HomeMy WebLinkAboutA005 - Council Action Form dated October 13, 2015 ITEM#: 46&47
DATE: 10-13-15
COUNCIL ACTION FORM
SUBJECT: REZONE AND MAJOR SITE DEVELOPMENT PLAN FOR 125 AND 130
WILDER AVENUE PLANNED RESIDENTIAL DISTRICT
BACKGROUND:
Hunziker Land Development, LLC is requesting Planned Residential Development
(PRD) rezoning and approval of a Major Site Development Plan for two parcels to allow
for the construction of a 40 unit townhome development. The subject site is currently
two lots and totals 6.81 acres located at 125 and 130 Wilder Avenue in Sunset Ridge.
(See Attachment A Location and Existing Zoning Map) Wilder Avenue bisects the site.
The site abuts single-family homes to the north and east, Lincoln Way to the south, and
Ames corporate limits to the west.
To accommodate the development, the owner requests rezoning of the two parcels from
Convenience Commercial Node (CVCN) to Planned Residential District (F-PRD). (See
Attachment C, Proposed Zoning). The concurrent review of a Major Site Development
Plan is required with a request for F-PRD zoning. A future approval of a preliminary and
final plat will be required for creation of the individual lots.
A PRD is intended to promote housing variety that may differ in its design from a
standard base zone. Approval of a PRD sets a base density standard for the
development, but establishes most development standards through the approval
of the Major Site Development Plan to allow flexibility in design. Approval of a
PRD requires findings of consistency with design principles relating to the housing
variety, efficiency of layout, quality of design, open space, and landscaping that in
combination exceeds what can be accomplished with standard zoning (See Attachment
E for Design Principles Findings).
The overall project includes 40 single-family attached housing units configured in
buildings of two and four units with two and three bedrooms. The housing design is
modeled after some townhomes designs found on the west side of Somerset
along Bristol Drive and Northridge Parkway. The design is walk-up townhome with
front doors oriented to public space of streets or open space and to have rear access
for two-car garages. The applicant intends for the housing to be an entry-level price
point that differentiates it from detached single-family homes and larger attached single-
family housing. The division of the buildings into four and two unit modules helps to
break down the apparent mass of the buildings. The architectural design approach is to
create individual unit character with some variations in windows and siding, subtle shifts
in the roof height and overhangs, and individual covered entries for most of the units.
There is a single point of access from Wilder Avenue with private access street into the
development parcels. Each lot will provide a two stall detached garage as well as
parking on the driveways. A small overflow parking lot is provided at the end of each
private street, which will also serve as the required fire truck turn around area. The units
will have front entries facing Wilder Avenue for the interior row of units and facing the
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open space areas to the west and east of the development. All garage access with be
off of the private streets interior to the development.
Staff focused the PRD discussions with the applicant on the orientation of the project,
open space and landscaping, and the architecture of the units. Staff finds the project
to meet the intent of the PRD with its integration into its surroundings,
appropriately designed homes with a desirable living environment, and its
connections to the street and sidewalks systems. However, staff believes that
there are additional basic architectural elements that should be added to the
project to enhance the character of the townhomes. These include extending a
base of stone or brick veneer along the foundations (approximately 150 square
feet of area per unit) and to add a full front porch for half of fagade to one unit of
each building (total of 12 units). Staff and believes the character enhancements
are a worthwhile investment as shown by the examples of townhomes in the
Somerset that incorporate these types of features. Staff also recommends a
small adjustment to the landscape buffering along the private drives as a
condition of approval.
The property was originally zoned Residential High Density and Agriculture prior to the
development of the area to the north as Sunset Ridge. The site was rezoned in 2005 to
Convenience Commercial Node (CVCN) based upon a LUPP Commercial Node located
further west at County Line Road and Lincoln Way. The property has remained vacant
since the rezoning. The applicant is requesting rezoning to a residential use for
development of site. The applicant no longer believes small scale neighborhood
commercial will be developed in on this site in the near term. Staff supports the
rezoning from commercial due to 1) the additional options for commercial development
that can occur further to the west and 2) it is not necessary for this site to be developed
as commercial to meet the interests of the LUPP.
A complete analysis of the development with the PRD Development principles,
supplemental development standards, and Major Site Development Plan criteria and
other zoning standards is included in the addendum.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
At its meeting of September 16, 2015, the Planning and Zoning Commission reviewed
the proposed rezoning and major site plan and discussed site layout, access, and
design of the project. The Commission was split in their concerns over the added
conditions requested by staff for some additional design features on the front facades of
the buildings. Some members of the Commission felt the additional design features
were a benefit to the project, while others had concern over the added cost and if it
would increase the sales price.
The applicant noted the additional cost for those features would exceed the budgeted
cost the applicant is looking to maintain to help keep the prices for these units
affordable for the community. By a vote of 4-1, the Commission recommended
approval of the project without staff's recommendation for adding the base brick
or stone veneer to each unit and adding a porch to one unit per building.
Members of the public attended the meeting and in general asked questions about the
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layout and design of the project. One individual wanted to ensure there was opportunity
in the future for more commercial to be created in this area.
ALTERNATIVES:
1. The City Council can approve the follow requests for the properties at 125 and 130
Wilder Avenue:
A. Rezone the properties from Convenience Commercial Node (CVCN) to
Planned Residential District (F-PRD); and
B. Approval of the Major Site Development Plan, subject to the following
conditions;
i. Approval of a preliminary and final plat for creation of the proposed
residential lots as depicted on the site plan; and
ii. Revision of the landscape plan to include the clustering of additional
shrubs along the north property lines to meet the intent of the L3
screen buffer for the PRD.
iii. Final approval of the landscape plan details by staff.
iv. Add a stone or brick treatment to the foundation of the front fagade of
each building (approximately 150 square feet per unit).
v. Add a front porch that extends across half of the front fagade of one
townhome unit for each building (total of 12 units).
This is staffs recommendation which incorporates two design conditions for
additional architectural features on the buildings including a brick/stone
foundation treatment and front porch addition to one unit of each building.
2. The City Council can approve the follow requests for the properties at 125 and 130
Wilder Avenue:
A. Rezone the properties from Convenience Commercial Node (CVCN) to
Planned Residential District (F-PRD); and
B. Approval of the Major Site Development Plan, subject to the following
conditions;
i. Approval of a preliminary and final plat for creation of the proposed
residential lots as depicted on the site plan; and
ii. Revision of the landscape plan to include the clustering of additional
shrubs along the north property lines to meet the intent of the L3
screen buffer for the PRD.
iii. Final approval of the landscape plan details by staff.
This is the recommendation by the Planning and Zoning Commission and
supported by the applicant which removes the two design conditions for a
brick/stone foundation treatment and front porch addition on the buildings.
3. The City Council can approve the request for rezoning and approval of the Major
Site Development Plan for the properties at 125 and 130 Wilder Avenue, with
modified conditions.
4. The City Council can deny the request for rezoning and approval of the Major Site
Development Plan for the properties at 125 and 130 Wilder Avenue, if the Council
finds that the City's regulations and policies are not met.
5. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
The applicant requested rezoning to a residential district because a commercial
development did not seem feasible in the near term on this site. The Major Site
Development Plan review is to determine conformance with development standards and
for the appropriate arrangement and design of the use of the site. Staff believes the
proposed housing type will be a welcome addition to the housing options in the
community and that the project overall is appropriately situated and designed.
The rezoning can be found to be consistent with the LUPP in providing for
housing options and that the change of commercial zoning does not interfere
with the LUPP goals of providing convenience commercial zoning in this general
area of the City. There are additional sites further west that may also accommodate
commercial development.
The PRD findings allow for review of housing design to promote innovate housing
opportunities and high quality of design. The expectation within a PRD is that the design
quality of a project overall will exceed the base zoning requirements. With the
conditions of approval, staff finds that the project meets the design principles of
the PRD and complies with the standards of the Major Site Plan. The changes can
easily be addressed by the applicant and do not require major revisions to the
plans necessitating additional City Council review. Therefore, it is the City
Manager's recommendation that the City Council adopt Alternative #'i, which is to
approve the request for rezoning and the Major Site Development Plan with
conditions i,ii,iii,iv, and v.
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ADDENDUM
PROJECT DESCRIPTION:
The project site is two lots totaling 6.81 acres fronting on Lincoln Way and Wilder
Avenue. The project includes 40 single family attached residential units with detached
garages on individual ownership lots. The units will face Wilder Avenue and the open
spaces area to the west and east side of the development. The lots will be accessed
from Wilder Avenue on two private dead end streets with parking and fire turn around
areas at the end of each private street. The units are proposed as two-story
townhomes, with partially finished basements. The units are designed with a kitchen,
living, and dining/den space on the first floor, with either two or three bedrooms on the
second floors (See Attachment G). The homeowner would have the option to finish a
basement and potentially add an additional bedroom.
The development includes two building types, a four unit attached building and a two
unit attached building. Each of the four unit and each of the two unit buildings will be
the same in design, with each unit in the building having an individual fagade design
breaking up the mass of the overall building. Each unit is proposed with a foot print of
approximately 25' by 31 feet in dimension and contain approximately 1,800 square feet
of living space with additional finishable area in the basements. Main entrances are
oriented to the west or east depending on the building location within the development,
either facing Wilder Avenue or the proposed open spaces within the development. A
second, or rear access for the residences are proposed to the rear of the units out of the
garages, with private yard space for each unit between the houses and the garages.
The residential buildings are approximately 30 feet tall to the highest point of the roof
ridge with single-story detached garages proposed at rear of each lot accessed off the
private streets at the interior of the development.
The fagades of each building are similar in use of siding materials and colors. The
applicants proposes a mix of vinyl siding products for vertical, horizontal, and shake
shingle patterns on the facades. The intent is to allow for each unit within the building to
have a more individual design component to help separate each of the units within the
building. Additional materials metal trim details, with painted columns and vinyl rails for
the front covered entries. Staff has recommended a condition to add foundation
treatment of a veneer to increase visual interest. The proposed building design includes
either a covered entry or open stairs to the sidewalk for connection of the units within
the development. Staff has also included a condition recommending that one of the unit
types per building be expanded into porch to add character to the design. This would
result in 12 units having a porch along the front fagade. The detached garage design is
complementary to the finishes of the main buildings.
The parking on each lot is proposed to allow for two parking spaces within the detached
garage for each unit, with additional parking on the individual unit driveways. The
development also includes an additional parking lot on each lot for a total of 22
additional parking spaces for the development. The parking proposed is sufficient to
meet the PRD zone requirements for a town home development project.
A minimum Landscaped open space requirement of 40% is required for the PRD zone.
The overall project is noted to provide 40% common open space for the development
with additional private open space provided between the residence and garage
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structures. The highlight of the open space design is the large common open space
combined with the Sunset Ridge Subdivision open space on the east side of the project.
This creates a large "common green" for the area.
Development in a PRD looks to include a mix of housing types, integrated design,
open space, site amenities, and landscaping that exceeds the requirements that
exist in other residential zone development standards. Landscaping that would
typically be required within the development standards for a FS zoned lot include a L3
landscape buffer of 10 feet between lots zoned FS-RM and FS-RL. With the proposed
townhome development abutting the single-family homes of Sunset Ridge in the FS-RL
zone to the north, staff would look for the proposed PRD to meet or exceed this
underlying buffer requirement for the development. The applicant has approximately 30
feet of separation from the property line to the private driveways and the closest
townhome. The 30-foot buffer also includes a surface water flowage easement along
the north lot line on the east lot that allows planting of vegetation along the edges.
The L3 requirement (6-foot tall screen), includes the requirement for 1 landscape tree
for every 50 lineal feet and shrubs spaced 6 feet on center or a fence. With a total lineal
length of 748 feet of property line, this would require 14 trees as well as shrubs spaced
at 6 feet on center. The applicant proposes a landscape design with the required
number of trees, but relies upon the wider width of the buffer to mitigate the
screening/fence requirement. Additionally, the applicant has proposed a small number
of clusters of shrubs along the driveway, but has not included a substantial number of
shrubs that are normally required in L3. Staff supports the general design for the
wider separation over the literal standards of L3 for the property line fence and
screening. Staff does recommend adding some additional shrubs to diversify the
landscaping mostly to be added along the area of the private drive.
Street trees are required in the right-of-way along Lincoln Way as a residential
subdivision. The applicant proposes additional ornamental trees with ground cover
between Lincoln Way the homes. There are minimal exposures of the parking to
Lincoln Way and no apartment foundation landscaping components are needed with
single-family attached units. The Landscape code would look for a PRD development
to meet the minimum development standards for screening of parking areas from
Lincoln Way to either the L1 or L2 standard. The L1 low screen option along Lincoln
Way provides more flexibility in plantings due to the greater separation from the street
by 10 feet or more. To meet the minimum standards, staff would suggest that noted
ornamental landscaping area specifically include some cluster of shrubs to be added
specifically in the area of the private drives and parking areas abutting Lincoln Way.
Overall, the staff finds the general approach for landscaping to be adequate, but details
are deferred to the applicant for implementation and staff approval.
Pedestrian sidewalk connections are provided to each of the lots from the public
sidewalk along Lincoln Way. The current sidewalk along Lincoln Way is 8-feet in width.
The proposed development is including an 8-foot wide trail connection along the west
side of Wilder Avenue to connect to the existing trail through Sunset Ridge subdivision
and a 5-foot sidewalk on the east side of Wilder Avenue to connect to the existing
sidewalk system. Internal sidewalks are also provided to the front entrance for each of
the townhome units, as well as to connect the proposed townhomes to the existing
Sunset Ridge neighborhood by two connection points north to Durant Street.
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Planned Residential Development (PRD) Development Principles
Property that is zoned F-PRD must adhere to the development principles in Ames
Municipal Code Section 1203(2). Attachment E reviews the Plan with respect to these
principles.
Planned Residential Development (PRD) Supplemental Development Standards
Property that is zoned F-PRD must also adhere to and exceed the development
principles in Ames Municipal Code Section 1203(2). Generally, the Plan meets or
exceeds the Development Standards. See Attachment F. The proposed building height
does not exceed the existing buildings within Sunset Ridge and setbacks are similar to
other single family homes in the area. Open Space is provided at the required 40%
standard.
The proposed townhome development housing type could be developed under
the FS-RL or FS-RM regulations, however, the layout and site regulation
associated with the FS base zones does not permit the use of private streets,
through lots and the development of lots without frontage on a public streets as
the PRD plan is proposed. The PRD zoning designation allows for the proposed
private streets to accommodate the interior oriented rear loaded garages with
frontage on a private street.
Infrastructure. The site is fully served by City infrastructure. Sanitary sewer and water
are available, as is electric services. Existing easements are shown on the Site Plan
and any additional easements needed to accommodate the proposed development of
the future building(s) and utilities will be recorded with the Final Plat at the time of
subdivision of the individual lots.
Access. Vehicular access is provided to the site from Wilder Avenue. Parking is
provided for each unit within a two car detached garage with additional area for parking
on each of the individual lot driveways. A small guest parking lot is provided on each
site, which will also provide for the turnaround area necessary for the Fire Department
access.
Major Site Development Plan Criteria.
Additional criteria and standards, beyond those of the PRD Zone, apply to the review of
all Major Site Development Plans. The standards are found in Ames Municipal Code
Section 29.1502(4)(d) and include the following requirements. When acting upon an
application for a Major Site Development Plan approval, the Planning and Zoning
Commission and the City Council shall rely upon generally accepted site planning
criteria and design standards. These criteria and standards are necessary to fulfill the
intent of the Zoning Ordinance, the Land Use Policy Plan, and are the minimum
necessary to safeguard the public health, safety, aesthetics, and general welfare. See
Attachment G for a full review of the individual Development criteria for the Major Site
Development Plan.
Land Use Policy Plan and Zoning. The LUPP Map designates the two properties as
Village Suburban Residential. There is a Convenience Commercial Node shown on the
Future Land Use Map at the intersection of County Line Road and Lincoln Way. The
existing zoning on the property is Convenience Commercial Node. See Attachment A
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1 and B, Existing Zoning and LUPP Maps.
The concept of convenience nodes was originally developed back in 2004 and
designated on the LUPP map in three locations, one being the intersection of Lincoln
Way and the county line. The intent under this concept was to provide nodes of
commercial development within the Village/Suburban Residential Land use designation
in close proximity to, and for the convenience of, the immediate neighborhood, but in a
manner and scale that would be compatible with the residential character of the
surrounding neighborhood. At the time of the commercial zoning designation for the
property (Sept. 2005), the land was agriculture and High Density Residential. It was
argued that the location of the node could be shifted to the east to be implemented on
the subject two properties to allow for the newly created CVCN zoning designation.
Since that time the properties have remained vacant.
The land use designation of Village Suburban Residential does allow for the zoning of
the property to either of the Floating Suburban zones (FS-RL or FS-RM) or Planned
Residential Development (F-PRD). Property developed according to the F-PRD
(Planned Residence District) requirements allows for innovative housing types and
creates 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 the requirements of other residential zoning districts.
Development is to include a mix of housing types, integrated design, open space, site
amenities, and landscaping that exceeds the requirements that exist in other residential
zone development standards.
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Attachment A
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9
Attachment B
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Attachment C
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11
Attachment D
Applicable Zoning Regulations
• Land Use Policy Plan (LUPP) Goals, Policies and the Future Land Use Map:
The Land Use Policy Plan (LUPP) Future Land Use Map identifies the land use
designations for the property proposed for rezoning.
Related LUPP Goals and Objectives
Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall community identity and
spirit. It is the further goal of the community to assure a more healthy, safe, and attractive
environment.
Objectives. In achieving an integrated community and more desirable environment,
Ames seeks the following objectives.
4.A. Ames seeks to establish more integrated and compact living/activity areas (i.e.
neighborhoods, villages) wherein daily living requirements and amenities are provided in
a readily identifiable and accessible area. Greater emphasis is placed on the pedestrian
and related activities.
4.B. Ames seeks to physically connect existing and new residential and commercial
areas through the association of related land uses and provision of an intermodal
transportation system.
4.C. Ames seeks to psychologically connect the various living/activity areas through
closer proximity of residential areas and supporting commercial uses, common design
elements, and inclusion of community amenities such as parks and schools. The
connections should promote community identity.
Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for intensification. It is a
further goal of the community to link the timing of development with the installation of public
infrastructure including utilities, multi-modal transportation system, parks and open space.
Objectives. In defining the growth pattern and timing of development, Ames seeks the
following objectives.
5.C. Ames seeks the continuance of development in emerging and infill areas where
there is existing public infrastructure and where capacity permits.
Goal No. 6. It is the goal of Ames to increase the supply of housing and to provide a wider
range of housing choices.
Objectives. In increasing housing opportunities, Ames seeks the following objectives.
6.C. Ames seeks to establish higher densities in existing areas where residential
intensification is designated with the further objective that there shall be use and
appearance compatibility among existing and new development.
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Attachment D, Cont.
Applicable Regulations
• Ames Municipal Code Chapter 29, Section 1507, Zoning Text and Map Amendments,
includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
• Ames Municipal Code Chapter 29, Section 1203, Planned Residence District,
includes a list of uses that are permitted in the zone and the zone supplemental
development standards that apply to properties in those zones.
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Attachment E
Findings Regarding Planned Residential District Development Principles.
The Plan modifications are reviewed below with respect to the following development
principles in Ames Municipal Code Section 1203(2). (For an existing PRD, "underlying
zoning"referred to in the criteria statements is not applicable.)
1. Provide for innovative and imaginative approaches to residential
development that would not occur as a result of the underlying zoning
regulations.
The layout of the proposed townhomes with private streets allows for a front
entries of the units to be oriented to Wilder Avenue with detaches garages in the
rear of the lots which would not be permitted under a base FS zone. A base FS
zoning would require the use of public street and the subdivision code would
prohibit the use of double frontage lots in a residential subdivision except were
need for separation from and arterial street or due to topographic or orientation
issues. The PRD allows for the application to front the development onto Wilder
Avenue while eliminating the multiple driveway access from Wilder with the use
of the private street. This is an appropriate use of PRD principles to create a
desirable housing type that differentiated from other housing options within the
base zone.
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 townhome style units are a new unit type for the existing single family units
of Sunset Ridge. The development layout is efficient and maintains a density of
12.6 units per net acre which is anticipated in the Village Suburban Residential
Land Use designation as well as within the medium density base zone density
requirements. The use of the townhome layout also allows for a great amount of
open space and common area for the development.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
The townhome units are a new unique unit type of Sunset Ridge and will be
constructed on individual lots to individual ownership and occupancy.
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 proposed townhomes are two stories, with basements, with one story
detached garages which is similar in design with many of the existing single
family homes in Sunset Ridge neighboring to the north of the proposed
development. The layout of the units are in such a manner to allow the garage to
all be interior loaded from the private drive, eliminating multiple driveway cuts off
of Wilder Avenue. Buffering is proposed though the use of landscaping along the
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north side of the townhome development to help screen areas of the private
street from the rear yards of the neighboring single family homes. The submitted
plan indicates the trees required for the buffer but is very lacking in the amount of
shrubs indicated on the plan from the minimum intended for this type of buffer.
Staff would suggest a revision of the landscape plan to include the clustering of
additional shrubs along the north property lines to meet the intent of the L3
screen buffer for the PRD.
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 architectural design promotes unit identity and orientation to public spaces.
This is a positive design approach that typically supports a walkable environment
that relates to its surroundings and does isolate individual homes. The Plan
provides parking spaces that exceed the minimum requirement of the zoning
code. The overall organization and layout of the site is oriented to the address
potential concerns of the surrounding neighborhood, with further development of
the landscape buffer, and accommodates the required common open space
requirements of the PRD. The connection to the existing sidewalk and trail
system helps to incorporate this style of residential development with the existing
single family homes of Sunset Ridge subdivision. As entry level housing, the
project attempts to use common building materials to fulfill the desired character
for the homes. It principles relies upon vinyl siding and some basic architectural
features of covered entries and slight modulation in the roof line. Staff believes
that adding a base material to the foundation will help to add character to the
homes style.
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.
Currently the vacant property is fairly flat with no natural topographic or
landscape features that could be incorporated into the development. A grading
plan has been submitted which identifies the changes being made to the site to
accommodate the proposed development.
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.
All utilities are available for the existing properties. No changes to the street
system are proposed. The Public Works Department has reviewed the storm
water management plan and finds that the proposed development can meet the
required storm water quantity and quality measures by use of the proposed on-
site detention area and underground chamber storage.
15
Attachment F
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
addressed below. Refer to Table 29.1203(5) for the detailed standards.
1. Area Requirement. A minimum of two (2) acres shall be required for all
areas developed as F-PRD.
The subject site includes 6.81 acres.
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 proposed density of the development is 12.6 units per net acre. A total of 40
single family attached residential units are proposed. The applicant notes a net
acreage of 3.17 acres to determine the final net density for the site. This density
in consistent with the FS-RM base zone which could be approved under the
currently land use designation.
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 proposed buildings are two story attached residences with one story
detached garages. This is compatible with the existing single family home of
Sunset Ridge.
4. Minimum Yard and Setback Requirements.
The proposed buildings will be 25 feet from the front lot lines abutting Wilder
Avenue. Properties fronting on the open spaces to the west and east have a
reduced setback of 11 feet as they are not fronting on a public street. The
garages are setback 22 feet from the edge of pavement along the private streets,
with building setbacks from the actual lot line proposed at 4 feet. A minimum side
yard setback of 8 feet is provided between the buildings and the side lot line of
the property in compliance with typical RM base zone standards.
5. Parking Requirements.
The Plan provides more than the number of required parking spaces. Each unit
will have a two-car detached garage with additional parking on the driveways.
Each side of the development will also be provided a parking lot with additional
overflow guest parking.
17
6. Open Space Design Requirements.
Common open space (approximately 40%) is provided on both the west and east
sides of the development which will be maintained by the home owners
association. This meets the requirements of the F-PRD zone. A system of
interconnected sidewalks along with the public trial system provides for access
and pedestrian use throughout the development as well as connection to the
Sunset Ridge subdivision.
7. Open Space Area Requirement.
Forty percent of the property is required to be open space, in this case 118,583
square feet or 40% of the lot area is provided for common open space. Additional
private open space is provided on each lot between the residence and the
garages. Open Space is currently defined as "useable open space designed and
intended for the use of all residents." Common Open Space includes areas
planned for active or passive recreation as well as areas of recreational activities
such as swimming pools, tennis courts, shuffleboard courts, etc., but not
including areas within required setbacks. A system of interconnected sidewalks
along with the public trial system provides for access and pedestrian use
throughout the development as well as connection to the Sunset Ridge
subdivision.
8. Open Space Improvements and Amenities.
The Plan includes passive open space, with an internal pathway system, to
connect to the existing shared use path system of Sunset Ridge.
9. Maintenance of Open Space and Site Amenities.
The development is a townhome development and all common open spaces are
maintained by a home owner association.
18
Attachment G
Major Site Development Plan Criteria.
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased runoff of
surface water to adjacent and downstream property.
The Public Works Department has reviewed the storm water management plan and
finds that the proposed development can meet the required storm water quantity and
quality measures by use of proposed on-site detention options.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within
the capacity limits of those utility lines.
The existing utilities were reviewed and found adequate to support the anticipated load
of 40 dwelling units.
3. The design of the proposed development shall make adequate provision for
fire protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The fire inspector has reviewed access and fire truck circulation and found that the
needs of the fire department are met. The main access into each site is a dead end
private street; however, the parking area provided on each site allows the turnaround
space needed for fire access.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
It is not anticipated that this proposed development will be a danger due to its location
on the site.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
Currently the vacant property is fairly flat with no natural topographic or landscape
features that could be incorporated into the development. A grading plan has been
submitted which identifies the changes being made to the site to accommodate the
proposed development.
6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
hazards to adjacent streets or property.
No access is provided off Lincoln Way to the development lots. The proposed
development will provide two access points off Wilder Avenue to each of the two lots.
The on-site sidewalks will connect with the existing sidewalk along Lincoln Way as well
to the existing trail connection and sidewalks through Sunset Ridge Subdivision.
19
7. The design of outdoor parking areas, storage yards, trash and dumpster
areas, and other exterior features shall be adequately landscaped or screened
to minimize potential nuisance and impairment to the use of adjoining
property.
The general development standards of the zoning ordinance have been met. Each unit
will provide their own private residential garbage collection. The parking lots design
meets the design and layout standards of the zoning code.
8. The proposed development shall limit entrances and exits upon adjacent
streets in order to prevent congestion on adjacent and surrounding streets
and in order to provide for safe and orderly vehicle movement.
Two new access points will be provided to Wilder Avenue for the development. There is
capacity within the existing street layout to accommodate the expected traffic from this
townhome development.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship
to adjacent property or streets.
No specific lighting has been proposed for the development. All lighting will be required
to be approved by staff prior to installation and will be required to meet the requirements
of the Outdoor Lighting Code.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
to acceptable levels as prescribed in other applicable State and City
regulations.
The proposed residential use is not expected to generate and nuisances.
11. Site coverage, building scale, setbacks, and open spaces shall be in
proportion with the development property and with existing and planned
development and structures, in adjacent and surrounding property.
The layout of the buildings proposed meet the development standards of the PRD
zones for setbacks, building size, site coverage, and open space requirements. The
building design and layout oriented to Wilder Avenue allows for the areas of activity to
be focused near Wilder Avenue and the common open space areas and away from the
residential properties to the north. Additional buffering along the north property line
should be accommodated to help with additional buffering of the single family homes
between the two residential housing types. The proposed height and scale of the
proposed buildings (limited to four and two unit buildings) is compatible with the
character and scale of the surrounding single family homes. Common and private open
areas meet the quantitative standards of the code. Additional landscaping is required to
meet the minimum intent of the buffer requirements of the PRD district.
20
Attachment H
Major Site Development Plan Documents
Attached as separate document.
22
DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Judy K.Parks,Ames City Attorney,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5146
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010 Phone:515-239-5105
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES,IOWA,AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES,IOWA,BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OF AMES,IOWA;REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in
Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the
boundaries of the districts established and shown on said Map in the manner authorized by
Section 29.1507 of the Municipal Code of the City of Ames,Iowa, as follows: That the real estate,
generally located at 125 and 130 Wilder Avenue,is rezoned from Convenience Commercial Node
(CVCN)to Planned Residential District(F-PRD).
Real Estate Description: Lot 1 and Lot 2 of Sunset Ridge Subdivision, 3`d Addition.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of ,
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
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