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HomeMy WebLinkAboutA001 - Commission Action Form dated January 19, 2022 ITEM #: 8 DATE: 01-19-22 COMMISSION ACTION FORM REQUEST: REZONING FROM FLOATING SUBURBAN RESIDENTIAL MEDIUM DENSITY ZONE (FS-RM) TO A FLOATING SUBURBAN RESIDENTIAL MEDIUM DESNITY (FS-RM) PLANNED UNIT DEVELOPMENT (PUD) OVERLAY WITH A PRELIMINARY PLAT AND A MAJOR SITE DEVELOPMENT PLAN FOR HAYDENS RIDGE AT 2098 WEST 190TH STREET BACKGROUND: The property owner, 574 Investments, LLC, requests rezoning with a Planned Unit Development (PUD), Major Site Development Plan and a Preliminary Plat of a parcel comprising 5.14 acres. The parcel is addressed as 2098 West 190tt Street. The applicant's request is to allow for a medium density residential development as single- family attached dwellings (i.e. units on individual lots) configured as townhomes and two- unit (duplex) type buildings. The Master Plan for the Quarry Estates Conservation Subdivision previously identified use of the site as either apartments, single-family attached, or senior living. (See Attachment A for Location Map) The applicant's narrative of the project is included as Attachment B. The land to the east and south has single-family detached homes with conservation areas in between and immediately buffering this site. The property to the west is the Vintage Cooperative Independent Senior Living complex. Land to the north of 190th Street is in the county and primarily farmland. The proposed development known as Hayden's Ridge consists of 44 residential lots for 44 dwelling units configured as 12 duplex unit lots and 32 townhome unit lots. The net density of the project is 10.44 units per acre where the minimum standard is 10 units per acre. There are two outlots for open space and a conservation easement. All of the proposed homes will front upon a single looped private drive known as Aikman Drive running east-west through the site. Aikman connects to an existing shared private drive that extends to 190t" Street. The private drive with its ingress/egress easements straddles the property line of this site and the Vintage Cooperative residential site to the west. A PUD is a new zoning option in the Zoning Ordinance and was created in early 2021. This proposed development will be one of the first to utilize the PUD zoning standards. The proposed rezoning to a PUD allows for the developer to propose an arrangement of different housing types and lot sizes than allowed by standard zoning and allows for requested deviations to base zone standards in support of the different housing types. The Floating Suburban Residential Medium (FS-RM) base zone will remain applicable to the site and will guide minimum and maximum density, uses, and the height and perimeter lot line setbacks. The PUD requires findings regarding the establishment of the PUD and the allowed deviations from zoning as supportive of the principles of the PUD Overlay (Attachment G). Additionally, the PUD has required Supplemental and Compatibility standards that apply to a project (see Attachment H). For this site, the proposed PUD primarily allows for use of the site with more individually platted lots and more common open space compared to standard development options for attached single family attached or multi-family buildings and utilizes a private street to serve each of the proposed lots. The subject site is part of the Quarry Estates conservation subdivision and the overall development must maintain minimum open space conservation areas consistent with the City's Conservation Subdivision standards. The proposed development maintains the requirements in the Conservation Subdivision that a minimum of 25% of the overall subdivision area is devoted to conservation open space and that 80% of all lots abut an open space. The open space shown in the middle of the site provides the type of design the Conservation Subdivision requires with clusters of homes separated by conservation area open space. The frontage of 190th Street also includes a required 25-foot conservation area landscaping buffer to be planted with native prairie plantings. The Major Site Development Plan (MSDP) for Hayden's Ridge contains the site layout, including placement of pedestrian and vehicular circulation, parking, stormwater detention/retention, open space and amenities, and landscaping. (Attachments B and C) The MSDP accompanying the PUD request will be the controlling plan for development of the site and its specific uses upon approval of the PUD. The Preliminary Plat controls for lot layout and public improvements. The layout has three rows of dwelling units. The developer proposes to build the townhomes in 8 clusters of four units each and a southern row of six clusters of two- attached homes referred to as duplex style units. Access to all units is from a common loop drive through the middle of the site. The proposed layout results in design proposed by the developer where both garage access and pedestrian access occurs from the internal drive. The PUD has specific standards regarding front entry and garage access that require an interpretation of standards for the project. The loop road design results in the road acting as both an alley meant for rear access and street frontage as front access. This results in a question of how to apply standards to the row of townhomes along 190th Street. The proposed design effectively uses the road as an alley to meet garage standards for both the middle row of homes and the 190th row of homes. The middle row of homes is essentially "through lots" with the garage on facade and their primary entrance that connects directly to the internal sidewalk on the opposite frontage sidewalk and meets front fagade requirements. The 190th Street homes include their primary entrance as a recessed entry connected to the internal sidewalk on the same fagade as the garage. The facades along 190th Street do not have a primary entrance that connects to a sidewalk. Due to the simultaneous purpose of the private drive to serve different housing types, the developer seeks an interpretation that the proposed arrangement of fagade features for garages and entries meets the intent of the PUD compatibility standards (29.1114(6)(a)) and is compliant as a PUD. If the proposed arrangement is determined to not meet the standards to the PUD, the applicant would need to revise the architecture of the 190th Street townhomes to meet the requirements for entry design. The applicant would likely either create a primary entrance facing 190th Street with a connection to the 190th Street sidewalk and have the garage fagade treated as a rear alley or adjust the garage fagade to not have the garage face protrude beyond the fagade with the primary entrance. The developer plans for smaller individual lots with common area maintenance in the center of the site. The proposed project includes open space of approximately 37% (excluding streets). This includes yard areas between homes as well as the main open space in the middle of the site. This exceeds the 10% common open space standard of the PUD. The townhome lots range in size from 1 ,478 Square feet to 3,600 square feet. The duplex building lots range in size from 4,554 square feet to 6,100 square feet. FS-RM base zone standards required minimum sizes of 1 ,200 square feet for interior lots and 2,400 for exterior unit lots. Eight of the exterior (end units) townhome lots in the middle row of townhomes are less than 2,400 square feet, all other lots exceed minimum requirements. A list of deviations is included in the addendum. PUD's allow for internal setbacks to be reduced from neighboring property lines and streets. Side, front and rear setbacks at the development perimeter will meet those of the base zone, FS-RM. Also all internal side setbacks where applicable will meet FS-RM requirements. The interior front and rear setback for the townhomes will be approximately 4 to 10 feet for the townhomes, which is a reduction from the typical FS-RM 10-foot and 20-foot rear setbacks. The develop does propose a 20-foot setback from garage to the paving of the private drive. The Duplex homes will have a front 10' setback. The duplex rear setback will be 30' from the south perimeter property line. Common architectural features for the townhomes include gable roofs, dormer windows, fiber cement lap siding, and covered entries. The facades along 190th Street use varying gable projections to break up the fagade appearance into smaller components. All of the units are two stories and less than 30 feet in height. There are 6 sets of two attached units referred to as duplex homes even though each unit is on an individual lot. The duplexes are one-story in height. The duplexes include lap siding, dormer windows and covered porches over the front entrances. There are two different types of floor plans for the townhomes and one design for the duplex homes. To comply with compatibility requirements the developer has included covered entries and stoops, garages are to be located on front facades in a manner that does not protrude beyond the front fagade. Attachments D,E, and F are the architectural elevations of the homes. The developer is proposing overstory trees throughout the site to provide for a street tree style design and also to shade parking areas in the center and east side of the site as is typical of the City general development standards. The landscape design does meet open space and conservation subdivision goals with its arrangement of spaces and plant species. FS standards typically require a 10-foot buffer to FS-RL zoning with a dense shrub and tree planting as a high screen. At the time of initial approval of the Quarry Estates Master Plan the abutting outlots were intended to provide for buffering primarily through distance, approximately 75 feet to the east and 200 feet to the south property lines of single-family detached homes. The proposed layout takes advantage of the outlot dimensions to provide greater separation of uses than is otherwise typical and there is no buffer proposed on site. The proposed single-family attached units do not trigger front yard landscaping requirements as would be the case with multi-family units. The 19011 Street frontage is a 25-foot conservation easement that will include prairie landscaping. This area is not intended to be used by the abutting homeowners as private spaces or as rear yards. The abutting homes and their rear patios are set between 4 to 6 feet from the conservation area. The proposed development will have private streets that are 22 feet in width where a typical public street is 26 feet. The proposed width exceeds minimum fire access lane width requirements and allows for functional two-way traffic due to its low volume of traffic. Private Street standards are included with Attachment "I" Parking will be provided throughout the neighborhood in garages and in parking areas across the site. Homes with at least 20 feet of front yard setback can accommodate additional driveway parking. The dispersal of visitor parking and its connections to the units is consistent with the private street standards of the Subdivision Code. Hayden's Ridge will extend and connect sidewalk across the portion of the site abutting 190' Street to connect the sidewalk to the west near Vintage Cooperative eastward and connect with McFarland Avenue as well as providing a sidewalk connection to the southeast across the conservation open space to McFarland Avenue and the rest of the Quarry Estates sidewalk network. This design meets the connectivity standards of the PUD. The Hayden's Ridge site abuts developed stormwater systems to the east and south in the conservation open spaces. Water flows from the west through the site to the east. The City has mandatory stormwater management design requirements to control water quality and quantity related to new development. The City's standards are part of Chapter 5B of the Municipal Code. City staff has reviewed the stormwater management plan and found it to be acceptable as consistent with the overall requirements of Quarry Estates. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council Approve the Rezoning to a PUD with Major Site Development Plan and Preliminary Plat for the property at 2098 West 190th Street with the following recommendations: A. City Council accept the proposed lot layout and fagade design for the 190th Street townhomes with the private street serving a dual purpose as an alley and a private street and therefore the homes along 190th Street meet the standard without having a front fagade that complies with the compatibility standards; and B. Request City Council initiate a zoning text amendment to clarify applicability of the compatibly standards related to single-family attached housing units and alley access. 2. The Planning and Zoning Commission can recommend that the City Council Approve with Conditions the request for Rezoning to a PUD with a Preliminary Plat and Major Site Development Plan for the property at 2098 West 190th Street with the following condition: A. That the compatibility standards of Section 29.1114(6)(a) be adhered to and architectural design of garage fagade for the 190th townhomes be adjusted to comply with the standards of not having the garage protrude in front of the fagade with the primary entry to the home ; or B. Design the townhomes along 190th Street to have front entries facing 190' Street and treat the garage fagade as a rear. 3. The Planning and Zoning Commission can recommend that the City Council Deny the request for Rezoning to a PUD with a Preliminary Plat and Major Site Development Plan for the properties at 2098 West 190th Street, if the Commission finds that the City's regulations and policies are not met. 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: Staff finds that the proposed Rezoning to a Planned Unit Development (PUD)with a Major Site Development Plan and Preliminary Plat complies with the underlying base zone standards and the PUD standards with the deviations identified on the site plan and described within the addendum. Rezoning of the site is consistent with the Ames Plan 2040 Residential Neighborhood 3 (RN-3) designation that is intended for low and medium density suburban residential uses. The proposed uses are consistent with the initial use listing of the Quarry Estates Master Plan. The PUD tool is designed to allow for unique subdivision designs on smaller sites. Staff views the conditions at this location can be found to warrant allowing deviations from certain standards to promote the type of layout with individual lots and common area that meets the purpose of the PUD Overlay. The street arrangement as an alley and street is somewhat unique and requires P&Z to acknowledge the design configuration as acceptable and meeting the intent of the compatibility and design standards. The loop street design with no access to a minor arterial street that has rural street section with ditches, such as 190th Street, was not contemplated when creating the PUD. Although the architecture can be altered to meet the letter of the standards, the proposed configuration could be viewed using an alley to serve the 190th homes and also its pedestrian access. If the Planning & Zoning Commission believes that the standards do not allow for the requested deviation it may choose to require that the garages on this row of homes be redesigned to comply. The Department of Planning and Housing recommends that the Planning and Zoning Commission act in accordance with Alternative #1, which is to recommend that the City Council approve the request for Rezoning to a PUD with a Preliminary Plat, and Major Site Development Plan for Hayden's Ridge with the noted recommendations. ADDENDUM FS-RM development standards requirement are listed in Table 29.1202(5)-2 and Table 29.1202(6). Identified deviations are listed below. Standard Permitted Proposed Lot Width Minimum24 feet Minimum 23 feet Through Lot* Arterial/Collector only Middle Row- Through Lots* Lot Size End Unit Min.2,400 s . ft. End Unit Min. 2,066 s . ft. Buffering Minimum 10 feet High Screen Master Plan approved use of east and south side of site outlot as buffering Front Setback Minimum 10 Feet -0- to stoop, 4 feet to facade, 10 feet d up lexes Rear Setback 20 feet rear facade, or either 20 feet from garage face to alley 8 feet or 20 feet to rear alley paving, 10 feet on site to property line. 190th Townhomes minimum 4 feet from conservation area Outlot A. Street Width Local Public Street 26 feet. Private Street 22 feet * This issue discussed in more detail below in consideration of garages and entrances COMPATIBILITY STANDARDS Garages & Entrances The developer proposes that the garages for the northern most row of townhomes be provided along with the front entry facing southward. This proposal has the garages extended protrude in front of the facade with the primary entry by approximately 15 feet to the door and 8 feet to the covered entrance, see inset floor plan below. This type of design does not align with the compatibility standards of the PUD ordinance in Section 29.1114(6)(a) which require that garages not extend forward in front of front facades and entrances. North Facade 190"'St --- - .--------44 - - - - IST FL®00 RFUN South Facade Private Drive Hayden's Crossing-Type A , The developer is requesting that this orientation be allowed in this case since the townhomes in the middle of the subdivision between both legs of the loop street will have their garages facing northward to the north leg of the loop street. This design puts the front facades of the middle row of townhomes and duplexes facing the south leg of the loop street and the rear facade of the middle townhomes facing north. In this situation the _.. north leg of the loop street would act as both a street ` I , and alleyway. The proposed arrangement has the primary entrances of the 190th Street homes connected to the internal sidewalk, but it does not address the architectural character intended for the primary entrance. The proposed look with the garages will appear as that of an alley compared to the south leg of the loop. Alternatively, the design could be modified to have a primary entrance on the north side of the units and create a connection to the 190th public sidewalk. Staff explored this option with the applicant and how it would interface with the conservation area along 190th street, which is intended to be minimally interrupted landscaped area, and the applicant chose to pursue this design to avoid impacts to the conservation area. APPLICABLE REGULATIONS Planned Unit Development (PUD) Development Principles. Property that is zoned PUD must adhere to the development principles in Ames Municipal Code Section 29.1114. See Attachment G and Attachment H. Subdivision and Private Streets Preliminary Plats must comply with the standards of Chapter 23 of the Ames Municipal Code. See Attachment 1. Attachment A- Location Map � 9 �+ti t jj 2098 ov 190th Si o- i a6r- an N,r 1 x0 e ;w r JEoc Es t a r���-> xp < y�. �"ltl ✓ ���,f'Q W W � x�A `� _. � yy"' 4 f�MFMM�kd� QUARRY DF2 Om m�ti� e 1 kq wr p 7 ML r° ieD.t€i1Y DC, R6'ra�'�ADA;NAY 0E N RC1�' ,v. - y ADA rik},YFLNFtLD ", �` — fib < a ", 7w$r ' r ya ` "� "�,' r� 9 "*Z 'yr r ^" x g k i y a o 7 ca�Q�o DR «h ay j o r 41 VT 77 1 a r l i ti iv� t 2098 W 190th Street Rezoning Attachment B- PUD Application and Major Site Development Plan Excerpt (full plans on file with Planning Division) .. Written explanation of the reasons for requesting rezoning: a. The PUD will allow for a private street versus a public street in a multifamily development. The homeowner's association will be responsible for the maintenance of the private street. b. The PUD will allow for revised City of Ames Design Standards (minimum lot area, principal building setbacks, minimum frontage, calculation for minimum density, & landscape buffer requirements). See proposed Planned Use Development Overlay District (PUD) Supplemental Design Standards Sheet G1.3. 2. Written explanation of the consistency of this rezoning with the Land Use Policy Plan (LUPP): The requested rezoning is consistent with following goals of the LUPP: a. Future Land Use Map: The Future Land Use Map designates this property as Village/Suburban Residential. The property is currently zoned FS-RM which is consistent with the LUPP's "Village/Suburban Residential" classification (more specifically the "Suburban" classification). FS-RM allows for the development of single-family, two-family, and multi-family residential housing. The proposed PUD Development Rezone will be similar to the FS-RM zone regarding allowable residential uses and net density requirements. Suburban residential requires residential uses with more than a net density of 8.0 units per acre. The proposed PUD Rezone is for residential use (multi-family) with a net density of 10.76 units per acre. Therefore the PUD Development is consistent with the Future Land Use Map. b. The requested rezoning is consistent with following goals described in Chapter One, Planning Base of the LUPP. The existing property was rezoned to FS-RM which the City of Ames previously confirmed was consistent with the goals of the LUPP. The proposed PUD Development is consistent with those goals of the LUPP. i. GOAL 1...to plan and manage growth. Additional land is needed to allow for residential growth and rezoning this property for residential use will help to achieve that goal. !!.GOAL 2...adequate provision and availability of developable land. City has approved the platting of this property for multi-family development. The proposed PUD Rezone does not affect the development of this land. iii. GOAL 3..."environmentally friendly" community. The Quarry Estates Subdivision is a Conservation Development which protects the environment and increases the amount of usable g reens pace for residents to have direct access. The proposed PUD Rezone does not affect this goal. iv. GOAL 4...provide a greater sense of place and connectivity. PUD rezoning will allow development of a residential neighborhood adjacent to other existing and proposed residential areas. This neighborhood will be connected to other residential areas, commercial areas, and recreational areas byway of the existing and proposed system of roadways, sidewalks, and trails. v.GOAL 5...cost effective and efficient growth patterns. The costs of the development, common open space and utilities will be solely borne by the Developer. The homeowner's association will be responsible for all the street maintenance (replacement and snow removal). vi. GOAL 6...to increase the housing supply and to provide a wider range of housing choices. Rezoning to PUD will allow construction of three (3) unique housing types with a range of price points and square footage. vii. GOAL 7...to provide greater mobility through more efficient use of personal automobiles and enhanced availability of an integrated system including alternative methods of transportation. The planned residential development will be directly adjacent to W 190th Street which is a major collector street. This street will be easily accessible for public transportation. The development will be connected to the City of Ames sidewalks and trail network. viii. GOAL 8...to enhance the role of Downtown as a community focal point. The PUD rezoning request does not propose any uses or activities that would duplicate those activities and services offered by the Downtown, which might diminish the role of Downtown as a community focal point. ix. GOAL 9...to promote expansion and diversification of the economy. Availability of housing choices is key to promoting opportunities for some employers. This development will provide additional types of residential housing not currently offered in this area. x.GOAL 10...to maintain and enhance its cultural heritage. The PUD is consistent with the overall conservation development of the Quarry Estates Subdivision. 1 I e= 1 { 1 E _� �L. � � �. ✓ ! �i Ll a t IMP? j' 1 Ft {i � � 1 IR "il � 3 1 Y ry _ 1 , Attachment C- Preliminary Plat Excerpt 1� oil CI��R--4� I C��y F IE { �.>Ik i ., ar lei AID a a 1 xv sc ail 1 �1� Attachment D- North Town homes-Elevation A�iu UD ,��,`gam` r,✓ < `4'.IiWM'_LCYAION T REAR ELUATION I 5d r'�urr atu-i� �� �raex euvA-ion Attachment E- Middle Row Town homes-Elevation a E rd/LEfT ELEVATON REAR CLEVATCk `f EE pp CI)k GIT CLEVATION ELEVAMN ATTERALSCME JLE l Attachment F- Duplex Homes- Elevation n N Front Elevation Left Elevation P:i1d&-sq, �n n Right Elevation Rear Elevation Attachment G-Rezoning Establishment Findings Sec. 29.1114 "PUD" PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT (1) Purpose. The Planned Unit Development(PUD) Overlay zone is intended to allow flexibility in Zoning District and General Standards where design flexibility helps further the goals of the Comprehensive Plan and is compatible with its surroundings. The PUD zone is intended to: (a) Provide for innovative and imaginative development through flexibility in the design, placement of buildings, clustering of housing types, 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, while maintaining high- quality living environments for privacy, architectural interest, streetscape, walkability, and open spaces for private and common use; (d) Provide for a variety of private and common open space areas corresponding to smaller lot sizes along with additional amenities for larger developments; (e) Encourage and preserve opportunities for energy efficient development; and (f) Encourage context-sensitive infill development. (3)Establishment. The PUD Overlay zone applies to all lands that are zoned PUD on the Zoning Map. A Zoning Map Amendment may be approved provided the City Council makes the following findings: (a) The Zoning District and Overlay are consistent with the comprehensive plan. (b)The property on which the PUD is requested has a residential zoning of RL, RM, UCRM, RH, FS-RL, FS-RM, S-SMD, or is concurrently proposed to be changed to one of these Zoning Districts. (c) The existing and proposed infrastructure is sufficient in design and capacity to support the project with water, sanitary sewer, storm drainage, streets and other transportation related facilities. (d) The PUD Master 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 design concept and the purpose statements of the overlay. (f) The proposed PUD Master Plan is in harmony with the purpose of the overlay. (g)Findings for approval of a Master Plan with a PUD Overlay rezoning may be deferred, when the City Council initiates a property rezoning. Attachment H- PUD Standards-Excerpt Table 29.1114(5) Planned Unit Development Overlay District(PUD) Supplemental Development Standards SUPPILUMENTNIL DEVEt.OPMENT PUD WNE STANDARDS Area Requirement Minimum area of two acres or more,cxccpt when cm-tronmentally scnsiti%c areas,natural features,or scenic assets are being preserved. Zoning,district density requirements shall apply. Where a development cacompasscs more than one zoning district,each area of the PUD development shall comply with the density requirements that arc set by the zone for that area. Density transfer is not permitted, Developments with a minimum of 1016 affordable housing units made available for sale or rem to moderate or low-income households as defined by the Federal Housing and Urban Development Department(HUD)for the City of Ames,may include a density bonus of 15% rounding up to the next whole unit.or one(1)dwelling unit,whichever is greater.An affordable housing plan and binding agreement for maintaining affordability must accompany the PUD application. Individual lot area,width,and street frontage may be reduced from the Zoning District and Minimum Lot Area General Standards as long as the lots arc sized to accommodate the required development Width/Frontage: standards of this chapter and comply with the compatibility standards of Section 29_1114(6). All lots must have approved access to a public way or a private street. Minimum setbacks and maximum coverage may be modified from the underlying zoning district requirement if the compatibility conditions of Scetion.NMI 114(6)arc met.Setbacks at the pcnmctcr of the Overlay may not be reduced along an abutting lot without a finding there Minimum Principal& arc physical circumstances justifying a reduction.Reduced setbacks must be identified on the Accessory Building 'viaster Plan. Setbacks and Lot Setback encroachments and exceptions will not apply to reduced yards unless authorized by Coverage the PUD. Garage access shall be a minimum setback of 20 feet when accessed from a public street. Reduced setback-,may be permitted along private streets and alleys. Landscaping and screening shall conform to requirements of this Chapter,unless approved as Street Trees and an Alternative Design. Each development shall include spa"for the planting and subsequent Minimum Landscaped maturity of street trees,Reduced setbacks shall not encroach upon these defined locations for Area 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. Sup 02021-3 Rev.07-01-2021 Chapter 29,Article 11-24 Maximum Height- Zoning District height requircinents shall apply to a building within 100 feet Oran abuttill'u, Principal Building lot of a diffierent residential zone or residential land use desitruatmo Parking spaces shall be provKied as preascribed by this chapter,however,required parking Parking Requirements locations may be approved by the City CouriA in continoti are-as or on a street within the boundaries of the PUD.AtTordable housing for low-and households may have parking reduced to a maxinium of two parking spaces for aparuncrit buildings. Street improvements,water,satutary sewer,ttorru sewer improvements,park dedication.and Streetihitrustructure electric facilities shall be installed in compliance with the subdivision regulations of the City Improvements and shall meet the construction specifications of the City.Private streets(if included)must coniply,.vith provisions ofthe Subdivision Code, Mintinum.of 101%of the luoss,area shall be devoid to cosumm open"cc.The intended purpose of the proposed open space mum be set forth in die plan.The land prov ided for common open space must be improved for its intended purpose,and readily accessible to rcsulents,Provide for the ownership and maintenance of the common open space.Phasing of improvernents shall be clearly described in the developirient plans and may be rc4uired to be set forth in a legally binding instrument. Conunon Open Space and Clubhouse,roof deck patios,and stnular community amemnes may be credited toward the Amenities open space requirement. Developinents exceeding 50 dwelling units shall provide for usable open space and amenities to serve the residents of the development which may include a combination of common area and private usable yard areas located outside riont yard setbacks. Development Of medium and high-density developments may be exempt from providing conunon upon space area when recreational anicuitic%,such as clubhouses,pools.or SPtwt courts,are sufficiently provided for as an alternative. Layout and design shalt create an interconnected network,of streets with block faces that do not exceed 660 feet within the development.Where practicable,block lengths are encouragcd to be 500 feet or less.Block faces may exceed("feet where physical Or environmental conditions preclude a more interetmitected street network,Use of coal-de-sacs and dead-end streets shall also be limited to these situations, Block Design When blocks exceed 600 feet,the PUD shall aLconurimlate pedestrian crossmgs,walkway connections thtxtugh a block.or other means of enhanci4-the pedestrian circulation system for interconnectedness_ Use of alleys,off-site parking,or other shared access means is desirable to maintain a consistent;ircti frontage with minimal interruptions by driveways to street trcc,%,lighting.on- street parking,and sidewalks as well as providing opportunities for alternative housing options such as cottage courts. (6) Compatibility Swundards.Minimum lot area.lot width.lot frontage.setback,atul maximum site COVem&-c VOquirementi tuay be reduced to provide for a variety of dwelling types, Any such modification to the Zoning District requirements must be noted on the Master Mum Due to the concentration of dwelling units that will occur if thew dimens-ional requirements are reduced. the following compatihilitystandards are required: fa) Garages and Driveways.Garages and off-s trect parking areas must be located so that they do not define the front lavadc of the dwelling; This standard is met when a_garage dues not protrude forward from the front favade, Sup#2021-3 Rcv.07-01-2021 The development must include adequate tight-of-way and driveway spacing to ackvmmodate parking and street trees. The width of driveways may need to be reduced and garages setback an adequate distance to acc(ATUINAIIIC these elements. Shared driveways arc 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 identifiable and accessible 10 the owner and visitors. The main entrance most be demarcated by one of the following: covered Porch of Moop; sidelight windows;or other significant architectural treatment that emphasizes main entrances.Main entrowes shut, be directly connected to the pedestrian circulation system of the dcvelopmenf (c) Massing. Multi-family buildings proposed abutting single-taraily and or two-family buildings should be of a scale,massing.window proportions.and architectural style that is compatible with abutting lower density residential development. (7) 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, Provide for future development in a manner that does not impede* the continued use or developinctrt of surrounding properties for uses permitted within the Zoning District or planned for in the comprehensive plam (b) Existing Trees- The preservation of existing trees &hall be conbidered when siting building-,,underground services.and paved areas. (c) Landscape Buffering.Landscape buffering may be required to maintain Privacy or reduce unusual impacts of noise,light,or height on adjoining properties-.and (d) Infill Compatibility. The design of the PUD is compatible with its surroundings w4or complementary to adjacent development, (K) Minor Chan gm Mmor changes to the approved Master Plan and subsequent Site Development Plan stay occur after a determination by the Department of Planning and Housing staff that the proposed changes are minor in nature,and revised plans have been provided for purposes of keeping the Site Development Plan M*r Lum-nt. However.the Planning Director may refer any change to the City Council for approval.A minor change is defined as a change that satisfies all of the following criteria: (a) Does not constitute a change in the land use or the project,. (b) Does, not change the overall general layout and design of buildings. Open spades, landsraping„parking.and circulation; (0 Does not change the number of buildings or the numbev of dwelling types by Mort than (d) Does not increase the density of units in the project or the intensity Of use as related to parking requirements;..ioe..boor area of use and bedroom counts,by more than throe parking spaces; (c) 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 niLA allow additional stories; (f) Does not exceed the allowed deviation or exception to Aming standards;and Does not remove or reduce the quality of atchitoctutal character,design features.or use of high-quality building and roofing materials at the tnue or initial construction. (Oril 4440 6-8-21) Attachment I-Subdivision Standards The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the following: Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine whether the subdivision conforms to its Land Use Policy Plan. Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general provisions for subdivisions within the City limits and within two miles of the City limits of Ames. (3) Planning and Zoning Commission Review: (b) The Planning and Zoning Commission shall examine the Preliminary Plat, any comments, recommendations, or reports assembled or made by the Department of Planning and Housing,and such other information as it deems necessary or desirable to consider. (c) Based upon such examination, the Planning and Zoning Commission shall ascertain whether the Preliminary Plat conforms to relevant and applicable design and improvement standards in these Regulations,to other City ordinances and standards,to the City's Land Use Policy Plan, and to the City's other duly adopted plans. (Ord. 4441, 6-22-21) (4) Planning and Zoning Commission Recommendation: Following such examination and within 30 days of the regular meeting of the Planning and Zoning Commission at which a complete Application is first formally received for consideration,the Planning and Zoning Commission shall forward a report including its recommendation to the City Council. The Planning and Zoning Commission shall set forth its reasons for any recommendation to disapprove or to modify any Preliminary Plat in its report to the City Council and shall provide a written copy of such reasons to the developer. Ames Municipal Code Chapter 23, Subdivisions, Division IV, establishes requirements for public improvements and contains design standards. Design Standards: (16) Private Streets and Alleys. City Council may approve private streets and alleys as part of a Subdivision. Private streets and alleys are subject to the following requirements: (a) The proposed private street serves as access to a cluster or small group of housing units and is not intended for use by through traffic. Private streets and alleys may also serve as access to townhouse-style developments. (b) The proposed private street or alley is designed and 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. The typical private street and alley will have a minimum design life of 30-years. (c) Verification of finished construction according to approved plans by the engineer-of record or other qualified engineer. (d) Responsibilities for maintenance,upkeep, and snow removal, are established through a legally binding instrument. (e) A permanent easement for shared access and emergency vehicle access is recorded. (f) The design and layout of the private streets and alley shall address the following: (i) Street width to allow for two-way traffic. (ii) Fire access and turnaround requirements as required by the Ames Fire Code. (iii)For developments of six or more single-family detached or attached dwellings along a block face, provides on-street parking spaces similar to the spacing included on a public street or provides for guest parking bays within common area. (iv) Sidewalks along the street or other pedestrian circulation system improvements connecting to front doors of homes. (v) Street tree planting plan. (vi)Lighting plan. The City Council may modify the private street requirements when the street serves non- residential development or apartment dwellings; however, Section 23.403(16)(d) shall still apply. Attachment J-Ames Plan 2040 Excerpts LAND USE: CATEGORIES Residential Neighborhood 3(RN-3:Expansion) . Contemporary but diverse development options Access to private green space,Internal APPLICABLE EXISTING ZONING CATEGORIES In planned expansion areas of the City,known as paths,and trails Is often Included In . FS-RL Suburban Residential Low-Density FS zoned areas.Originally envisioned in the 1997 development design.Includes storm water LUPP as"villages"and residential subdivisions, detention features within developments. • FS-RM Suburban Residential Medium-Density Primarily residential and largely single- , Curvilinear street networks,minimizing cul-de- , F-PRD Planned Residence District family at low and medium densities.Some sacs.but somewhat limited connectivity at times. PUD Planned Unit Development Overlay District medium-density apartment developments. , Common pattern of automobi€e-oriented Conventional suburban lot sizes In subdivisions. design with front-loaded garages. • RLP Residential Low-Density Park • Limited or no transit access. Includes small commercial nodes. GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS Wide range of housing types and price . Flexible lot size design standards for diverse + Review and modify zoning and subdivision points,need to incorporate attainably housing types,Including architectural regulations to address intended range priced owner occupied housing, character,environmental,and open of uses and design standards. Planned development of neighborhood space factors In design decisions. Permit accessory dwelling units with cores,with higher density,linkages to single- Higher residential densities(attached, lot size and design standards. family areas,and neighborhood services. townhomes,small multi-unit buildings)on , Extend trail network into growth areas. High level of Internal connectivity and planned avenues,boulevards.and mixed use avenues,and street linkages a sal co surrounding tlevand plantes. other streets with significant bicycle and potential , Support transit extensions to serviceable areas. transit routes:and within master planned projects. Use Complete Street concepts with . Street.sidewalk,and troll tivlly. ' Use the Capital Improvements Program to development.include active transportation connec plan for extension of major road,water,sewer linkages.Provide safe access for all to New development requires neighborhood Infrastructure.Consider use of development neighborhood cores and activity areas. and community parks.See also agreements,connection districts,and Target minimum gross density in major new Parks and Recreation Chapter. assessments to helo facilitate extensions. + � development areas of 6 units per acre. . Plan to accommodate transit extensions into rdeveloping areas by design and density levels. Him Allow common accessory functions. il places of worship,and parks. !, I Apply minimum density standards to new development,single-family 3.75 du/A,medium- density minimum density 10.0 du/A,cores and high-density areas have higher Intensity and densities than medium-density.