HomeMy WebLinkAboutA005 - Council Action form dated July 12, 2016 S
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ITEM #: 27
DATE: 07-12-16
COUNCIL ACTION FORM
SUBJECT: REZONING, MAJOR SITE DEVELOPMENT PLAN, AND PRELIMINARY
PLAT FOR 3599 GW CARVER AVENUE (SCENIC POINT
SUBDIVISION)
BACKGROUND:
Hunziker Christy Shirk builders, Inc. is requesting a Planned Residential Development
(PRD) rezoning and approval of a Major Site Development Plan for the property at 3599
GW Carver Avenue to allow for the construction of 7 single-family detached housing
units along a dead end private street. The subject site totals 4.23 acres and includes
Parcel J, which was annexed into the city on July 14, 2015, and also includes a small
area of Outlot A of Scenic Valley Subdivision previously platted north of the subject site.
(See Attachment A Location and Existing Zoning Map).
The owner requests rezoning of the parcels from Agriculture (A) and Suburban
Residential Low Density (FS-RL) to Planned Residential District (F-PRD) as an
allowable zoning district for the Land Use designation of Village/Suburban Residential.
(See Attachment C, Proposed Zoning). The concurrent review of a Major Site
Development Plan is required with a request for F-PRD zoning. A preliminary plat
is also required for the creation of the single-family home lots. The preliminary
plat also serves as the site plan for the project as it identifies the required
improvements to the property and the common areas.
Approval of a PRD sets a base density standard for the development, but sets 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). In this PRD no
unique bulk standards for the individual lots have been proposed, therefore, the bulk
standard for such items as maximum height and minimum building setbacks would be
set by the FS base zone (FS-RL) supplemental development standards for single-family
homes. The private street is the primary difference between this development and
a conventional development.
There is a single point of access from GW Carver Avenue on to the private street,
Scenic Point. The site abuts the Scenic Valley Subdivision to the north, which is a mix of
single family detached and single family attached residential units. To the east the
project abuts single family homes that are outside the city of Ames corporate
boundaries. To the west and south the proposed development area abuts vacant
agricultural areas which are located mostly within the Flood Plain. South and west of
the previous home site on the subject property, the grades drop significantly which limits
the usable area of the site for development. A green space easement area is noted on
the site plan for conservation of the natural grades and landscaping of the existing site.
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Staff focused discussions of the layout of the site on the creating desirable lot
configurations while making sidewalk connections to Scenic Valley to the north to allow
for a connection of this small residential development area to a larger network of
sidewalks and shared use paths. The requirement to install a public sidewalk on both
sides of public right-of-way is a requirement of the Subdivision Ordinance (Section
23.403.14.a.); however, the city does not have specified private street standards. Staff
defaults to expectations that private streets provide the same level of convenience and
functionality as public streets, with some allowances for alternative configurations with
less right-of way area or alterations to geometry. These concepts are embodied in the
design of the private street without a cul-de-sac and design of a "hammerhead"
turnaround that meets Fire Code requirements. The project has also proposed to only
place a sidewalk on one side of the private street to provide pedestrian circulation.
Staff believes that sidewalks should be installed along the both sides of Scenic
Point private street to allow for sidewalk connections to all private lots in the
development and to be in line with the minimum public street requirements for
sidewalks on both sides of residential streets. Construction of the second
sidewalk does not affect the layout of the individual lots.
The City's PRD zoning is based upon the concept of providing for substantial open
space and to promote housing options that might not be available with conventional
subdivisions. The project proposal has a combination of private yard space and
conservation areas to meet the overall open space standards; however, the limitations
of a small site and the topography of the site limit the development's ability to have
amenity open space. Due to the topography of the development site and the small
scale of the site for a single family residential development, staff believes that while the
total amount of open space area is provided for in the project, the quality of usable open
space is lost with this development in comparison to the design of usable open space
areas typical of other PRD developments. Even without the common amenity space
outlined within the PRD standards, the project can be found to meet the intent of
the PRD with its integration into its surroundings and existing natural features of
the area, and its connections to the street and sidewalks systems.
Planning and Zoning Commission Recommendation: At a public hearing on June
15, 2016, the Planning and Zoning Commission voted (6-0) to recommend that the City
Council rezone the subject property, approve the Major Site Development Plan and
approve the Preliminary Plat for the Planned Residential Development at Scenic Point
subject to conditions. The Commission discussed the staff recommendation, which
included a condition of the Major Site Plan that a 5 foot sidewalk be installed along the
south side of the private street, Scenic Point. After discussion the Commission voted to
approve the project, without requiring the additional sidewalk along the south side of the
street. There were no comments by the public at the meeting. The Planning & Zoning
Commission Recommendation is noted as Alternative #2 in the Alternatives section of
this report.
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.
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ALTERNATIVES:
1. The City Council can approve the follow requests for the properties at 3599 GW
Carver Avenue:
A. Rezone the properties from Agriculture (A) and Suburban Residential Low
Density (FS-RL) to Planned Residential District (F-PRD); and
B. Approval of the Major Site Development Plan, subject to the following
conditions:
i. Approval of final plat for creation of the proposed residential lots as
depicted on the site plan;
ii. Recording of easements for public utility and the green space
easement area as noted on the site plan;
iii. Addition of a 5-foot sidewalk along the south side of Scenic Point;
C. Approval of the Preliminary Plat for Scenic Point Subdivision as submitted.
This is the staff recommendation which is to approve the rezoning, major site plan
and preliminary plat requiring installation of the sidewalk on the south side of Scenic
Point.
2. The City Council can approve the request for rezoning, Major Site Development
Plan, and Preliminary Plat for the properties at 3599 GW Carver Avenue,
A. Rezone the properties from Agriculture (A) and Suburban Residential Low
Density (FS-RL) to Planned Residential District (F-PRD); and
B. Approval of the Major Site Development Plan, subject to the following
conditions:
i. Approval of final plat for creation of the proposed residential lots as
depicted on the site plan;
ii. Recording of easements for public utility and the green space
easement area as noted on the site plan;
C. Approval of the Preliminary Plat for Scenic Point Subdivision as submitted.
This is the recommendation of the Planning and Zoning Commission to approve the
rezoning, major site plan and preliminary plat without installation of the sidewalk on
the south side of Scenic Point.
3. The City Council approve the request for Rezoning, Major Site Development Plan,
and Preliminary Plat for the properties at 3599 GW Carver Avenue, with modified
conditions.
4. The City Council can deny the request for Rezoning, Major Site Development Plan,
and Preliminary Plat for the properties at GW Carver 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.
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MANAGER'S RECOMMENDED ACTION:
Use of the PRD for a small site is not a typical approach to development within Ames.
The applicant has chosen this process due to the topographical limitations of the site
and to be able to propose the private street. The Major Site Development Plan review
component of the PRD is meant to review the specific design and landscaping issues
related to development that does not follow conventional development patterns. The
Preliminary plat illustrates the home lot configurations, open space areas, and utility
improvements. Staff believes the proposed development, when viewed as an
overall development, is appropriately situated and designed for the tight
constraints of the development site. The rezoning can be found to be consistent
with the LUPP in providing for additional single family housing options and the
maintaining of existing natural areas.
The private street is key to the development as the larger public right-of-way
requirements and cul-de-sac configuration would use substantially more of the buildable
lot area of the site. This would likely limit development of the property to five large lots.
Because of the location of the project with no need for future road connections and
limited access to the site, the private street meets the applicant's needs and does not
affect the City's interest for general circulation and access needs. The private street's
maintenance, including snow removal, will be the obligation of the future homeowners
and will not be a city responsibility.
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. Therefore, it is the
recommendation of the City Manager that the City Council approve Alternative #1,
thereby approving the request for Rezoning, Major Site Development Plan, and
Preliminary Plat for Scenic Point Subdivision with the noted conditions.
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ADDENDUM
PROJECT DESCRIPTION:
The project site is a parcel of land totaling 4.23 acres fronting on GW Carver Avenue.
The proposed include Parcel J, property annexed into the city on July 14, 2015 located
at 3599 GW Carver, and a parcel of land previously a part of Outlot A of Scenic Valley
Subdivision. The final plat for the subdivision will replat that portion of outlot A into the
new Scenic Point Subdivision that is under development to the north.
The proposed PRD project includes 7 single family detached residential lots ranging in
size from 10,981 square feet to 21,918 square feet. The units will front on a new private
street, Scenic Point, and will include common and private open spaces area to the west
and south of the development. The lots will be accessed from Scenic Point as the only
street access, and will include a fire turn around area (hammerhead) at the end of the
private street to meet minimum fire access needs. The parking for the development will
be provided on each of the single family home lots based on code requirement that
specifies that a minimum of 2 spaces per units be provided on each individual lot.
The proposed development has a 5-foot sidewalk connection along the west side of the
GW Carver frontage and along the north side of the new Scenic Point within the
proposed development area. The applicant is also proposing to connect the sidewalks,
both along the GW Carver frontage and along Scenic Point to the existing sidewalk
system of the existing Scenic Valley Subdivision to the north. The requirement to install
a public sidewalk on both sides of public rights of way is a requirement of the
Subdivision Ordinance (Section 23.403.14.a.); however as a private street with no
public right-of-way the subdivision code is silent. There is limited precedent on the
issue, but staff's approach to private streets is that they should provide the same
benefits as public streets with allowances for changes in configurations that do not
lessen their overall value for access and circulation. Staff believes that including
sidewalks is consistent with city policy in conventional developments and does not
impact the layout of the site. Installing sidewalk on the south side of Scenic Point to
allow for sidewalk connections to all private lots in the development would be in line with
PRD development principles and subdivision requirements for sidewalks on both sides
of residential streets.
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. Open Space is currently defined as "useable
open space designed and intended for the use of all residents, included space
dedicated to the public." Common Open Space includes areas planned for active or
passive recreation as well as areas of recreational activities. A minimum landscaped
open space requirement of 40% is required for the PRD zone. The overall project is
noted to provide 44% open space, which includes both outlot A (1.09 acres) as common
open space for the development and private open space (.78 acres) provided in the rear
yards of lots 1-5 as a green space easement. The sidewalk along GW Carver and along
the north side of Scenic Point allows for an interconnected sidewalk system and
provides for access and pedestrian use throughout the development as well as
connection to the Scenic Valley Subdivision. No dedicated common amenity space is
proposed for the development. This is atypical of a PRD, but the developer believes the
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small site and low density has limited ability to create such a space, or even a need due
to the low number of units.
Street trees are required per the subdivision code, Section 29.402, for residential
subdivisions along both sides of the street. The applicant is proposing street trees
along both sides of Scenic Point as indicated on the submitted Street Tree Planting Plan
in accordance with the minimum subdivision requirements.
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 single family detached development housing type could be developed
under the FS-RL regulations, however, the layout and site regulation associated with
the FS base zones does not permit the use of private streets 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
single family home lots with frontage on a private street. The FS base zone lot
development standards for single family homes will be required to regulate the
individual single family home construction for setback and building height.
Infrastructure. The site will be fully served by City infrastructure. Sanitary sewer and
water are available through connections to the north through the Scenic Valley
Subdivision. Electric Services will be supplied by Midland Power, as the development
area is not within the City of Ames electric service territory. Easements are shown on
the Preliminary Plat/Site Plan and any additional easements needed to accommodate
the proposed development for utilities will be recorded with the Final Plat at the time of
subdivision of the individual lots.
The Public Works Department has reviewed the submitted Storm Water Management
Plan for this subdivision and has determined that the development may require a partial
waiver of the requirements of the adopted Post Construction Storm Water Ordinance.
Staff is working with the applicant to determine compliance with the ordinance. Any
waiver approval of the ordinance needed will be required prior to approval of the
Preliminary Plat by the City Council.
Access. Vehicular access is provided to the site from GW Carver Avenue with
connection to a new private street, Scenic Point. Scenic Point is a dead end street
approximately 450 feet in length and terminating in a hammer head to accommodate a
fire truck turn around area. Parking will be provided on each single family home lot as
they are constructed.
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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 property as Village
Suburban Residential. The existing zoning of the property at 3599 GW Carver is
Agriculture (A) and the portion of outlot A of Scenic Valley Subdivision to be included in
the proposed PRD is currently zoned Suburban Residential Low Density (FS-RL). See
Attachment A and 8, Existing Zoning and LUPP Maps.
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
Location and Existing Zoning Map
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Attachment C
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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.
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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 single family development with a private street allows
for front lots lines of the properties to be oriented to Scenic Point as a private
street without the use of a public cul-de-sac, which would not be permitted under
a base FS zone. The use of a base FS zoning district would require the use of a
public street and large cul-de-sac occupying a greater area of the site than
necessary for the small single family development. The use of the hammerhead
turn around increases the number of lots available on the site and helps to limit
the encroachment of development into the natural topography of the site.
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 development layout is efficient and maintains a density of 3.76 units per net
acre which is anticipated in the Village Suburban Residential Land Use
designation as well as within the low density base zone density requirements.
The use of the single family layout allows for a large amount of open space and
common area for the development while maintaining the existing natural
topography and trees of the existing site.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
All units provided for in this development will be single-family detached
residential units. Even though it's a small development with only 7 lots, the
developer is providing some variety in lot sizes ranging from 10,981 square feet
to 21,918 square feet, which will also provide for some variety of housing styles
and prices.
4. Provide for flexibility in the design, height, and placement of buildings that
are compatible with and integrate with existing, developed neighborhoods
and the natural environment.
The developer is not proposing specific house designs for this PRD and has not
proposed any specified setbacks unique to the development for the proposed lot.
With the topography of the proposed lots, it is anticipated that the development
grading of the site will provide for construction of full or partial walkout
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basements; most houses will be adjacent to natural areas, with the focus of the
development being the natural areas, not the built environment. The
development will be similar in unit type and layout to developments to the north in
Scenic Valley and to the east in Northridge.
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.
As mentioned previously, there is no specific design theme proposed with this
development as this is solely a single family detached development. The
developer is providing the required open space for the development through the
use of the large open space at the lower area of the slopes on the site.
Being this is a single-family detached development, there will not be any off-
street parking facilities provided, as parking will be provided on each individual lot
through the construction of privates garages and driveways.
The developer is also proposing pedestrian connections to the northern
development of Scenic Valley though both the ROW frontage and through the
connection on the north end of Scenic Point.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
The site contains very steep topography and provides significant drops in grade
to the west and south property lines. This area also contains a tree line area
within the rear yards of lots 1-5 that the developer has proposed a green space
easement to maintain those existing grades and trees in their current condition.
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. Sanitary sewer and water are available through connection
to the north to the Scenic Valley Subdivision. Electric Services will be supplied
by Midland Power. The Public Works Department has reviewed the storm water
management plan and finds that the proposed development may need a waiver
to meet the required storm water quantity and quality measures. City staff is
continuing to work with the developer to finalize the plan.
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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 4.23 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 3.76 units per net acre. A total of 7
single family detached residential units are proposed. The applicant notes a net
acreage of 1.87 acres to determine the final net density for the site. This density
in consistent with the FS-RL 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.
As mentioned previously, there is no specific design theme proposed with this
development as this is a solely a single family detached development. In this
single family residential PRD, without specified bulk standards for the individual
lots, the bulk standard for maximum height and minimum building setbacks would
be set by the FS base zone supplemental development standards for single
family homes.
4. Minimum Yard and Setback Requirements.
Without specified bulk standards for the individual lots, the bulk standard for
minimum building setbacks and yards would be set by the FS base zone
supplemental development standards for single family homes.
5. Parking Requirements.
The Plan provides no public parking as the development is strictly single family
homes. The parking for the development will be provided on each of the single
family home lots based on code requirement that specifies that a minimum of 2
spaces per units be provided on each individual lot.
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6. Open Space Design Requirements.
The open space proposed includes both common and private open space areas
with outlot A providing the common open space and the green space easement
along the rear of lots 1-5 providing for private open space. 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 one side of Scenic Point
and the connections to the Scenic Valley Subdivision to the north provides for
access and pedestrian use throughout the development.
7. Open Space Area Requirement.
A minimum landscaped open space requirement of 40% is required for the PRD
zone. The overall project is noted to provide 44% open space, which includes
both outlot A (1.09 acres) as common open space for the development and
private open space (.78 acres) provided at the rear of lots 1-5 as a green space
easement. The common open space proposed will be maintained by the home
owners association. This meets the requirements of the F-PRD zone. A system
of interconnected sidewalks provides for access and pedestrian use throughout
the development as well as connection to the Scenic Valley Subdivision to the
north.
8. Open Space Improvements and Amenities.
The Plan includes passive open space in Outlot A and active area connections
with an internal pathway system to connect to the existing sidewalk system of
Scenic Valley Subdivision to the north.
9. Maintenance of Open Space and Site Amenities.
The development is a single family detached housing development and all
common open spaces are maintained by a home owner association.
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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 may need a waiver to meet the required storm
water quantity and quality measures. City staff is continuing to work with the developer
to finalize the plan but feels that the project can comply with the requirements. The
Storm Water Management Plan will need to be finalized prior to City Council approval of
the Preliminary Plat.
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 7 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 the site is a dead end
private street (Scenic Point); however, the hammer head turn around area provided at
the end of Scenic Point was found to be sufficient for fire truck 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.
The site contains very steep topography and provides significant drops in grade to the
west and south property lines. This area also contains a tree line area that the
developer has proposed a green space easement to maintain those existing grades and
trees in their current condition. 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
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hazards to adjacent streets or property.
The proposed development will provide only one vehicular access point off GW Carver
into the development for each of the 7 lots. The on-site sidewalks will connect with the
existing sidewalk along GW Carver as well as to the existing sidewalk/path system of
Scenic Valley Subdivision to the north.
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. Parking will be provided by
each single family detached housing lot by way of a private garage and driveway to
meet design 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.
One new access point will be provided to GW Carver Avenue for the development.
There is capacity within the existing street layout to accommodate the expected traffic
from this single family home 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 any 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 layouts of individual housing lots are proposed to meet the development standards
of the PRD zone site coverage and open space requirements for the development. The
construction of the individual residential units will comply with the FS base zone
supplemental developmental standards for single family home types. The proposed
housing type and layout of the development is compatible with the character and scale
18
of the surrounding single family home developments. Common and private open areas
meet the quantitative standards of the code.
19
Attachment H
Preliminary Plat/Major Site Development Plan Documents
Attached as separate document.
20
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