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HomeMy WebLinkAboutA004 - Council Action Form dated July 13, 2004 ITEM # Q o�7A- DATE 07/13/04 COUNCIL ACTION FORM SUBJECT: MAJOR SITE DEVELOPMENT PLAN AND REZONING OF APPROXIMATELY 13.00 ACRES GENERALLY LOCATED AT THE NORTHEAST CORNER OF SOUTH 16T" STREET AND THE FUTURE EXTENSION OF GRAND AVENUE, 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" (Residential Medium Density) to "F-PRD" (Planned Residence District)to allow the construction of 62 single-family attached townhouse units in 31 two-unit structures (see attached Major Site Plan/Preliminary Plat Drawing). The subject property includes a total gross acreage of approximately 13.00 acres and is generally located at the northeast corner of South 16th Street and the future extension of Grand Avenue. Vehicular access to the townhouse lots will be provided via private streets—Golden Aspen Drive and Aspen Ridge Road. Golden Aspen Drive will be extended northward from South 16th Street into the site and will intersect with Aspen Ridge Road, which will extend east/west across the northern end of the site. Aspen Ridge Road will connect with the access drive to the Coldwater Links Golf Course in the northwest corner of the subject site. Concurrent with this request, the developers are also seeking approval of a Preliminary Plat that includes this subject area. The Preliminary Plat cannot be approved unless this Major Site Development Plan is approved and the property is rezoned. The information regarding existing land use, Land Use Policy Plan (LUPP), and Zoning included in the Preliminary Plat report is identical for this case. Therefore, this information is not being repeated here. Planned Residential Development (PRD) 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 forinnovative and imaginative approaches to residential development that would not occur as a result of the underlying zoning regulations. • In the application, the developer indicates that, "the design of the proposed development is intended to create a greater sense of place than that which would be accomplished through standard development. Bringing together prairie style architecture with the natural development creating a unique environment." • Staff agrees that the PRD designation will enable the developer, through the use of private streets and reduced setbacks, to better utilize the subject site for residential development than what is possible under the base zoning. The single-family attached housing is consistent with the Land Use Policy Plan Map designation of Residential Medium Density land uses. 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 required and proposed densities for this development are summarized in the table below: LUPP RM Zoning District Proposed Between 7.26 and 22.31 Between 4 and 14 9.73 dwelling 4.76 dwelling dwelling dwelling units/gross units/net acre units/gross acre units/net acre acre Currently the Land Use Policy Plan identifies the required density for Residential Medium Density land uses as between 7.26 and 22.31 dwelling units per net acre. The "RM" base zone requires density to be between 4 and 14 dwelling unit per gross acre. This is an inconsistency between the LUPP and the Zoning Ordinance, which staff is in the process of rectifying. Nevertheless,the proposed PRD meets both the net density requirements of the LUPP and the gross density requirements of the "RM" base zone. 2 • In addition to maintaining the density requirements of the LUPP and the base zone, the proposed PRD illustrates retaining nearly 50% of the site in open space. The plan illustrates four water features (ponds) and extensive landscaping and screening from the surrounding uses. The single-family attached units proposed by the developer allow for a greater provision of open space than a multifamily apartment complex with the same number of units and required parking that would typically be constructed under the "RM"(Residential Medium Density) Zoning District standards. • 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. • In the application the developer indicates that, "Efficiency in home ownership will come through shared services, i.e. garbage, and all structures will be designed to meet or exceed current requirements for energy efficiency, resulting in lower home operating costs." • The building elevations and floor plans submitted with this request illustrate large (in excess of 3,000 square feet) units. The structures illustrated in the drawings are stone, stucco, and wood prairie style buildings. The developer has indicated in previous meetings that they anticipate marketing these units for$250,000 and up. While staff believes that this does not represent affordable home ownership, staff believes that the proposed housing product is a housing type that is under-represented in the Ames housing market. 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 this development, through the use of similar architecture, building materials, and landscaping, with the Coldwater Links Golf Course located directly to the north and the Aspen Business Park to the south of the subject site. Staff believes that the proposed structures and landscaping are compatible with and integrate with the existing developments and natural environment. 3 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. • In the application the developer states that, "All of the buildings will include both covered and open off-street parking. Open space with ponds and landscape berms create a link with the adjoining golf course that provides recreation needs of the residents. Walking paths, outdoor meeting areas, and the landscaping will be of a high quality." • As mentioned earlier, the developer is attempting to develop this residential project with similar building style, materials, and landscaping elements as the Coldwater Links Golf Course located directly adjacent to the north. The developer is proposing that nearly 51% percent of the site be reserved for open space. In addition, walking paths will be provided along one side of Aspen Ridge Road and Golden Aspen Drive. The walking paths will provide pedestrian connections for the future residents to the bicycle path along the north side of South 16th Street and to the golf course. • Off-street parking standards for single-family attached dwellings require a minimum of two (2) spaces for each residential unit. For 62 units, this would require a minimum of 124 off-street parking spaces. The developer is providing off-street parking spaces for the townhouse units, as follows: ► (62) 2-stall garages 124 parking spaces ► Additional driveway parking 124 parking spaces Total Parking Spaces Provided: 248 parking spaces/62 units = 4 parking spaces/unit. • Vehicular connections to South 16th Street and Grand Avenue were restricted with the initial subdivision of the subject site. The private streets provide two vehicular connections, one to South 16th Street and one to Grand Avenue on the west. These are the two access points previously identified for the subject site. The proposed sidewalks within the development and the bike path adjacent to the development (on the south side of South 16th Street) provide pedestrian linkages within and outside the proposed development. 4 6. Provide for the preservation of identified natural, geologic, historic and cultural resources, drainage ways, flood plains, water bodies, and other unique site features through the careful placement of buildings and site improvements. • The site has been used for many years as cropland. There are no identified natural, geologic, historic and cultural resources, drainage ways, flood plains, water bodies, or other unique site features on the site to be preserved. The developer is proposing to develop features such as the four ponds and extensive landscaping in an attempt to establish identifiable natural features. 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. 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 13.00 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. • See response to Planned Residence Development Principal #2 on pages 2 and 3 of this report. 5 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, residential structures with walkout lower levels. The majority of the surrounding neighborhood is comprised of one-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, with the exception of units 415/417, 425/427, 431/433, 503/505, and 509/511, which do not meet the required 25-foot setback from the northern boundary line of the area included in the PRD. These units appear to be set back approximately 12— 15 feet from the northern boundary line. The developer is requesting that the City Council grant a waiver to this setback provision. • Staff is supportive of the developer's request to allow the five structures in the northeast corner of the site to have setbacks less than the required 25 feet from the northern boundary line. The Ordinance provision states, "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 purpose of this provision is to ensure that the structures within the PRD are set back the appropriate distance from public right-of-way and adjoining developments. Staff believes that there are clearly physical features on the site that justify a reduced setback for these structures. As can be seen on the grading plan, the land north of the structures falls away rapidly to the golf course. The area just north of the proposed single-family attached structures is part of the golf course and located within the floodway. No structures can be built within the floodway. Therefore, staff believes that there are physical features on the site that justify a different setback and the need for the full 25- foot setback is not warranted. 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. • See response to Planned Residence Development Principal#5 on page 4 of this report. 6 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. • The developer is providing on-site four water features (ponds), extensive landscaping, and a pedestrian pathway connecting the site to the bicycle path on South 16th Street and the golf course clubhouse. Residents will have access to the golf course facilities including the clubhouse and pavilion. 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 approximately 51% 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. • As the site is only 13.00 acres, there is not much room on the site to provide the open space improvements and amenities listed above. The developer is relying on the existing golf course to the north, which was developed by the applicant to be the focal amenity feature for the proposed development. The developer is providing a pedestrian pathway, which connects the site to the golf course clubhouse, as well as the bicycle path on South 16th Street. 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 homeowner's association documents, including provisions that address covenants, conditions and restrictions; therefore, this standard is met by the proposed PRD. 7 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 policies 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 subject area is only 13.00 acres. • 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 restrict the amount of townhouse units that could be constructed on the site. 8 Stipulations. Staff recommends that the following stipulations be placed on the approval of the proposed PRD (Planned Residence Development) for Aspen Ridge Subdivision: 1. That the City Council shall concurrently approve a Preliminary Plat for Aspen Ridge Subdivision that is consistent with the approved zoning and with the LUPP. 2. Maintenance of the private streets in the PRD will be the responsibility of the homeowners association. 3. That an all weather road is required to provide access for emergency vehicles and construction equipment before construction begins above ground. 4. That the City Council grant a waiver from the required 25-foot setback from the northern boundary line for units 415/417, 425/427, 431/433, 503/505, and 509/511, as illustrated on the Major Site Development Plan. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: With a vote of 4-0, the Planning and Zoning Commission reviewed the proposal at its meeting of June 2, 2004 and recommended approval of the Major Site Development Plan and rezoning request with the stipulations listed above. ALTERNATIVES: 1. The City Council can approve the Major Site Development Plan and rezoning of Aspen Ridge Subdivision, 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 rezoning of Aspen Ridge Subdivision, from "RM" (Residential Medium Density) to "F-PRD" (Planned Residence District). 3. The City Council can approve the Major Site Development Plan and rezoning of Aspen Ridge Subdivision, from "RM" (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. 9 CITY MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative#1 be adopted, approving the Major Site Development Plan and rezoning approximately 13.00 acres of property generally located at the northeast corner of South 16th Street and the future extension of Grand Avenue, from "RM" (Residential Medium Density) to T-PRD" (Planned Residence District), subject to the stipulations outlined in this report. COUNCIL ACTION: Attachments 10 See attachments that accompany the Preliminary Plat report.