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-story and one and one-half story residential
structures. The majority of the surrounding neighborhood is comprised, orwill be
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 48 parking spaces for the 24 townhouse units
and 16 parking spaces for the eight-unit apartment building. The Major Site
Development Plan provides 63 parking spaces for the townhouse units and 17
parking spaces for the apartment building.
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.
• Open space in the proposed PRD is an integral feature of the development by
providing a pedestrian pathway extending from Lot 460 (proposed apartment lot
to the east of the subject site) to Chilton Avenue and inclusion of two gazebo
areas for residents to gather and utilize.
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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 43.2% 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 development meets this requirement by providing open space areas, the
two gazebos, sidewalks, and the bike path, which are amenities forthe residents
of this entire 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 homeowners association must be created to maintain the open
space, private streets, and parking areas. The developer has submitted
homeowners association documents, including provisions that address
covenants, conditions and restrictions, therefore, this standard is 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).
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 minimum rear
and side yard setbacks, which would prohibit construction of the proposed
back-to-back townhouses.
Stipulations. Staff recommends that the following stipulations be placed on the approval
of the proposed PRD (Planned Residence Development) for Northridge Heights
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 a Major Site Development Plan for
the subject property.
3. That the City Council shall concurrently approve a Preliminary Plat and Master Plan
for Northridge Heights Subdivision that is consistent with the approved zoning and
with the LUPP.
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4. Maintenance of the private streets in the PRD will be the responsibility of the
homeowners association.
5. That an all weather road is required to provide access for emergency vehicles and
construction equipment before construction begins above ground.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this Major Site Development Plan and
rezoning request at their meeting of September 18, 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 3.88 acres of property generally located at the northeast corner of
Chilton Avenue and Bloomington Road, from "FS-RL" (Suburban Residential Low
Density) and "FS-RM" (Suburban 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 rezoning of
approximately 3.88 acres of property generally located at the northeast corner of
Chilton Avenue and Bloomington Road, from "FS-RL" (Suburban Residential Low
Density) and "FS-RM" (Suburban Residential Medium Density)to"F-PRD" (Planned
Residence District), subject to the stipulations outlined in this report.
3. The City Council can approve the Major Site Development Plan and rezoning of
approximately 3.88 acres of property generally located at the northeast corner of
Chilton Avenue and Bloomington Road, from "FS-RL" (Suburban Residential Low
Density) and "FS-RM" (Suburban Residential Medium Density)to"F-PRD" (Planned
Residence District) with modifications.
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
3.88 acres of property generally located at the northeast corner of Chilton Avenue and
Bloomington Road, from "FS-RL" (Suburban Residential Low Density) and "FS-RM"
(Suburban 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\Northridge Heights 5ch Addition PRD 10-08-02.doc
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