HomeMy WebLinkAboutA002 - Commission Action Form dated October 21, 2015 ITEM #: 6
DATE: 10-21-15
COMMISSION ACTION FORM
REQUEST: REZONE PROPERTY LOCATED AT 101, 105, AND 107 SOUTH
WILMOTH AVENUE FROM RESIDENTIAL HIGH DENSITY (RH) WITH
THE UNIVERSITY WEST IMPACT OVERLAY TO RESIDENTIAL HIGH
DENSITY (RH) AND TO REZONE THE PROPERTY LOCATED AT 205
SOUTH WILMOTH AVENUE FROM RESIDENTIAL LOW DENSITY (RL)
TO RESIDENTIAL HIGH DENSITY (RH).
BACKGROUND INFORMATION:
Breckenridge Group Ames Iowa, LLC is requesting rezoning for property located at 101,
105, 107, and 205 S. Wilmoth Avenue. The four lots proposed for rezoning contain 8.91
acres and are currently zoning Residential Low Density (205 S. Wilmoth) and
Residential High Density with the University West Impact Overlay (101, 105, and 107 S.
Wilmoth). (See Attachment A, Location and Current Zoning Map.) The developer of the
sites proposes the development of a mixed residential and commercial development
and is requesting a rezoning from RL to RH for 205 Wilmoth and from RH with the West
University Impact overlay to the base RH zoning. (See Attachment C, Proposed Zoning
Map)
Total development of the properties will be required to be consistent with the approved
Settlement Agreement from July 28, 2015 between the City of Ames and Breckenridge
Group that would allow for future development of a residential use of up to 422 beds
and the development of between 15,000 and 40,000 square feet of commercial
development as mixed use. The property owner has also agreed to a three-story height
limit for development of the sites. A contract rezoning will be needed with these
conditions to ensure development consistent with these provisions of the settlement
agreement.
City Council recently approved a minor Land Use Policy Plan Amendment for the
subject properties to allow for such development. See Attachment B, Existing LUPP
Map. The Amendment placed a commercial designation along Lincoln Way for the
purpose of having mixed- use commercial buildings and had high density residential on
the remainder of the site to allow for apartment development. The LUPP map shows the
general boundaries of land use designation for these two uses and are not meant to be
a precise delineation for future development of the sites.
The site abuts low density zoned development to south, a majority of the land to the
west is low density with one commercial site along Lincoln Way, to the north is split
zoning of low density residential and commercial, and properties to the east are mostly
low density residential with RH West University Impact zoning along Lincoln Way.
Under the regulations for RH zoning, commercial uses such as office, retail sales, and
restaurants are permitted through approval of a Major Site Development plan if the area
of such use exceeds 5,000 square feet. In this case a Major Site Developrrient Plan
1
would be required after rezoning of the property due to the requirement of the
settlement agreement for development of at least 15,000 square feet of commercial.
The RH zone for residential uses has a limit of 38.56 units per acre. A wide variety of
multiple family housing types are principally allowed with RH zoned areas under the
High Density designation. To provide context to the size of the site and the proposed
rezoning with the 422 bed limitation agreed upon by the applicant, staff estimates an
average of three bedrooms per unit for a total of 141 units split between 3 acres of
commercial and 5.5 acres of residential. This would yield approximately 15-30 mixed
use apartments above commercial and 110 to 125 stand alone apartment units. The
average density for such a configuration would be 17 units per acre with a residential
density of approximately 22 units per acre. However, this is only one example of how
development could occur under the proposed designations; there are many alternative
configurations to this example that are not actually known at this time.
The applicant is also requesting removal of the existing West University Impact Overlay
zone on the three parcels (.55 acres) fronting on Wilmoth (101, 105, and 107 S.
Wilmoth). The overlay does not extend across the remainder of the site. Buildings
developed within the Overlay are subject to a 4-story height limit, additional front yard
landscaping, architecturally design front entrances, and a 25% higher parking rate.
The attached addendum includes additional information and analysis of the rezoning
proposal.
ALTERNATIVES-
1. The Planning and Zoning Commission can recommend that the City Council
approve the request for rezoning for the properties at 101, 105, and 107 South
Wilmoth Avenue from Residential High Density (RH) with the University West Impact
Overlay to Residential High Density (RH) and rezoning of the property located at 205
South Wilmoth Avenue from Residential Low Density (RL) to Residential High
Density (RH), based upon the applicant's project description and staff's analysis, as
found in the addendum, and subject to the following items to be included in a as
conditions of approval of the rezoning request:
A. Breckenridge develop not more than 422 beds of housing for no more than
422 residents spread across the "Enlarged North Parcel",
B. Breckenridge develop a minimum of 15,000 square feet of commercial space
up to a maximum of 40,000 square feet on the first floor of those buildings
that have frontage on Lincoln Way;
C. None of the buildings on the lot may exceed three stories in height.
2. The Planning and Zoning Commission can recommend that the City Council split
zone the site to approximately 3 acres of Highway Oriented Commercial and 6 acres
of Residential High Density with a proper legal description prepared prior to adopting
the ordinance.
3. The Planning and Zoning Commission can recommend that the City Council
approve the requested rezoning of property with modified conditions of rezoning.
2
4. The Planning and Zoning Commission can defer action on this request and refer it
back to City staff and/or the applicant for additional information.
RECOMMENDED ACTION:
The subject site was recently the subject of an LUPP Amendment to provide for mixed
use commercial development and apartment development. Review of the RH Checklist
indicates the site scored high with the tool due to its proximity to a variety of services
and access to transit. The site scores high on the tool because of its proximity to a
variety of daily services (commercial, parks, etc.) and employment centers including ISU
campus. Although project design details are not available at this time, the limits on
intensity of use and height along with tax abatement incentives for design features are
an approach to help ensure compatible and desirable future development of the site.
Individual site layout and design issues will have to be considered in more depth when a
site plan is available for review.
The designation of the LUPP amendment to HOC for the frontage of the property along
Lincoln Way was intended to allow for the future development of a mixed residential and
commercial development type on the property either through the recently approved
mixed use overlay, or as requested through the use of the commercial opportunities
allowed under the RH zone. With the completion of the development contract in
combination with the proposed zoning request for the site, staff feels the intent of the
land use designation for a commercial function on the Lincoln Way frontage is being
provided and therefore can be found to conform to the LUPP. It will be important at the
site plan stage of the development to confirm that the commercial component does in
fact meet commercial development interests and that the site overall includes suitable
transitions between the proposed uses on the site as well as with the surrounding
commercial and residential uses abutting the property.
Prior to the development of the site infrastructure adequacy will be verified in connection
with the Major Site Development Plan criteria. Sanitary Sewer service will be verified by
the Public Works Department based upon a precise project description. Additionally,
evaluation of the traffic generated by the project and their access points will be required.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Planning and Zoning Commission act in accordance with Alternative #1,
which is to recommend that the City Council approve the rezone request for the
properties at 101, 105, and 107 South Wilmoth Avenue from Residential High Density
(RH) with the University West Impact Overlay to Residential High Density (RH) and
rezoning of the property located at 205 South Wilmoth Avenue from Residential Low
Density (RL) to Residential High Density (RH), subject to the noted terms of a
development contract.
3
ADDENDUM
REZONING BACKGROUND:
Existing Land Use Policy Plan. The LUPP designation of the subject area is Highway
Oriented Commercial on the Lincoln Way frontage with High Density Residential on the
remaining area of the site. This revision to the LUPP was recently approved by the City
Council. An existing LUPP map of the immediate area can be found in Attachment B.
The intent of the Highway Oriented Land Use designation is for commercial uses that
are appropriate for strip developments along the frontage of major thoroughfares such
as Lincoln Way in this case. While the Highway Oriented Land use designation does
not strictly allow for a mixed commercial/residential land use, the commercial uses
typical of this type of strip development is compatible with a mixed use development
and can be seen to be appropriate for this area of Lincoln Way. With the requirements
of the settlement agreement for mixed use development, and the use of a zoning
contract to effectuate the terms for commercial uses the proposed request, while even
under residential zoning, can be seen to be compatible with the intended land use of the
Highway Oriented Commercial designation of the LUPP.
The area of the property not fronting on Lincoln Way has been designated at High
Density Residential in the LUPP. The High Density Residential Designation is described
in the LUPP as a development density exceeding 11.22 units per acre. The LUPP does
not include a stated maximum density, but the corresponding zoning of RH has a limit of
38.56 units per acre. A wide variety of multiple family housing types are principally
allowed with RH zoned areas under the High Density Land Use Designation. Due to the
size of the site, appropriate transitions appear to be able to be incorporated into the
design of the site in a manner that is consistent with other commercial areas to the west
of the subject site that will interface with the proposed residential properties.
The applicant has provided support materials (found in Attachment E) regarding the
proposed rezoning and its conformance with the Land Use Policy Plan.
Zoning. The subject parcels are currently zoned Residential Low Density (RL) on the
205 Wilmoth parcel (previously the school track property) and High Density Residential
(RH) on the three acquired parcels fronting on South Wilmoth Avenue. The three
properties zoned RH also are encompassed within the West University Impact Overlay
zone. The applicant is requesting rezoning for a mixed residential and commercial
development in the Residential High Density (RL) zone. The applicant is also requesting
removal of the existing West University Impact Overlay zone on the three parcel fronting
on Wilmoth (101, 105, and 107 S. Wilmoth). The properties to the north and northeast
of the subject sites are zoned HOC and RL and properties to the west, south, and east
are zoned RL with some RH zoned properties west of the site.
With the required use of the property as a mixed use development, the split in the LUPP
designation of the site could allow for both HOC and RH zoning districts to be
compatible with the existing LUPP designation. As requested, the RH zone permits
commercial uses and can comply with the commercial requirement of the development
while also allowing for a range of residential uses. Based on the minimum 15,000
4
square feet of commercial area required for the development within the settlement, the
approval of a Major Site Plan will be required after approval of the zoning prior to
development of the properties.
The RH zone does not have any specific site layout or design requirements other than
the base zone bulk/density development standards. General parking and landscape
requirement will apply. However, the Major Site Plan criteria triggered by the amount of
commercial space will allow for site design and layout review including such elements
as building scale and placement, drainage, landscaping, vehicular and pedestrian
access, parking and circulation as well as safety requirements.
The HOC zone could also be requested to meet the commercial requirements, however,
would not permit the residential uses above the commercial space as a base zone. The
mixed use overlay would have to be applied to a HOC zoning request to address an
allowance for mixed use buildings with residential uses above the first floor commercial
space. This designation would require the submittal of a Major Site Plan at the time of
the rezoning request to show compliance with the standards and guidelines of the
mixed use overlay including such elements and building orientation, parking, access,
FAR, minimum commercial area, interior building heights, etc. Staff believes these
Mixed Use guidelines will still be appropriate to be considered and applied to any
mixed use development along Lincoln Way, regardless of the base zoning. Base
HOC zoning has other slight differences in its development standards compared to RH.
Differences could include landscaping open space percentage of 15%, reduced
setbacks, and other minor differences.
The West University Impact Overlay area is intended to allow for increased housing
diversity and density in and around the University, while regulating uses by addressing
such items as location, height, landscaping and fencing, parking, and exterior fagade
materials. The overlay's most significant regulations compared to RH base zone
standards are the 4-story height limit, parking at a rate of 1.25 spaces per bedroom, and
enhanced landscaping. The removal of the overlay zone, as requested by the
application, does remove such regulations from the affected sites, however, the
requirements of the Major Site Plan for the overall project for the commercial uses on
the property will be able to address many of the same elements of the site regarding
site layout, landscaping and buffering. Additionally, the contract rezoning with a three
story height limit and bedroom limitation are more restrictive than the Overlay.
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table:
Direction from Existing Land Uses
Subject Property
Subject Property Vacant, Single and Multi Family Residential
North Commercial and Single Family Residential
East Single Family Residential
South Single Family Residential Uses
West Commercial, Single Family and Two Family
Residential
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Access. The properties have frontage on both Lincoln Way and S. Wilmoth Avenue.
Hilltop Avenue also dead ends along the south property line of the subject property. It is
anticipated that commercial access from Lincoln Way will be desired for the commercial
component of the project; however, residential access for the remainder of the site
should be designed off of the S. Wilmoth frontage.
Staff believes that reviewing localized effects of operations near the site and accessing
the site is the highest priority for understanding the potential traffic impacts of
development. A traffic study is usually triggered when at least 100 peak hour trips are
added to the transportation network. The scope of evaluation then depends on the
specific types of trips, nearby operations, and potential for project specific impacts. The
proposed development of the site within the limits of the development agreement would
likely exceed that 100 trip threshold and the Public Works Department would request a
specific evaluation based on the potential for significant impacts from a particular
project. Although we have existing traffic counts and projections for Lincoln Way
operations at key intersections, we do not have specific information at Wilmoth. This
means dealing with access from Lincoln Way and use of Wilmoth as a concentrated
point of access for the apartments will at a minimum necessitate a traffic evaluation at
the time of site plan review.
Additionally, it is noted that while there is existing transit service to the area by way of
existing routes and stops on Lincoln Way, the current CyRide service in the area is at
capacity. This site would have immediate access to the system along Lincoln Way.
Infrastructure. Access to existing sewer and water infrastructure is available to the site
from both Lincoln Way and S. Wilmoth Avenue. Staff finds that the capacities of
sanitary sewer, water, and traffic access are acceptable to plan for the more intense
development on this site. Verification of sewer capacity is required in this area as part of
a sewer master planning and modeling efforts that are underway. Any specific
improvements needed for a particular development type or configuration can be
identified and addressed Major site development plan review stage. Easements needed
for the site utilities can be addressed through the future consolidation of the lots as part
of the Plat or at the time of Site Plan review of the property.
Urban Revitalization. The City Council has a separate issue from the rezoning request
that directed establishment of an Urban Revitalization Area with an incentive of tax
abatement for a project includes specific features relating to site design. A number of
the items related to commercial standards and minimum compatibility features for
apartment development, such as brick facades, architectural entrances, roof types,
parking, minimum fencing and buffer standards. It should be noted the tax abatement
incentives are not mandatory conditions of development unless the property owner
seeks the property tax abatement incentive. A list of the draft tax abatement
prerequisites is included as Attachment F.
Applicant's Statements. The applicant has provided an explanation of the reasons for
the rezoning. See Attachment E.
6
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the applicant's request, staff makes the following findings of fact:
1. Ames Municipal Code Section 29.1507(2) allows owners of fifty percent (50%) or
more of the area of the lots in any district desired for rezoning to file an application
requesting that the City Council rezone the property.
2. The subject property has been designated on the Land Use Policy Plan (LUPP)
Future Land Use Map as "Highway Oriented Commercial" and "Residential High
Density".
3. The "Residential High Density" and the "Highway Oriented Commercial" land use
designation of the LUPP can be determined to support the "RH" (Residential High
Density) zoning designation. Multiple-family residential uses as well as
commercial land uses can be developed in the RH, provided a contract obligates
the zone to a minimum area of commercial space, the RH zoning request can be
determined to meet the goals of the Highway Oriented Land Use designation.
4. Infrastructure is generally available for development of the properties. Verification
of capacity for a specific project will occur prior to project approval. Necessary
easements for service line connections will be determined at the Site Plan review
stage.
5. Access to this site is from Lincoln Way and South Wilmoth Avenue both being
public street rights-of-way.
Public Notice. Notice was mailed to property owners within 200 feet of the subject sites
and a sign was posted on the subject property.
Representatives of the local neighborhood have submitted a petition with 23% of the
owners within 200 feet of site objecting to the rezoning of the site. This means that at
the time of a City Council consideration of the request, it would require an affirmative
vote by 5 of the 6 City Council members for the rezoning to be approved.
7
Attachment A: Location and Current Zoning
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Attachment B: Land Use Policy Plan Map [Excerpt]
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Attachment C: Proposed Zoning Map
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10
Attachment D: Applicable 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.
Goal No. 1. Recognizing that additional population and economic growth is likely, it is
the goal of Ames to plan for and manage growth within the context of the community's
capacity and preferences. It is the further goal of the community to manage its growth
so that it is more sustainable, predictable and assures quality of life.
Goal No. 2. In preparing for the target population and employment growth, it is the goal
of Ames to assure the adequate provision and availability of developable land. It is the
further goal of the community to guide the character, location, and compatibility of
growth with the area's natural resources and rural areas.
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.
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.
Goal No. 6. It is the goal of Ames to increase the supply of housing and to provide a
wider range of housing choices.
• 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 704, Residential High Density, includes a
list of uses that are permitted in the RH zoning district and the zone development
standards that apply to properties in that zone.
11
Attachment E: Applicant Statement
Aspen Heights Development
Rezoning Application
Applicant Statement
3. A written explanation of the reasons for the requested rezoning.
The subject property is currently made up of two different zonings as described
below in item 3. It is the intent of the applicant to rezoning the property,as
described in item 4,to allow for a mixed use development made up primarily of
apartment style housing with a limited amount of commercial area along Lincoln
Way.
2. A written explanation of the consistency of this rezoning with the Land Use Policy Plan
(LUPP).
The requested rezoning is consistent with the goals described in Chapter One,
"Planning Base"of the LUPP in the following ways:
a. Planning and management of growth
Additional land is needed to allow for residential growth. Rezoning this
property would help the Ames community in achieve their goals.
b. Developable area provisions
This rezoning will convert the property to a use conforming to the City's
long range plan and goals,while also conserving land resources at the
peripheral of Ames for future grow and development.
c. Environmental-friendliness
As the property exists today,the community is seeing little to no benefit to
the natural and visual environment. As a grass field void of existing trees
and landscaping,the property is not inviting from a visual or habitat
prospective. As required by the development criteria of Ames,
development of this property will includes trees,landscaping,and water
quality features,that will enhance not only the visual appearance of the
property and a sense of place for those living there,but also provide
additional animal habitat within the urban core of the community.
d. Sense of place and connectivity
As proposed,this rezoning will create a mixed use development. Mixing
uses of residential and commercial/retail will develop a sense of place
where residents may be able to live and shop without leaving the overall
development. Reducing the need for residents to travel on the existing
transportation system.
e. Cost-effectiveness and efficient growth pattern
By rezoning a property within the urban core,this development will be able
to use existing utilities and other City infrastructure systems already in
place. This inherently reduces the cost of development,along with
immediate and long term costs to the City.
12
Attachment E: Applicant Statement, Cont.
f. Housing opportunities expansion
The major use as proposed by this zoning is residential. Goal No.6 states,
"it is the goal of Ames to increase the Supply of housing..."By rezoning
this property from Low Density to High Density,the rezoning will do just
that. Additional housing will be added to the community providing for
more choice among the Ames residents.
g. Mobility and alternative transportation
When planning and locating multi-family developments, it is important that
they are located on or in close proximity to major transportation
thoroughfares. The property is located along Lincoln Way,a major corridor
through the City of Ames.
h. Downtown as a central place
This zoning does not propose any activities that would duplicate those
offered by Downtown,or in anyway,diminish the role of Downtown as a
community focal point.
L Economic expansion and diversification
With the inclusion of a commerciallretail uses within the development as a
whole,this will provide the opportunity for small business growth with a
defined consumer base within walking distance.
j. Cultural heritage preservation
The limits of the property included in the rezoning does not impact any
known historical or architecturally significant structures or areas.
3. Current Zoning of the subject property.
Refer to attached Figure 1:
Area A: Residential Low Density"RL"
Area B: Residential High Density"RH"wl W.University Impacted District
4. Proposed Zoning of the subject property.
Refer to attached Figure 1:
Area A: Residential High Density"RH"
Area B: Residential High Density"RH"
5. Proposed use of the property in sufficient detail to determine code compliance.
The development,as currently proposed,is to re-develop the property from an
institutional use to and multi-family apartment style complex along with a small
amount of retaillcommercial space to be located along Lincoln Way. The
development shall be designed to meet current City codes,for not only building
construction,but landscaping and buffering,parking,stormwater management,
and traffic distribution.
13
Attachment E: Applicant Statement, Cont.
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14
Attachment F: URA DRAFT Qualifying Criteria
1. All buildings shall use clay brick as the principal building material for 80% of the front
facades, excluding openings. The remaining facades shall incorporate clay brick or cut
stone into 50% of the fagade materials.
2. Buildings used solely for residential and accessory uses shall utilize hipped or gabled
roofs. Mixed-use buildings are exempt from this standard.
3. The project shall provide additional commercial parking in excess of the retail/office
parking rate of 3.3 spaces per 1,000 square feet of gross commercial floor area. A
minimum of 20% of the commercial floor area shall provide parking at a rate of 9 spaces
per 1,000 square feet of gross commercial floor area for the first 30,000 square feet of
gross floor area.
4. A clubhouse, as defined in the Zoning Ordinance, shall not be permitted on the ground
floor of a commercial mixed use building.
5. Ground floor commercial uses of mixed use buildings must be a permitted use of the
HOC base zone for Office Uses; Retail Sales and Services Uses; Entertainment,
Restaurant, and Recreation; and miscellaneous use of childcare.
6. Typical commercial tenant footprint shall have a minimum depth of 40 feet.
7. Commercial areas shall have a floor to ceiling height of a minimum of 12 feet.
8. Primary entrances to residential buildings shall include covered entries with architectural
enhancements.
9. The residential project shall receive and maintain certification for the Iowa Crime Free
Multi-Housing Program administered by the Ames Police Department.
10. The project shall utilize a Sign Program for commercial tenants that provide a cohesive
design and lighting style to the site. Sign Program will allow for wall signage per the Sign
Code. If a commercial ground sign is constructed, it is restricted to a single monument
sign along Lincoln Way and shall include a decorative base compatible with the
commercial buildings finishes and have an opaque sign face background. The Sign
Program must be approved by the Planning Director.
11. The project shall provide landscape buffering with the L3 and F2 standards in a
minimum of a 10-foot-wide planter along the perimeter property lines of the site.
12. The project shall provide street trees, per City specifications, along Wilmoth Avenue.
13. No balconies shall face the perimeter of the site.
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RH Site Evaluation Matrix
RH Site Evaluation Matrix Project Consistency
High Average Low
Location/Surroundings
Integrates into an existing neighborhood with appropriate interfaces and
transitions
High=part of a neighborhood, no significant physical barriers, includes transitions; x
Average=adjacent to neighborhood, some physical barriers, minor transitions;
Low=separated from an residential existing area, physical barriers, no transitions
available
Located near daily services and amenities (school, park,variety of commercial)
High=Walk 10 minutes to range of service;
Average=10 to 20 minutes to range of service; X
Low=Walk in excess of 20 minutes to range of service.
*Parks and Recreation has specific service objectives for park proximity to
residential
Creates new neighborhood, not an isolated project (If not part of neighborhood,
Does it create a critical mass or identifiable place, support to provide more X
services?)
Located near employment centers or ISU Campus (High=10 minute bike/walk or 5
minute drive;Average is 20 minute walk or 15 minute drive; Low=exceeds 15 X
minute drive or no walkability)
Site
Contains no substantial natural features on the site (woodlands, wetlands, X
waterways)
Located outside of the Floodway Fringe X
Separated adequately from adjacent noise, business operations, air quality(trains, X
highways, industrial uses, airport approach)
Ability to preserve or sustain natural features X
Housing Types and Design
Needed housing or building type or variety of housing types X
Architectural interest and character X
Site design for landscape buffering X
Includes affordable housing(Low and Moderate Income)) X
Continued next page...
Transportation
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r +
Adjacent to CyRide line to employment/campus
High=majority of site is 1/8 miles walk from bus stop; X
Average= majority of site 1/4 mile walk from bus stop;
Low= majority of site exceeds 1/4 miles walk from bus stop.
CyRide service has adequate schedule and capacity
High=seating capacity at peak times with schedule for full service X
Average=seating capacity at peak times with limited schedule
Low=either no capacity for peak trips or schedule does not provide reliable service
Pedestrian and Bike path or lanes with connectivity to neighborhood or commute X
Roadway capacity and intersection operations (existing and planned at LOS C) X
Site access and safety X
Public Utilities/Services
Adequate storm, water, sewer capacity for intensification
High=infrastructure in place with high capacity
Average=infrastructure located nearby, developer obligation to extend and serve X
Low=system capacity is low, major extension needed or requires unplanned city
participation in cost.
Consistent with emergency response goals
High=Fire average response time less than 3 minutes
Average=Fire average response time within 3-5 minutes X
Low=Fire average response time exceeds 5 minutes, or projected substantial
increase in service calls
Investment/Catalyst
Support prior City sponsored neighborhood/district investments or sub-area X
planning
Creates character/identity/sense of place X
Encourages economic development or diversification of retail commercial (Mixed X
Use Development)
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