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HomeMy WebLinkAboutA001 - Email dated October 28, 2020 regarding Developer's Workshop Questions Developer's Workshop Questions Eloise Sahlstrom From: Eloise Sahlstrom Sent: Wednesday,October 28.2020 9:02 AM To: Eloise.Sahlstrom Subject: Developer Workshop TODAY! 1:30-3:00 pm As a reminder today we are holding a developer input session on small-lot zoning options at the Ames-Water Plant. If you have nut dwrC so already,pleases!el us bum il'yvrr n 111 he alJerrdirrg sa we Can app>'apriatclY ac conliruxlale required social distancing. _ • Developer&Planning Workshop—Small Lots&Increasing the Diversity of Housing • Wednesday,October 28,2020; 1:30-3:00 pm fnew tune • Ames'Water Treatment Plant Conference Room; 1800 E.13"Street;Ames,IA 50010 nie Ames'City Council lets a goal oi'supporting production of additional housing and a greater variety of housing in the City. City Council held a workshun on June 23''(Link to Staff Report)to review the City's zoning standards and comparison of other cities'Sn1a11 lot single-family residential standards. City Council asked staff to seek developer input on the following three specific concepts froin the June meeting: 1. Reduce base zoninglminimum lot size from 6,000 sq.ft.to 5,000 sq.11. a. Goal to provide slightly smaller lot size with the sane current building envelope on a site. Assume inininum lath%Nidtli and other standards remain the same. b. Process Approved as a subdivision.no addition zoning or site plan reviews needed. c. 1s this desirable in the market?What other changes or ideas should be considered ss•Ithin a base zoning district? 2. Variation of up to 20%of lots tvithin a subdivision firnn minimum standards,e.D.lot size and width. a. (Coal to provide flexibility for integrating housing choices within a development. b. Process:Approved as a subdivision,use master plan with initial zoning,no other specific zoning or site plan reviews. c. 1s this desirable in the market?What other changes or Ideas should be considered)within a base coning district? Create Planned Unit Development(PU D)tool. a_ Goal to provide titaxirnuan flexibility fur aspecific developmentplan with a focus on housing variety and design compared to die current F-PRD standard focus on open space.Also,would allow for private streets.Potentially an intill development tool with minitnuin size less titan 2 acres. b. Process:Apply as a zoning overlay that does mat chan=c the utdarlying maximum density. Requires master plan or site plan along,with a subdivision. c. Is this desirable in the market?What issues or processes would need to be addressed to balance design,thninf;,predictability? i. I:.g.1lousing orientation,prta•king,private sheen,usable space/�urd area,house size/proportions. The'Wednesday meeting is intended to be an open furtnn on Was related to smaller lot development in Ames. With your input,staff mill prepare a response back to Council and seek their direction on holy to proceed with a specific zoning text anieudiuent proposal. Please RSVP to the meeting or if you are,unable to attend please let to kn<xv and provide any written suggestions you may have. Thanks for your interest in Amesl 1 Developer's Comments by Issues Lot Sizes -Smart Homes were as small as 43- foot wide lots, could envision a 40-foot lot for same homes -Zero lot line homes of Domani discussed, wider lots with larger homes compared to Smart homes -Discussed impacts on proportions or buildings and spaces with narrow lots -Smaller lot widths and area may need setback reductions and greater coverage allowances -Could zero lot line homes be allowed by right vs. a PRD? -Concern about mandating a mix of lot size or house sizes -Providing for parking on site and/nearby -Greater variability in lot size along arterials for lower value lots would be desirable_ Planned Unit Development (PUD) vs. current Planned Residence District (PRD) -PUD should not require open space like a PRD, does not allow for efficient density -Could density be mixed to get some larger home or estate lots? -Specific design requirements could discourage smaller lots -Could they be used for infill, change the minimum site size from 2 acres. -No concern about the process of a PUD, level of detail up front may be an issue_ Design Features-alleys, shared driveways, design features -Staff discussed design features and treatments for small housing such as courtyard housing, "pocket" neighborhoods, use of alley, shared driveways, etc. -Developers were unsure of marketability of non-traditional home concepts for ownership housing -Staff noted from the June report other comparable city's emphasis on standards addressing design along a street, for example Iowa City. -Developers expressed concerns on buyer interest resale for shared access -Discussed Grinnell example of shared courts for homes -Effect of fire access lane on design, 150-foot dead end limitations. -Support to define private street standards -What about allowing for three car garages on narrow lots, aesthetics only seeing a garage and minimal to no house. S:\Planning.Dep1PLAN_SHR\Council Boards Commissions\CC Reports\Staff Reports\Small Lots Developers Workshop Summary 12- 08-20.docx 2 ZONING ORDINANCE 29.1114 "PUD"PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT (1) Purpose. The Planned Unit Development PUD overlay zone is established to allow flexibility in Base Zone and General Standards in situations where modification to requirements of the underlying zone and proposed flexibility in design helps further the goals of the Comprehensive Plan and are compatible with its surroundings. The PUD zone is intended to: (a) Provide opportunity for innovative and imaginative development through flexibility in the design, placement and clustering of buildings, mix of housing es use of open space, and related site and architectural design considerations-, (b) Increase the stock of diverse housing types for a variety of income levels; (c) Promote efficient land use and infrastructure construction with allowances for smaller lot sizes while maintaining hi h-auality living environments for privacy, architectural interest streetsca a walkabili and open s aces for private and common use-, (d) Provide for a mix.of private and common open space areas corresponding to smaller lot sizes along with additional amenities for lamer developments; (e) Encouragepreserve opportunities for energy efficient development; and (f) Encourage context sensitive infill development. (2) Pre-Application Conference. Prior to submittal of an application to rezone property to Planned Unit Development Overlay, a pre-application conference shall be held with the developer, Department of Planning and Housing staff, Public Works Department staff, and other staff as necessary to review the information listed below. Neither the developer nor the City shall be bound by any comments determination or decisions of Cily staff offered or made during the gre-application conference. The following information shall be submitted to the Cily prior to the pre-application conference. (a) Name of the applicant and name of the owner of record. (b) Legal description of the property. (c) North arrow, graphic scale, and date. (d) Existing conditions within the proposed zoning boundary and within 200 feet of the proposed zoning boundary: Project boundary; all internal property boundaries; public rights-of-way on and adjacent to the site; utilities; easements; existing structures; topography (contours at two-foot intervals), areas of different vegetation es; designated wetlands; floodplain and floodway boundaries; and areas designated by the Ames Land Use Policy Plan as Greenways and Environmentally Sensitive Areas. (e) Proposed infrastructure extensions, open space, and stormwater_treatment areas. {f) A summary table describing all uses of the total site area, including the number of units per net acre for each unit type and each zoning area. (g) Proposed building design character and any planned deviations form base zone standards. (3) Establishment. The PUD overlay zone applies to all lands that are rezoned to PUD on the Zoning Map. At the time of the ciLyLvide rezoning in 2000previously approved PUDs were rezoned to F-PRD. All former PUDs and amendments to an F-PRD unless specifically approved through a rezoning process to a new PUD, are to be treated as a F-PRD. A Zoning Map Amendment as described in Section 29.1507 may be approved provided the City Council makes the following findings: (a) The base zone and overlay are consistent with the comprehensive plan. (b) The property on which the Planned Unit Development is requested has a residential base zoning of RL RM UCRM RH FS-RL FS-RM S-SMD or is concurrently proposed to be changed to such a base zone. (c) The existing and proposed infrastructure is sufficient in design and capacity to support the proposed project with water, sanitary sewer, storm drainage, streets and other transportation related facilities. (d) The plan includes interconnected pedestrian and bicycle circulation routes to the surrounding areas and within the development. (e) The proposed PUD Master Plan is consistent with the requirements of this ordinance and all deviations, exceptions, and limitations stated on the Master Plan are clear, identifiable, and necessary in support of the jesign concept and the purpose statements of the Overlay. (f) The proposed PUD Master Plan is in harmony with the Purpose of the Overlay. (4) Effects of Approval. (a) Master Plan. Subsequent develo ment is subject to a Major Site Develo ment Plan anproval for any and all uses unless specifically delegated to the Planning and Housing Director as part of the Master Plan approval. In addition to the Master Plan requirements, the Cily Council may require a design description or illustrated design guidelines to convey the intended character of the development and to administer subsequent permitting within the Overlay for such things as landscape features, signage, and structures. (b) Permitted Uses. Land, buildings, and structures may be used only for the purposes identified within the Base Zone use regulations, unless limited or authorized as additional uses (including accessoEy dwelling units by the PUD Master Plan. (c) Building / Zoning Permits. Subsecluent to the PUD Overlay approval, development of the property is subject to all standards of the Ames Munici al Code related to permitting for Subdivisions (Chapter 23), Building and Fire Codes (Chapter 5), Flood Plain(Chapter 9), and Zoning (Chapter 29 including related chapters. This specifically includes requirements to proceed with preparation of Preliminary and Final Plats Zoning Permits Site Development Plans, Special Use Permits, Building Permits, and other types of permits required by Iocal, state, or federal law for the improvement or development of the land. (d) Phasing. Development of the site may occur in hases as approved by the City Council with a Maior Subdivision or as indicated on the approved Major Site Development Plan. Any change to the approved Phasing Plan must be approved by the City Council. (e) Supplemental Development Standards. Property that is zoned PUD shall be developed in accordance with the Zone Supplemental Development Standards listed in Table 29.1114(5) below. Table 29.1114 (5) Planned Unit Development District(PUD) Supplemental Development Standards SUPPLEMENTAL DEVELOPMENT PUD ZONE STANDARDS Area Requirement Minimum area of two acres or more except when environmental) sensitive areas, natural features,or scenic assets are being preserved. Base Zone requirements shall apply. See Sections 29.700(3)_and 29.1202(5) and Table 1202(6). Where a development encompasses more than one residential base zone, each area of the PUD development shall comply with the density requirements that Density are set by the base zone for that area. Density transfer is not permitted. Developments with a minimum of 10%affordable housing units made available for sale or rent to moderate for low-income households as defined by the Federal Housing and Urban Development Department(HUD) for the City of Ames may include a densijy bonus of 15%rounding up to the next whole unit or one I dwelling unit whichever is areater. Individual lot area,width, and street frontage may be reduced from the Base Minimum Lot Area/ Zone and General Standards as long as the lots are sized to accommodate the Width/Frontage: required development standards of this chapter and comply with the compatibility standards of Section 29.114(6). All lots must have approved access to a public way or a private street, regardless of frontage. Minimum setbacks and maximum coverage may be modified from the Base Zone requirement if the compatibility conditions of Section 29.1114(6) are Minimum Principal met. Reduced setbacks must be identified on the Master Plan and must &Accessory provide the opportunity for adequate private open space for each detached Building Setbacks dwellin unit. and Lot Coverage Setback encroachments and exceptions will not apply to reduced yards unless authorized by the PUD. Setbacks at the perimeter of the overlay may not be reduced. along an abutting lot without a finding there are physical circumstances justifying a reduction. Garage access shall be a minimum setback of 20 feet when accessed from a public street. Reduced setbacks may be permitted along private streets and alleys. All trees and landscaping shall conform to Section 29.403, "Landscaping and Street Trees and Screening". Each development shall include space for the planting and Minimum subsequent maturily of street trees. Reduced setbacks shall not encroach upon Landscaped Area these defined locations for street trees and other landscape trees. A street tree plan illustrating the location of trees along with proposed building footprint and driveway areas must be approved with the project submittal. Maximum Height- Base Zone height requirements shall apply to a building within 100 feet of an Principal Building abutting Iot of a different residential zone or residential land use designation. Parking shall be provided as prescribed within Section 29.406, however, parking may be approved by the City in common areas or on the street within Parking the boundaries of the PUD. Requirements Affordable housing for low-and moderate-income households mLLY have parking reduced to a maximum of two parking spaces for apartment buildings. Street improvements, water, sanitary sewer, storm sewer improvements, ark Street/Infrastructure dedication, and electric facilities shall be installed in compliance with the Improvements subdivision regulations of the City and shall meet the construction specifications of the City.Private streets (if included) must comply with Section 23.403(8). Minimum of 10% of the gross area shall be devoted to common open space. The intended purpose of the proposed open space must be set forth in the plan. Such land must be suitably im roved for its intended purpose.Areas of usable open space shall be readiIv accessible to residents. Common open space shall be owned and maintained by a Homeowner's Association (or a similar private entity) or by the City of Ames. Phasing of improvements shall be clearly described in the development plans and may b�quired to be set Common Open Space forth in a legally binding instrument. and Amenities Developments exceeding 50 dweIling units shall provide for usable open space and amenities to serve the residents of the development. This may include common area and private usable yard areas located outside front yard setbacks. Development of medium and high-density developments may be exempt from providing common open space when recreational amenities such as clubhouses, pools, and/or sport courts, are provided within buildings in lieu of common open space. Layout and design shall create a network of streets with block faces that do not exceed 660 feet within the development. Where practicable, block lengths are encouraged to be 500 feet or less. Cul-de-sacs and dead-end streets shall be limited in use to situations where physical or environmental conditions Block Design preclude an interconnected street network. Use of alleys, off-site parking, or other shared access means is desirable to maintain a consistent street frontage with minimal interruptions by drivewqys to street trees lighting, on-street varkina, and sidewalks as well as providing opportunities for alternative housing options such as cottage courts. (5) Compatibility Standards. Minimum lot area, lot width, lot frontage, setback, and maximum site coverage requirements may be reduced in order to provide greater opportunity for a variety of dwelling types. Any such modification to the base zone requirements must be noted on the Master Plan. Due to the concentration of dwelling units that will occur if these dimensional requirements are reduced,the following compatibility standards are required: (a) Garages and Driveways. Garages and off-street parking areas must be located so that they do not define the front facade of the dwellin . Garages that are recessed behind the front facade of the dwelling allow the residential portion of the dwelling to define the character of the street or open space. Additionally, the development must be designed so that there is adequate right-of-way and driveway spacing to accommodate parking and street trees. The width of driveways may need to be reduced and garages setback an adequate distance to accommodate these elements. Shared driveways are encouraged to address street design goals. Alley or private rear lane access is also an option. (b) Entrances. Main entrances to dwelling units must be clearly demarcated by one of the following means: covered porch or stoop; sidelight windows; or other significant architectural treatment that emphasizes main entrances. Main entrances shall provide a connection to the pedestrian circulation system. (c) Massing. Multi-family buildings_proposed abutting single-family and or two-family buildings should be of a scale, massing, window proportions, and architectural style that is compatible with adiacent lower density residential development. (6) Other Conditions. Other conditions may be imposed if found necessary for health, safety, and general welfare. Such conditions include, but are not limited to, the following (a) Future Development. This should not impede the continued use or development of surrounding properties for uses that are permitted within the Base Zone or planned for in the comprehensive plan; (b) Existing Trees. The preservation of existing trees is to be considered when siting buildings, underground services, and paved areas; (c) Landscape Buffering.This is to be used as a specific landscaping requirement to maintain privacy or reduce unusual impacts of noise, light, or height on adjoining properties, and (g) Infll Compatibility. The design of the PUD is compatible with its surroundings and/or complementary. t�jacent development. (9) Minor_ Changes. _Minor changes to the approved Master Plan and subsequent Site Development Plan may occur after staff of the Department of Planning and Housing has determined that the proposed changes are minor in nature, and revised plans have been provided to the Department for purposes of keeping the Site Development Plan Major current. However, the Planning Director may refer any change to the City Council for approval. A minor change is defined as a change that: (a) Does not constitute a change in the land use of the project- (b) Does not change the overall general layout and design of buildings, open spaces, landscaping parking, and circulation, (c) Does not change the number of buildings or the number of dwelling types by more than 10%; (d) Does not increase the density of units in the protect or the intensity of use as related to parking requirements, i.e., floor area of use and bedrooms counts, by more than three parking spaces: (e) Does not allow an increase in the height of a building or grading of the site by more than two feet in total. Any height increase must not allow additional stories: (f) Does not exceed the allowed deviation or exception to zoning standards: and/or (g) Does not remove or reduce the quality of architectural character, design features, or use of high-quality building and roofing materials at the time of initial construction. �c�Yx 29.1507. ZONING TEXT AND MAP AMENDMENTS (3) Master Plan Determination. Before an application is made for amending the zoning map to designate any property as F-S RL,FS-RM, or PUD,the applicant... SUBDIVISION ORDINANCE 23.403 STREETS (8) Private Streets and Alleys. Private streets and alleys may be allowed if the following conditions are met: (a) The proposed private street serves as a shared access to a cluster or small group of housing units and does not support any through traffic. Private streets and alleys may also serve as access to townhouse style developments. (b) The proposed private street or alley is constructed such that it meets or exceeds Iowa Statewide Urban Design and Specifications (SUDAS) standards and the City of Ames supplement design standard requirements regarding, pavement profile, base, and drainage. A minimum design life of 30-years is expected for a private street and alley improvement. (c) Verification of installation according to approved plans, by the engineer-of-record. (d) Responsibilities for maintenance and upkeep including, snow removal, are clearly established through a legally binding instrument. (e) An easement is recorded for shared access and emergency vehicle access. (f) The design and layout of the private streets and alley shall address the following_: (a) Street width to allow for two-way traffic, which may be less than 26 feet except when required to be a minimum width of 26 feet by the Fire Code. (b) Fire access and turnaround requirements of the most recently locally adopted Fire Code. (c) Provides on-street parking spaces similar to the spacing included on a public street or provides for guest-parking bays. This requirement applies to the development of six of more homes. (d) Sidewalks or other pedestrian circulation system along with the private street or as a separate system connecting to front doors of homes. (e) Street tree planting plan. (o Lighting plan. This requirement may not apply to the provision of roadways within shopping centers, industrial or wholly commercial districts, apartment projects or townhouse projects and other developments under single ownership or commercial ownership. In such cases the owner shall be responsible for the construction maintenance and control of such private streets.