HomeMy WebLinkAboutA005 - Council Action Form dated February 22, 2022 ITEM #: 35
DATE: 02-22-22
COUNCIL ACTION FORM
REQUEST: REZONING FROM FLOATING SUBURBAN RESIDENTIAL MEDIUM
DENSITY ZONE (FS-RM) TO A FLOATING SUBURBAN RESIDENTIAL
MEDIUM DENSITY (FS-RM) PLANNED UNIT DEVELOPMENT (PUD)
OVERLAY WITH A PRELIMINARY PLAT AND A MAJOR SITE
DEVELOPMENT PLAN FOR HAYDEN'S RIDGE AT 2098 WEST 190TH
STREET
BACKGROUND:
574 Investments, LLC owns the property at 2098 West 190th Street, and is requesting
rezoning with a Planned Unit Development (PUD), Major Site Development Plan and a
Preliminary Plat of a parcel comprising 5.14 acres.
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 being proposed as
Hayden's Ridge PUD 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 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 190th 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, 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 an arrangement of different housing types and
lot sizes than allowed by standard zoning. It also allows for 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
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maximum density, uses, and the height and perimeter lot line setbacks.
The PUD requires findings regarding the establ
ishment 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 originally part of the Quarry Estates conservation subdivision
but is being developed and recognized as Hayden's Ridge PUD 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.
PUD STANDARDS — DESIGN COMPATIBILITY:
The layout has three rows of dwelling units. The developer proposes to build the
townhomes in eight clusters of four units each and a southern row with six clusters of
duplex-style units. Access to all units is from a common loop road through the middle of
the site. The proposed layout provides both garage access and pedestrian access from
the internal loop road.
The loop road design results in the private street acting both as an alley meant for
rear access and as street frontage for front access. This results in a question of
how to apply the design compatibility standards for primary entrances to the row
of townhomes along 190th Street. The PUD has specific standards regarding front
entry and garage access that require an interpretation of standards for the project.
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, even though the 190th homes
have their primary entrance on the same fagade as the garage. The middle row of homes
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are essentially "through lots" with the rear garages with their primary entrance on the
opposite front fagade that connects directly to the internal sidewalk. 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 "rear" facades along 190th Street do not
have a primary entrance that connects to a sidewalk. Due to the simultaneous purpose
of the private road to serve different housing types, the developer seeks an
interpretation that the proposed arrangement of facade 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. See also the P&Z
discussion and recommendation.
ARCHITECTURAL FEATURES:
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 the
units are two stories and less than 30 feet in height. There are six 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, and 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.
LOTS AND SETBACKS:
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.
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PUDs 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. 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 developer does propose a 20-foot setback from garage to the
paving of the private drive. The duplex homes will have a front 10-foot setback. The
duplex rear setback will be 30 feet from the south perimeter property line.
LANDSCAPING:
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 meets open
space and conservation subdivision goals with its arrangement of spaces and plant
species.
The developer is proposing a mix of high and low shrubs along the parking area along
the east edge of the site to screen and soften vehicular appearance to the single-family
residential areas to the east across the conservation open space. In this case a mix of
high and low shrubs is permissible to meet the standard when open space exists between
both the single-family residential to the east and the proposed development.
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 190th 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 four
to six feet from the conservation area.
ACCESS AND CONNECTIVITY:
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.
The access to 190th Street from the site is via a shared access drive with Vintage
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Cooperative to the west. The developer has indicated they are in the process of
meeting with Vintage cooperative representatives to amend the current cross
access agreement in order to provide for shared maintenance of the access drive
with the proposed development taken into consideration.
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
190th 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.
STORMWATER:
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.
PLANNING & ZONING COMMISSION RECOMMENDATION
At the January 19th Planning & Zoning Commission meeting, the Planning & Zoning
Commission reviewed the proposed Hayden's Ridge PUD, Preliminary Plat and Major
Site Development Plan.
The Commission discussed the developer's site layout, the front and rear facade
descriptions, and proposed deviations. The focus of the discussion was the north
townhomes adjacent to 190th Street and the design standards for entrances as they
relate to garages. The P&Z recalled their discussion and input on the drafting of the
PUD Overlay from the summer of 2021 and how they strongly supported the primary
entrance design requirements in their recommendation to City Council.
During discussion, the Commission reviewed the intent and purpose of the PUD
standards and how different configurations could be interpreted as they relate to the
project. The applicant spoke in favor of their design that the PUD intent was met with
the combined rear and front facade orientation of the north and middle rows of homes.
Several neighbors who reside at Vintage Cooperative spoke and expressed concerns
regarding long term maintenance of the drive as both sites will use it for access to
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190th Street. This driveway was required by the City to be a shared driveway at the
time of the initial subdivision of the site, before development of the Vintage Coop.
Vintage Coop neighbors also expressed concerns over how traffic would flow across
the Vintage Coop property from Hyde to the PUD site, which is not part of shared
driveway easement.
The Planning & Zoning Commission voted 4-1 to 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 conditions that:
1. That the compatibility standards of Section 29.1114(6)(a) be adhered to and
architectural design of garage fagade for the 190t'' townhomes be adjusted to
comply with the standards of not having the garage protrude in front of the
fagade of the primary entry to the home with the entrance also facing the private
street.
2. Request that City Council initiate a zoning text amendment to clarify
applicability of the compatibility standards related to single-family attached
housing units and alley access.
3. That a Maintenance Agreement be drawn up between Vintage Cooperative and
the developer to address the maintenance of the north/south segment of the
shared driveway.
As the motion was made and discussed, the intent of the condition was explained to
mean that the internal private street orientation was a good layout choice, but that the
building design should also comply with the design standards. It was suggested in the
comments that shifting the garage back and moving living area forward and over the
garage may allow for compliance with the primary entrance standard along the private
street.
The Planning & Zoning Commission also added a condition that the developer and
ownership of Vintage Cooperative to the west secure a maintenance agreement for
the north/south drive that runs on the property line between both sites to
accommodate maintenance needs with increased traffic.
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ALTERNATIVES:
1. The City Council can:
A. Approve on first reading the Rezoning to a PUD with approval of a Major Site
Development Plan and Preliminary Plat for the property at 2098 West 190th
Street, thereby accepting the proposed layout for the 190th Street townhomes
with the private street serving a dual purpose as an alley and a private street
and therefore determining the homes along 190th Street meet the standard
without having a front facade that complies with the compatibility standards.
B. Initiate a zoning text amendment to clarify applicability of the compatibly
standards related to single-family attached housing units and alley access that
maintains existing garage design standards and provide clear language on how
to interpret front and rear facades in cases such as this.
C. Prior to final plat approval, provide a copy of a maintenance agreement for the
shared common driveway with Vintage Cooperative.
2. Adopt the P&Z Recommendation to approve on first reading the Rezoning to a PUD
and Approve the Major Site Development Plan and Preliminary Plat for the property
at 2098 West 190th Street with the following conditions:
A. Prior to third reading of the rezoning, the developer shall provide for City
Council approval an updated townhome design for the 190th Street homes that
adheres to the compatibility standards of Section 29.1114(6)(a)for architectural
design of garage facades by adjusting the design so the garage does not
protrude in front of the primary entrance to the home that also faces the private
street.
B. Initiate a Zoning Text Amendment to clarify applicability of the compatibility
standards related to single-family attached housing units and alley access that
maintains existing garages design standards and provide clear language on
how to interpret front and rear facades in cases such as this.
C. Prior to final plat approval, provide a copy of a maintenance agreement for the
shared common driveway with Vintage Cooperative.
3. Approve on first reading the Rezoning to a PUD and approve Major Site Development
Plan and Preliminary Plat for the property at 2098 West 190th Street with the following
alternative conditions:
A. Prior to third reading of the rezoning, the developer shall provide for City
Council approval an updated townhome design for the 190th Street homes that
adheres to the compatibility standards of Section 29.1114(6)(a)for architectural
design of garage facades by either:
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i. Creating a primary entrance facing 190th Street with walkway
connections to the sidewalk, or
ii. Redesigning the private street fagade so the garage does not protrude
in front of the primary entrance to the home that also faces the private
street
B. Prior to final plat approval, provide a copy of a maintenance agreement for the
shared common driveway with Vintage Cooperative,
4. 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.
5. Defer Action on this request and refer it back to City staff and/or the applicant for
additional information.
CITY MANAGERS 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 addenda
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 that the conditions at this location can be found to warrant allowing deviations from
certain base zone standards to promote the type of proposed layout with individual lots
and common area that meets the purpose of the PUD Overlay.
The proposed private loop street arrangement as an alley and street is somewhat unique
and requires the City Council to consider how the design compatibility requirements
should apply. The PUD intent is to support connectivity and quality architectural features
while allowing for lot dimension, setback, and street design flexibility. Within the stated
flexibility of the Overlay, the City did include some specific required design features t to
reinforce connecting and design quality within PUDs. There is no question about the
design compatibility standard related to primary entrances itself, only how it applies to
part of the private loop street.
The loop street design, with essentially through lots along 190th Street and in the middle
of the site, has caused the developer to approach the design as a combined street and
alley situation for access and orientation of entrances. City Council could conclude
the P&Z recommendation (Alt. 2) is the appropriate decision on how to apply the
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standard to the proposed PUD because of the clear language of the standard.
However, the PUD Overlay at the time it was drafted did not contemplate this
specific situation where through lots abut a rural street section (190th Street)
bordering a site such as this. Based upon these conditions, staff believes allowing
the current proposal to move forward does not undermine the PUD standards wit
this mixed street/alley condition, but does believe more clear language is needed
in the PUD standards regarding how to achieve the proper design of not allowing
garages to protrude forward from front facades and entrances in through lot
situations.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, as described above.
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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 Minimum 24 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 fagade,
10 feet d up lexes
Rear Setback 20 feet rear fagade, 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 and 10 feet within
private street lot to the paving)
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 fagade 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 1901h St
CD, bCD T
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South Facade Private Drive
Hoyden's Crossing-Type A
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The developer is requesting that this orientation be
u.. F 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
1 !, and alleyway.
1 ,
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
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Attachment A- Location Map
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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.
z. 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.
ii.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.
GOAL 3..."environmentally friendly community. The Quarry
Estates Subdivision is a Conservation Development which protects
the environment and increases the amount of usable greenspace
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.
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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.
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Attachment C- Preliminary Plat Excerpt
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Attachment D- North Town homes-Elevation
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Attachment F- Duplex Homes- Elevation
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19
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.
20
Attachment H- PUD Standards-Excerpt
Table 29.1114(5)
Planned Unit Development Overlay District(PTJD)
Supplemental Development Standards
SUPPLEMENTAL
DEVELOPMENT PUD ZONE
STANDARDS
Area Requirement Minimum area of two acres or more,except when environmentally sensitive areas,natural
features,or scenic assets arc being preserved.
Zoning district density requirements shall apply.
Where a development encompasses 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 pcn-nittcd.
Density Developments with a minimum of 10%affordable housing units made available for sale or
cent 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 1 General Standards as long as the lots arc sized to accomrnodatc the required development
Width!Frontage: standards of this chapter and comply with the compatibility standards of Section 29.11 14(6).
All tots 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 Section 29.1114(6)are met.Setbacks at
the perimeter of the Overlay may not be reduced along an abutting lot without a finding there
Minimum Principal& are physical circumstances justifying a reduction.Reduced setbacks must be identified on the
Accessory Building Master Plan.
SctbacL%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 setbacks may be permitted along private strccts:and alleys.
Landscaping and screening shall conform to mquizements of this Chapter,unless approved as
Street Trees and an Alternative Design. Each development shall include space 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 trcc plan illustrating the location of trees along
with proposed building footprint and driveway areas must be approved with the project_
Sup02021-3 Rev.07-01-2021
Chapter 29,Article 11-24
21
Maximum Height- Zoning District height requirements shall apply to a building within 1,00 feel of an abutting,
Principal building; lot of different residential zone or residential land use designation_
Parking,spaces shall be provided as Prescribed by this chapter:however,required parking
Parking t quirt�tnertts locations may be approved by the City Council in common areas of on a street within the
boundaries of the PUD.Afliardable housing for low-and moderate-ineorrte households may
have parking reducedd to a maximum of two parking spaces for apastneent buildings.
Street improvements.water,sanitary sewer,stesrm sewer improvements,park.dedication,and
Streetftnfrastructure 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
comply with provisions of the Subdivision Code.
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.The land provided for
comrtnon open space must be improved for its intended purpose,and readily accessible to
residents.Provide for the ownership and maintenance of the cotrrmon open space.Phasing of
improvements shall be clearly described.in the develolrrtunt plans and may be required to be
set forth in a legally binding instrurnent-
Common Open Spate and Clubhouse,roof deck patios,and similar community amenities may be credited toward the
Amenities open space requirement.
Developments 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 front yard setbacks.
Development of inedium and high-density developments may be exempt tomtit providing
common open space area when recreational amenities,such as clubhouses,pools,or sport
courts,are sufficiently provided for as an alternative.
Layout and design shall create an interconnected network of streets with block faces that do
not exceed 660 feet within the development.Where practicable,block lengths are encouraged
to be So(I feer or less.Block fates may exceed 660 feet where physical or environmental
conditions preclude a rnom interconnected street network_Use of cul-de-sacs and dead-end
streets shall also be limited to these situations.
Block Design When blocks exceed 600 feet,the PUD shall accommodate pedestrian crossings,walkway
connections through a black..or other means of enhancing the pedestrian circulation system
for interconnectedness_
Use of alleys,off-site parking,or other shared access means is desirable to maintain a
consistent street f image with minimal interruptions by drivaways to street trees,lighting on-
street parking;.,and sidewalks as well as providing opportunities for alternative housing;
options such its cottage courts.
(6) Compatibility Standards.Minimum lot area,lot width,lot frontage,setback,and maximum site
coverage requirements may be reduced to provide for a variety of dwelling types. Any such modification to the
Zoning;District requirements raust Ise noted on the.lvtaster Plan..
Due to the concentration of dwelling units that will occur if these dimensional requirements are reduced, the
following;compatibility standards are requiroLL
(ir) Garages and.Drivew==ay,•s,.Garages and off-street parking areas must,be located so that they
do not define the front.fade of die dwelling.This standard is meet when a garage does not protrude forward from
the front facade.
Sup#2021-3 ,_ Rev.07-01-2021
22
The development must include 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.
(6) Entrances.Main entrances to dwelling units must be clearly identifiable and accessible to
the owner and visitors. The main entrance rnust be demarcated by one of the following: covered porch or stoop,
si
delight windows,or other significant architectural treatment that emphasizes main entrances. !vIlain entrances shall
be directly connected to the pedestrian circulation system of the development.
(c) Massing. Multi-family buildings Proposed abutting single-farriily and or two-family
buildings should be of a scale,niassing,window proportions,and architectural style that is compatible with abutting
lower density residential developirieftL
(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 f6r future development in a manner that does not impede
the continued use or development of surrounding Properties for uses permitted within the Loring District or planned
for in the comprehensive plan:
(h) Existing Trees, The preservation of existing trees shall be considered when siting
buildings,underground services,and paved areas-,
(c) Landscape Buffering.Landsape 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 andlot
complementary to adjacent development.
(8) Minor Changes. Minor change.-,to the approved Ntaster Plan and subsequent Site Development
Plan may occur after a determination by the Department of Planning and Housing staff that the proposed changes
are minor in nature,and remised plans have been provided for purptyses of keeping the Site Developmexit Plan Major
current. However,the Planning Director may refer any change to the City Council for approval.A ininor change is
defined as a.change that satisfies all of the following criteria:
(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
I cr%.
(d) Does not increase the density of units in the project or the intensity of use as related to
parking requirements,i.e., floor area of use and bedroom 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
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.
(fWd.4440. 6-8-21,1
23
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.
24
(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.
25
Attachment J- Ames Plan 2040 Excerpts
gym:;
r : ORIES
Residential Neighborhood 3(R -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 ervisloned in the 1997 development design.Includes storm water
LUPP as"vl€lages"and residential subdivisions. detention features within developments. • FS-1 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 automobile-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 nodesRun M- KNOMM
GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS
• Wide range of housing types and price F lexible 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 mult,unit buildings)on + Extend trail network Into growth areas.
High level of Internal connectivity and planned avenues,boulevards,and mixed use avenues,and
street vel of Into surrounding devand planned
s. 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 • Use the or Capital improvements major road,
Program[O
development,Include active transportation • Street,sidewalk,and trail connectivity 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 help facilitate extensions.
development areas of 6 units per acre. . Plan to accommodate transit extensions into
developing areas by design and density levels.
Allow common accessory functions,
(, �`lllla},fill�I p{ 14fffr dip r, i a t` 1 r,.i places of worship,and parks.
1 t l 4r g-
j � 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
�aa and densities than medium-density.
26
DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:City Clerk's Office,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5105
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE CITY
OF AMES, IOWA, AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON SAID
MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL CODE OF THE
CITY OF AMES, IOWA; REPEALING ALL ORDINANCES AND PARTS OF
ORDINANCES IN CONFLICT HEREWITH AND ESTABLISHING AN
EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames,Iowa,as provided for in Section 29.301
of the Municipal Code of the City of Ames,Iowa, is amended by changing the boundaries of the districts
established and shown on said Map in the manner authorized by Section 29.1507 of the Municipal Code
of the City of Ames, Iowa, as follows: That the real estate, generally located at 2098 W. 190t' Street, is
rezoned from Floating Suburban Residential Medium Density(FS-RM)to Floating Suburban Residential
Medium Density Planned Unit Development (FS-RM PUD) Overlay.
Real Estate Description: A subdivision of Outlot YY in Quarry Estates Subdivision, Second
Addition in the North Half of Section 22, Township 84 North, Range 24 West of the 51h P.M.,
Story County, Iowa. Containing 39.20 acres.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby repealed
to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and publication
as provided by law.
ADOPTED THIS day of
Diane R. Voss, City Clerk John A. Haila, Mayor