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HomeMy WebLinkAboutA001 - Commission Action Form, June 4, 2014 r ITEM # 11 DATE: 6-04-14 COMMISSION ACTION FORM SUBJECT: ZONING TEXT AMENDMENT FLOATING SUBURBAN RESIDENTIAL ZONING DISTRICT BACKGROUND: City Council recently requested that staff review the maximum density standards of development within the Floating Suburban Residential (FS) zoning district with both the Residential Low and Residential Medium development standards. Through the recent review of FS-RL and FS-RM zoning requests, it became apparent that the FS zoning districts were different from the existing RL and RM zones in that there is no stated maximum development intensity. The FS zoning district instead has a maximum density inferred from the minimum lot size requirements rather than a stated range. (See Attachment A Zoning District Comparison) Both FS-RL and FS-RM have a stated minimum density requirement of 3.75 units per net acre and 10 units per acre, respectively. Attached single-family homes are subject to subdivision review for the individual lots and are also subject to minor site plan review by staff. Our review identified that the allowances for 12 units of attached single-family together with the minimum lot area standards have the potential for townhome and rowhouse type developments exceeding 20 units per acre in both FS-RL and FS-RM. City Council then directed staff on April 22, 2014 to initiate a potential text amendment addressing development standards and maximum density within the FS zoning district for both FS-RL and FS-RM. A range of options are available to Planning and Zoning Commission to consider for articulating a maximum density limit and potentially allowing for flexibility in design of attached single-family homes. We have identified three main topics to discuss for design issues, in addition to text cleanup and clarifications. 1. Stated maximum density range 2. Limitation on the number of units per building 3. Layout and access for garage design 4. Clarify zoning amendment references and intent of net density A strikeout and underline version of draft amendments is included as Attachment C. Density Range The traditional RL and RM base zones have exclusive density ranges that do not overlap. This makes a distinct differentiation in both density and unit types. The FS zoning has an overlap of use for attached single-family housing on individual lots, as well as overlap of the density of development. See Sec 29 1202(4) of the Zoning Code for description of uses and development standards. I Staff recommends a stated density range of a minimum of 3.75 units per net acre to a maximum of 10 units per net acre for FS-RL and a range of 10 units per net acre to 22.31 units per net acre for FS-RM. This range allows for greater density in FS-RL than the comparable RL base zone maximum of 7.26 units per acre, but matches the maximum density of RM. Staff supports this range to ensure there is no "gap" in development range between FS-RL and FS-RM and to promote flexibility and efficiency in development that is the LUPP goal for development within new lands. Staff reviewed the development density of recent FS-RL and FS-RM projects and found this proposed range does not create conflicts with recent patterns, FS-RL development has typically been around 4 units per acre, even when including some attached single- family as is the case in Northridge Heights. FS-RM developments with apartment buildings have also been at the low end of the range at 11-14 units per acre. No exclusive attached single-family developments have previously been developed within either FS-RL or FS-RM Units per Buildinq One reason for the high range of maximum density in the current standards is the provision to allow up to 12 attached units together. The most common practice has been to develop front fagade garage access units in clusters of 2-5 units. This begins to be the practical limit for front access units as the number of curb cuts for driveways impacts the streetscape. We did find examples of 11 units together with Somerset as walk-up rowhomes that have garages in the rear. However, this is within Village zoning rather than FS zoning. See attachment B for examples of both configurations. Staff recommends allowing only up to 5 single-family attached together if they are front facade garage accessed. However, staff believes that retaining the 12 unit building is appropriate when designed for rear garage access and trying to create a more pedestrian oriented streetscape aesthetic. By limiting attached single-family to no more than 5 together reduces potential maximum density to approximately 16 units per acre in FS-RL. It does not go as far as the stated density range described above. Preserving the 12-unit building option does provide for some flexibility in design, but requires an alternative design approach for rear access only. It does not directly limit density. We would maintain some discretion on density at the rezoning with master plan state and at the preliminary plat stage for determining alley access and suitability of any large 12 unit grouping of lots for compatibility with its surroundings. Layout and Access To address issues specific to home layout and garage access there are additional potentially worthy text amendments to setback requirements. While not critical to density limits, they are supportive of housing development flexibility. We recommend maintain the standard 25-foot setback for front garage access, but allow the front of the home to be setback 20 feet. For rear loaded garages we recommend a front setback of 10 feet rather than 25 feet. Rear garages would follow alley setback requirements of the Code of either 8 feet or 20 feet from an alley to reduced potential parked car conflicts. Staff believes these corresponding changes to setbacks help provide some flexibility back to a developer in response to the limitations on density and promote positive influences on a streetscape and home design. Cleanup FS zoning "Establishment" sections have incorrect references to the rezoning map amendment process section of the Code. We propose to clarify this reference and redirect it specifically to the section of map amendments that are initiated by property owners, this would distinguish it from Council initiated actions. We also look to remove an inconsistency of 4-story setback standards when 4-story buildings are not allowed in FS-RL. To address the intent of net density in 29.1202(6) adding a qualifier to list of eligible deductions would help clarify the practice of choosing from the list without it being a mandatory reduction. FS-RM minimum density requirement in this section is also missing the clear use of the term net acre and should be revised. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the amendments for a stated density range; limitation on units per building; changes to setbacks; clarifications to Establishment Sections' references to rezoning and map amendment process by property owner petition; and cleanup of net density terminology. 2. The Planning and Zoning Commission can recommend that the City Council approve the amendment listed above with modifications. 3. The Planning and Zoning Commission can recommend that the City Council not adopt the proposed text amendments. 4. The Planning and Zoning Commission can refer this issue back to staff for further information at its next meeting in June. RECOMMENDED ACTION: Staff believes that the proposed amendments reasonably reflect the direction specified in Council's referral of to look at standards for maximum density in the FS-RL and FS- RM. The stated maximum density range is the most direct means of establishing a clear limit on development. The other amendments provide more clarity on the intent of the character of development while to a lesser degree address density limits. Code 3 cleanup is also needed for mistaken cross references to the rezoning map amendment process in the Establishment Sections. Staff therefore recommends that the Commission act in accordance with Alternative 1, which is to recommend that the City Council approve the above described text amendments. 4 Attachment A ciry or Ames* Csf'w Amp& Qualm AvPOW rv#pse I SW'_ TO: Honorable Mayor and City Council FROM: Kelly Dickinan n. Planning and Housing Director DATE: April 11. 2014 SUBJECT: Residential Maximum Density Comparison At the April S`,C it), Council nleetin¢. Cottncil referred a request for information comparing the inaNirinunt densiry-standards for residential zoning districts. The City of Allies has a total of►lithe zoluug districts that are primarily for either existing or neiv residential development. The traditional Residential Base zones of Article 7 of the Zoning Code defute expected rninilnnilnl and maxinntuu range of density for development through a stated range of the ulunber of touts per net acre. The following table stilumarizes density standards. Residential Base Zone Sumanat-v Zoning District Minimum Densiri �Iaitimtim HensityLow-Density Residential(RL) None 7.26 tulits neUrban Core Residential None 7.26 touts per ne Medium Density(UCF—M) Residential Meduun Density(RM) 7.26 twits per net acre 22.31 units per net acre Residential Hitch Density(RH) 11.'irllits er net acre 38.56 units net acre The density ranee is function of Miltinnum lot area icquired for each unit developed within the bast zone and the size of the site. For exattiple. the RL inaxinnurt density of 7.26 units per acre is equal to di,.idi►tq an acre (1 acre = 43.560 sq. ft.) by a RL niiniinunt lot size of 6.000 sq. ft. ZonuiQ districts. Slich as UCRAi. that allow for a range of lot areas per itnit are capped by the Upper linut of units per acre regardless of the use type and individual lot areas. There are also additional devcloptneut stvidards of each zoning district and the Subdivision Code that influence actual density of a tiely development. The Floating Subiu-ban (FS) Residential Zoning Districts of Article 12 are sonicw-hat different than the Residential Base Zones in that they contain a niandatory requirement to athlete illulunum density while allowuig for a is ider range of uses. Each building ripe includes e itlulunitlti lot area per lurit. but the tnix of units results in variable maxiinuin density range to be defiled throtrgll the Rezoning and subdl%-ision rcview process. Ili following table suinniarizes the density requireurents 5 Attacbment A Floating Zones Resideudst]Summary Lowing Distract Minimum Density Masimum Denstt►° Village Residential(F-VR) Average of 8 units M acre None' Residential Low S-RL 3.75 units per net acre Lot area per unit ; Residential Medium(FS-RM) 10 units per net acre Lot area per unit • VdIW Residential 40-acre minimum site size,no lot area per unit type requirement SeC fables 22,1107(5)71 and f 51-2 The lot area per unit type requirement varies based upon single-fancily detached, single-family attached. and apartment building types. Within FS-RL. the theoretical calculated maximum density is 20 units per acre based solely upon the lot area per unit requirement for attached single-family hones. Within FS-RM.. the theoretical calculated maximum density is 30 units per acre based solely upon the lot area per unit requirement for attached single-family homes. Within both zoning district.the tmaxirmunm building size is restricted to no more than 12 units per buildine. The remaining two zoning districts of Residential Low Density Park (RLP) and Residential Planned Development(PR.D) are unique zoning districts based upon requirements for Major Site Plan Review and minimum site sizes of 10 acres for mobile hoine park development and a rain tnum of 2 acres for planned developments. RLP includes a maximum density of 7 units per acre. PRD has three options for maximum density based upon the choice of a low,medium, or high density residential base zoning that corresponds density limits stated above. 6 Attachment B Somerset Townhomes Townhomes rear garage x �.. : do © M 283�2898 Br�bl� R .: ' A^tt;.W:G.IG-a;{,i01GYWllddCNa , • r , Hj - i ,•T y T% Attachment f i Townhome i+�r ARTICLE 12 FLOATING ZONES See.29.1200. FLOATING ZONES (4) Establishment. The F-VR district is hereby established and applies to all lands that are rezoned Village Residential on the Zoning Map through a Zoning Map Amendment as described in Section 29.4-504 1 107 provided that the City Council makes the following findings: (a) The designation is consistent with the Land Use Policy Plan. (b) The development complies with all requirements of Section 29.1201-as stated herein; (c) The existing infrastructure system to be utilized by the proposed F-VR has the capacity to support the development contemplated as a result of the rezoning designation. (d) The parcel will have access to and be served by public transportation now or in the future. (e) The designation and contemplated development of the proposed F-VR provides for an alternative land use not available under the zoning designation prior to the proposed amendment. Sec.29.1202. "F-S"SUBURBAN RESIDENTIAL ZONE. (1) Purpose. Suburban Residential development is intended to accommodate contemporary development patterns similar to development in the past 20 to 30 years. The F-S Suburban Residential is an alternative to the Village Residential zone that is provided for in Section 29.1201 of this ordinance. (Ord.No. 3591, 10-10-00) (2) Suburban Residential Development Principles. Property that is developed according the F-S requirements shall create a development pattern that adheres to the following development principles: (a) A development pattern that contains generally distinct and homogeneous land uses to occur in the remaining in-fill areas and the targeted growth areas where Village Residential development is not selected by the property owner. (b) An economic and efficient subdivision design with respect to the provision of streets, utilities, and community facilities with limited focus on building and development design integration and a greater emphasis on vehicular mobility; (c) Effective landscaped buffers between distinctly different land uses. (d) The provision of common open space in residential areas where the maintenance of the open space is the responsibility of those directly benefitting. (e): A development pattern that ensures compatibility in the design of buildings with respect to placement along the street; spacing and height of building and provides for spaciousness,and effective vehicular and pedestrian circulation; (f) A development pattern that is compatible with surrounding neighborhoods and is consistent with the Goals and Objectives of the Land Use Policy Plan. (Ord. No. 3591, 10-10-00) (3) Establishment. The F-S is hereby established and applies to all lands that are rezoned to F-S on the Zoning Map_ a>_ Zoning Map Amendment as described in Section 29.4-54*-1507C.1_1 1 he anproved provided the City Council makes the following findings: (a) The designation is consistent with the Land Use Policy Plan; (b) The development complies with all requirement of Section 29.1202 as stated herein; (c) The existing infrastructure system to be utilized by the land proposed to be zoned F-S has the capacity to support the development contemplated; (d) The designation and contemplated development of the land proposed to be zoned F-S has been selected by the property owner as an alternative to the F-VR zoning designation. (Ord. No 3591, 10-10-00) (4) Suburban Residential Permitted Uses. The uses permitted in the Suburban Residential Floating Zone are set forth in the following tables: Suburban Residential Low Density (FS-RL) 29.1202(4)-1; Suburban Residential Medium Density(FS-R.M)29.1202(4)-2 below: Sup#2014-1 Chapter 29,Article 12-1 Rev. 1-1-14 Table 29.1202(4)-1 Suburban Residential Floating Zoning Residential Low Density(FS-RL)Uses USE CATEGORIES STATUS APPROVAL APPROVAL RESIDENTIAL USES REQUIRED AIITHQRITV Group Living Household Living Single Family Dwelling Y LP LEO Two Family Dwelling V.if ore-cxistine ZP ZED Single Family Attached Dwelling-hrt,l)A lLfi�gHa� SDP Minor staff occc;s (r=5 units or less) I n: Apartment Dwell in 12 units or less N Family Home ZP EO Household Living Accessory Uses Home Office Y HO ZBAIStaff Home Business Y HO BA/Staff Clubhouse N Short-term Lodging N,except Bed and Breakfast HO BA/Staff permitted as a Home Occupation OFFICE USES N TRADE USES Retail Sales and Services General N Entertainment,Restaurant and Recreation Trade v INSTITUTIONAL USES -olle es&Universities SP ZBA Child Day Care Facilities SP ZBA Communi Facilities SP ZBA Medical Centers N' Religious Institutions Y SP ZBA Schools V SP 'BA .Social Service Providers v TRANSPORTATION,COMMUNICATIONS& UTILITY USES Basic Utilities SDP Maior City Council Radio&TV Broadcast Facilities v PAir &O en Areas }' SDP Minor Staff Essential Public Services }' SP 1113A Personal Wireless Service Facilities 11P BA Y=Yes: permitted as indicated by required approval_ N=No. prohibited SP=Special Use Permit required: See Section 29.1503 ZP=Building/Zoning Permit required: See Section 29 1501 SDP Minor=Site Development Plan Minor. See Section 29.1502(3) SDP Major=Site Development Plan Major: See Section 29 1502(4) HO=Home Occupation ZBA=Zoning Board of Adjustment ZEO=Zoning Enrorcement Officer (Ord. No. 3825, 03-22-05) Table 29.1202(4)-2 Suburban Residential Floating Zoning Residential Medium Density(FS-RM) Uses SE CATEGORIES APPROVAL APPROVAL STATUS REQUIRED AUTHORITY Sup 92014-1 Chapter 29,Article 12-2 Rev. 1-1-14 RESIDENTIAL USES Group Living N,except Hospices,Assisted SP ZBA Living,and Nursing Homes, ermined by Special Permit Household Living Single Family Dwelling Y ZP ZEO Two Family Dwelling Y ZP ZEO Single Family Attached Dwelling,Ihun.drir: ;,.acca Y SDP Minor Staff +4 5 units or less) 5u!_Ig I arlik A-aar_:cd D)�el!wL.ie�. `I' S01'\imps_ S_l;+ll f 112 uM15 f If5 1 Apartment Dwelling(12 units or less) Y lSDP Major ISity Council Family Home Y ZP ZEO Independent Senior Living Facility Y SP ZBA (unlimited number of units) Household Living Accessory Uses Home Office Y HO BA/Staff Home Business Y HO BA/Staff Clubhouse Short Term Lodging N,except Bed and Breakfast HO ZBA permitted as a Home Occupation, OFFICE USES BADE USES ctail Sales and Services General Entertainment Restaurant and Recreation Trade INSTITUTIONAL USES ollegcs&Universities Y SP ZBA ommunity Facilities Y SP ZBA Funeral Facilities Y SP ZBA Child Day Care Facilities Y HO or SP •taff/ZBA _depending on size) .Medical Centers N Religious Institutions Y SP LBA Schools Y SP BA Social Service Providers Y .P BA TRANSPORTATION,COMMUNICATIONS& UTILITY USES Basic Utilities Y 5DP Major Ciry Council Essential Public Services Y SP ZBA Radio&TV Broadcast Facilities IN - - Parks&Open Areas IY SDP Minor Staff Personal Wireless Communication Facilities Y P ZBA Y Yes permitted as indicated by required approval N = No prohibited SP = Special Use Permit required: See Section 29 1503 ZP Building/Zoning Permit required See Section 29 1501 SDP Minor = Site Development Plan Minor: See Section 29.1502(3) SDP Major = Site Development Plan Major: See Section 29 1502(4) HO = Home Occupation ZBA= Zoning Board of Adjustmcnt ZEO- Zoning Enforcement Officer (Ord. No. 3579, 8-22-00; Ord. No. 3591, 10-10-00; Ord. No. 3595, 10-24-00, Ord. No 3622, 7-10-01; Ord No. 3825, 03-22-05) (5) Suburban Residential Floating Zone Supplemental Development Standards. The standards that are applicable to property that is developed using the F-S floating zone alternative shall be those zone 44ppleRWHI tl development standards that are applicable to other areas of the City that are zoned RL, Residential Low Density, RM Residential Medium Density and RLP Residential Low Density Park Zone.These standards are set forth in the Tables 29.1202(5)-1 Residential Low Density and 29.1202(5)-2 Residential Medium Density. The zone Sup#2014-I Chapter 29,Article 12-3 Rev. 1-1-14 supplemental development standards for areas that are to be zoned RLP Residential Low Density Park Zone shalt adhere to the standards as set forth in Section 29.705 of this ordinance. a I-S•RI u>ec shall not crc4cd a maXinuutt of 10 dwelling units per net aq 1) FS-KNJIlouschold Living Use eacetatirwg Independew Senior Living, sliall not exccd a maximum of 2 +1 d%,vcl ling utlii�Rq ict a�ri— Table 29.1202(5)-1 Suburban Residential Floating Zone Residential Low Dens S-RL Supplemental Development Standards SUPPLEMENTAL F-S ZONE DEVELOPMENT LOW DENSITY STANDARDS SINGLE FAMILY TWO FAMILY SINGLE FAMILY ATTACHED DWELLINGS DWELLING Minimum Lot Area 6,000 of 7,000 sf. 3,500 sf per unit for exterior units; I8W sf Der unit for interior units Minimum Principal Building Setbacks: Front Lot Line 25 ft ij)jwraec face.20 it to 25 ft-w,'ar OLT lace.It 25 ft to ugrsce tine. 10 11 in_h'c>m Side Lot Line IInnl_facadc l _lo I'rnrri_l t4gcl facade 6fit or 6 ft;or 9 ft for 2 stories 8 ft for 2 stories 8 ft.for 3 stories 8 ft.for 3 stories Side Lot Line(party wall line for Single Family Attached lFi Dwelling) Side Lot Line(all other side lots - lines except party wall 6 ft,for one story; line) 8 ft for 2 stories; 10 ft.for 3 stories 24'11 A-F I"INF109 Rear Lot Line 20 fta allc l wdctil.ems e ti 20 ft alI w lo4detl 20 R,:alict t jnuc R Ji._S+LS+�c Ile r�s Hail rhwl<U tl Corner Lots Provide 2 front yards and 2 20)i_ Provide 2 front yards and 2 side yards side yards Provide 2 front yards and 2 side-yards Minimum Frontage: 35 fL®street line; 35 ft.®street lint; 24 ft Q street line and building line 50 ft.A building line 50 ft.@ building line Maximum Buildi2&Covens 35% 40% No Maximum Maximum Site Coverage 60%, 60%. No Maximum (includes all buildings,paving and sidewalks on lot Minimum Landscaped Area 40% 40% area of uid ideallul Maximum Height Principal Building 40 ft or 3 stories,whichever 40 ft.or 3 stories, 40 ft or 3 stories,whichever is lower is lower whichever is lower Parking Between Buildings and No No No Streets Drive-Through Facilities No No No Outdoor Display__ No No No Outdoor S"M No No No Trucks and Equipment No No No Note:Maximum Height for an Accessory Building has been deleted for all categories. This is addressed in Sec.29 408(7xa)(i i) Table 29.1202(5)-2 Suburban Residential Floating Zone Residential Medium Density(FS-RM)Supplemental Development Standards Sup 92014-1 Chapter 29,Article 12-4 Rev. 1-1-14 Supplemental F-S Zone Development Standards Single Family Two Family Single Family Multiple Family Dwellings Dwellings Attached Dwellings Dwellings Minimum Lot Area 6,000 sf 7,000 sf 2,400 sf for exterior 7,000 sf for the first two units;1.200 sf for interior units;1,800 sf for each units additional unit Minimum Principal Building Setbacks Front Lot Line 25 ft i, ar.rc llacj '_t_ 25 ft tu_;ira�I.Ijj_'! 25 ft Itiz4taec"a_r of 25 ft Side Lot Line !i•cl w from!@cade lyct io lion[La,:Lid am hu l_�hng;,nd to., 6 ft for 1 story; 6 8 for I story, E ft for I story; hutklllt�wcami than.10 8 ft for 2 stories, 8 ft for 2 stories; 8 ft for 2 stories; it 1n Imtg�L Ii li to from 10 ft for 3 stories; 10 ft for 3 stories; 10 ft for 3 stories; 1'.+j;Itlk I!m s building le,% 20 ft for stories 20 ft for 4 stories 20 ft for 4 stories Unit 3u li m l;c eht Side Lot Line(parry wall line for Single Family attached Dwelling 0 fl Side Lot Line(all other side lots lines except 16 ft for 1 story, party wall line) 8 ft for 2 stories; 10 ft for 3 stories, 20 ft for 4 stories Rear Lot Line 25 ft.alkt lo:+4J_.uac I 25 ft.;.Ite �„aJc w tYe 25 ft,L,llcv Lxtdai_,nj¢e 1 11 or mole than 20i li —�-----�a—�-- _. 25 ft. Alec lunit.d_.u^i�r S I! of rnm':shun 20 f- 5 ft n,mow than.i!Il y ;i nr niuri ih`irf 20.ft 0 ft for back-to-back single family attached dwellings Comer Lots Provide two front yards Provide two front yards Provide two front yards Provide two front yards and two side yards and two side yards and two side yards and two side yards Minimum Frontage 35 ft @ street line, 35 ft @ street line; 24 ft @ street line and 35 ft @ street line; 50 ft @ building line 50 ft @ building line building line 50 ft @ building line Minimum .t.% a ';, See Article 29403 Lta ctkal,N,gl ,,� c v;q}1 l:rro nl^, cJ.d_u i`(,1ut Maximum Height 50 ft or 4 stories, 50 ft or 4 stories, 50 ft or 4 stories, 50 ft or 4 stories, Principal Building whichever is lower whichever is lower whichever is lower whichever is lower Maximum Height 12 ft to midpoint of roof, 12 ft to midpoint of roof, t2 ft to midpoint of roof, 12 ft to midpoint of roof, Accessory Building 15 ft to ridge 15 ft to ridge 15 ft to ridge 15 ft to ridge Drive-through Facilities No No No No Outdoor Display No No No No Outdoor Storage No No No No Trucks and Equipment Light only,no Light only,no Light only,no Light only,no advertising advertising advertising advertising (Ord No.3579,8-22-00;Ord No.3591, 10-10-00;Ord No. 3595, 10-14-00,Ord No.3640, 11-11-01, Ord No. 3660,4-23-01) Sup#2014-1 Chapter 29,Article 12-5 Rev. 1-1-14 (6) Suburban Residential Floating Zone Suburban Regulations. The Suburban Regulations for the F-S zone are provided for in Table 29.1202(6)below. Table 29.1202(6) Suburban Residential Floating Zone Suburban R ulations SUBURBAN REGULATIONS F-S ZONE Minimum Density =The minimum average density for one and two-family Suburban Residential l.ow dwelling units,two-family dwelling units,and single family Density attached dwelling units in areas zoned FS-RL shall be 3.75 FS-RL) dwelling units per net acre. Net acres shall be determined nnly by subtracting from the gross acreage of a subdivision he land area devoted to the following uses or containing the following characteristics: 1. Public or private right-of-way: 2, Common open space owned by the City of Ames or owned by property owners in common through a Homeowner's Association or a similar private entity 3. Areas of severe slope where the topography exceeds 10% as determined by the Story County Soil Survey; 4. Areas containing natural resources as identified in the Natural Areas Inventory of the City of Ames dated 1994. S. Areas reserved as an outlot or by easement to the city for planting as woodland, prairie,wetland or other native plant community. 6. Stormwater detention areas and stormwater retention ponds required by the Ames Municipal Code or as a condition of a permit or other City approval. 7. Areas reserved as an outlot or by easement to the city to protect natural archeological and/or historic features. Minimum Density The minimum density for property developed in the FS-RM Suburban Residential Medium zone shall be 10 d_�velling units per net acre. Density FS-RM t and Block Design Block lengths that exceed 660 feet in length on a block face Requirements shall contain a mid-block cut through or cross walk to enable effective pedestrian movement through the block. From one street to another street on the opposite block face. Open Space Requirement A minimum of 10%of the gross area shall be devoted to common open space- A minimum of 15%of the gross area shall be devoted to common open space for back-to-back single family attached dwellings. Common open space shall be owned and maintained by the City of Ames or by a Homeowner's Association or a similar private entity- andscape Buffer Requirement A landscaped buffer of 10 feet in width shall be provided in the setback area of any lot zoned FS-RM where the lot is adjacent to any lot zoned FS-RL. The landscaping shall adhere to the L.3 Standards as provided for in Section 29.403 of the ordinance. Parking Requirements Parking shall be provided to meet the requirement as set forth in Section 29.406 of this ordinance. (Ord. No. 3579, 8-22-00. Ord. No. 3591. 10-10-00. Ord No- 3640. 12-11-01. Ord No. 3660, 4-23-02; Ord. No.4021, 1-12-10) (7) Site Development Plan Amendments. All site development plans approved hereunder may only be amended pursuant to the same procedures for approving an F-S Plan as provided herein. Sup#2014-1 Chapter 29,Article 12-6 Rev. 1-1-14 (Ord. No. 3591. 10-10-00) Sec.29.1203. "F-PRD" PLANNED RESIDENCE DISTRICT (1) Purpose. The F-PRD 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 shall include integrated design, open space, site amenities and landscaping that exceeds the requirements that exist in underlying base zone development standards. (2) Planned Residence District Development Principles. Property developed according to the requirements of this district 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. Innovation and flexibility in the design and development of the property shall create a more efficient and effective utilization of land. Property that is zoned F-PRD shall adhere to the following development principles: (a) Provide for innovative and imaginative approaches to residential development that would not occur as a result of the underlying zoning regulations; (b) Result in a more efficient,aesthetic,desirable and economic use of land and other resources while maintaining the density of use, as provided for in the Land Use Policy Plan and the underlying base zone regulations; (c) Promote innovative housing development that emphasizes efficient and affordable Home ownership and rental occupancy; (d) 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; (e) Promote aesthetic building architecture, significant availability of open space, well designed and landscaped off-street parking facilities that meet or exceeds the underlying zone development standards, more recreation facilities than would result with conventional development, and pedestrian and vehicular linkages within and adjacent to the property; (f) 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; and (g) 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. (3) Establishment. The F-PRD zone is hereby established and applies to all lands that are rezoned to F- PRD on the ft)H;1 __-7_onine Map,_.fl 4 A Zoning Map Amendment as described in Section 29.-I-5�1f07 2 may be z -pyed provided the City Council makes the following findings: (a) The designation is consistent with the Land Use Policy Plan; (b) The development complies with all requirement of Article 29.1203 as stated herein; (c) The existing infrastructure system to be utilized by the land proposed to be zoned F-PRD has the capacity to support the development contemplated; (d) 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 the F-S zoning designation. (Ord. No. 3591. 10-10-00) (4) Punned Residence District(F-PRD)Floating Zone Permitted Uses. The uses permitted in the F-PRD are set forth in table 29.1203(4)below. Table 29.1203(4) Planned Residence District(F-PRD)Floating Zone Uses Permitted Principle Uses Permitted Accessory Uses Sup#2014-1 Chapter 29,Article 12-7 Rev. 1-1-14 i Single Family House Recreational facilities for the residents of the PRD Two-Family House Accessory uses of the Household Living category provided for in Section Apartment Building 29 500 ofthis ordinance Townhouse Garages Group Living,if pre-existing Open spaces uses Home occupations subject to standards of Section 29.1304 of this ordinance Home Day Care subject to the standards of Section 29.1304 Office and Trade use where the property owner can demonstrate through a written Market Study that the Office and Trade use can be supported by the residents of the Planned Residence District Project Rental services offices not to exceed 5,000 square feet Assisted Living,for the residents of the PRD (Ord No. 3858, 11-08-06; Ord. No. 4060, 4-26-11) (5) Planned Residence District (F-PRD) Floating Zane Supplemental Development Standards. Property that is zoned F-PRD shall be developed in accordance with the Zone Supplemental Development Standards listed in Table 29.1203(5)below. Table 29.1203(5) Planned Residence District Floating Zone Supplemental Development Standards SUPPLEMENTAL F-PRD ZONE DEVELOPMENT STANDARDS Area Requirement A minimum of two(2)acres shall be required for all areas developed as F-PRD Density Densities of developments shall be as provided for residential base zones as follows: I Low-Density Residential(RL)-no more than seven and twenty-six hundredths (726)dwelling units per net acre 2 Urban Core Residential Medium Density(UCRM)-no more than seven and twenty-six hundredths(7 26)dwelling units per net acre 3. Residential Medium Density(RM)-at least seven and twenty-six hundredths (7.26)but no more than twenty-two and thirty-one hundredths(22.31)dwelling units per net acre 4 Residential High Density(PH)-at least eleven and two tenths(1 1 2)dwelling units per net acre but no more than thirty-eight and fifty-six hundredths(39.56) dwelling units per acre. Where a development encompasses more than one residential base zone,each area of the PRD development shall comply with the density requirements that are set by the base zone that the area is in Density transfer from an area of a PRD zoned for higher density to an area of the same PRD zormd for lower density shall not be permitted. Height Limitations Structures proposed to be developed in areas zoned PRD shall be compatible with the predominant height of structures in adjacent neighborhoods_ There is no absolute height limitation in the PRD district. Minimum Yard and There are no specified yard and setback requirements in areas zoned PRD,except that Setback Requirements structures constructed adjacent to public right-of-way and adjacent to the exterior boundary of an area zoned PRD shall comply with the setback standards in the underlying base zone regulations unless there are physical features on the site that would justify a different setback than provided for in the base zone Parking Requirements Parking for uses permitted in areas zoned PRD shall comply to the parking standards set forth in Section 29.406 of this ordinance Open Space Design Open space stall be designed as a significant and integrated feature of the entire area to be Requirements developed as a PRD project Open space may include such features as. Larger recreation areas for all residents of the PRD project. Mini-parks for selected residents of a PRD project. Pedestrian open space systems. Environmental features,drainage ways,flood prone areas and other areas ofgeologic, cultural or historic significance, Open Space Area The area devoted to open space in a PRD project shall meet the landscape and open space Requirement requirements as set forth in the base zone standards. Those standards are: Sup#2014-1 Chapter29,Article 12-8 Rev, 1-1-14 Residential Low Density-40%open space Residential Medium Density-401/6 open space Residential High Density-35%open space Open Space Improvements Open Space and amenity features in areas zoned PRD shall include such features as: and Amenities Pathway systems Club houses and meeting room facilities Playground facilities Swimming pool improvements Tennis courts Volleyball improvements Picnic shelters Other similar amenities Maintenance of Open Open space and site amenities for areas developed as a PRD project shall be the ownership Space and Site Amenities and maintenance responsibilities ofa Homeowner's Association Street/Infrastructure Street improvements,water sanitary sewer,storm sewer improvements,and electric Improvements facilities shall be installed in compliance with the subdivision regulations of the City and shall meet the construction specifications of the City (Ord. No. 3591, 10-10-00, Ord. No 3652, 3-26-02; Ord No. 3771, 07-13-2004) (6) Effects and Limitations of Approval. When a Site Development Plan Major is approved and property has been rezoned to F-PRD, the contents of the plan, the location, design, height, and use of all buildings and structures, and any other requirements related to the buildings or the use, plus any other site improvements, shall constitute the development regulations for the use and development of the property. Construction of buildings, or the use of the property in any way that constitutes a major change from the approved Site Development Plan Major, shall constitute a violation of the Zoning Ordinance and shall be enforceable as provided for in Article 16 of this ordinance. (7) Effective Period of Approval and Time Extensions. (a) Period of Approval. The approval of any Site Development Plan Major under this Section shall be effective for a period of one(1)year from the date at which the rezoning decision of the City Council is finalized and published in a newspaper of general circulation. The approval of the Site Development Plan Major shall become null and void as a result of any of the following circumstances: (i) Failure to obtain Building Permits for the commencement of construction within the one year period of approval; (ii) Failure to commence construction within 18 months of approval of the Site Development Plan Major. For the purpose of this provision construction shall be defined as including site excavation and excavation for and installation of footings and foundations for structures approved for construction. (b) Time Extension. The owner of property who has obtained an approval of a Site Development Plan Major under this article may petition the City Council for an extension of time to the effective period of approval as long as the following conditions are met: (i) The request for a time extension is submitted and acted upon by the City Council within the one year period of approval; (i i) The request for a time extension is accompanied by a written explanation describing events or circumstances that have prevented the commencement of construction and the events or circumstances shall be beyond the control of the property owner. (8) Progress on Phased Development. Where the approval of a Site Development Plan Major has included the approval of a Phasing Plan for a "F-PRD" project, the progress for developing the "F-PRD" project shall occur according to approved phasing plan. No variation of the development progress from the approved Phasing Plan shall occur without the City Council approval of a revision to the Phasing Plan. Failure to obtain approval of a revision to the Phasing Plan shall nullify the approval of the entire Site Development Plan Major. No further construction of any kind shall be permitted without subsequent approval of the Site Development Plan Major in accordance with Section 29.1203(6)of this article. (9) Minor Changes. Minor changes to the approved Site Development Plan Major may occur after stafTof the Department of Planning and Housing has determined that the proposed changes are minor in nature,and revised plans have been provided to the Department for purposes of keeping the Site Development Plan Major current. Minor changes are defined as changes that: (a) Do not constitute a change in the land use of the project;or the overall layout and design; (b) Do not increase the density or intensity of use,and the number of buildings or a change in dwelling unit types; Sup#2014-1 Chapter 29,Article 12-9 Rev. 1-1-14 (c) Does not change the overall landscape design of the F-PRD project;or (d) Change the height or placement of buildings,or other major site features. (Ord No.4167,12-17-13) i Sup#20124 Xnaniep 29,ApnXXE 12-10 Rev. 10-01-12