HomeMy WebLinkAboutA001 - Commission Action Form dated March 2, 2022 ITEM #: 6
DATE: 03-02-22
COMMISSION ACTION FORM
SUBJECT: REZONE PARCELS AT 3210 CEDAR LANE (PROPOSED ANSLEY
DEVELOPMENT) FROM "A" (AGRICULTURAL) TO "FS-RL"
(FLOATING SUBURBAN — RESIDENTIAL LOW DENSITY) WITH A
"PUD" PLANNED UNIT DEVELOPMENT OVERLAY AND MASTER
PLAN
BACKGROUND:
The Ansley development is owned by the Burgason family of Burgason Enterprises,
LLC. They are proposing to rezone and develop four parcels, totaling 58.7 acres, at the
end of Cedar Lane on the south edge of Ames. The site is accessed from Cedar Lane,
Aurora Avenue, and the future extension of Lunetta Drive. A Story County greenway
and bike trail is located along the east side of the site. The proposed development will
include approximately 170 dwelling units, open space amenities, and a small
neighborhood commercial area. A general location map is included as Attachment A.
The property was annexed on JUly 91h, 2019 and is subject to a pre-annexation
agreement. The owner agreed to buy out the rural water provider (Xenia) at the time of
development. The developer is responsible for extending water and sewer service to the
site. The proposed rezoning is consistent with the 2019 Agreement. Infrastructure
improvements that were included in the Agreement are discussed in the Addendum.
The subject site has a Residential Neighborhood 3 (RN-3) designation in Ames Plan
2040 (see Attachment B). RN-3 permits either low-density single-family zoning or
medium density zoning. The owner proposes the development of a residential
subdivision to be known as Ansley and is requesting a rezoning from "A" Agricultural to
"FS-RL" Floating Suburban — Residential Low Density with a "PUD" Planned Unit
Development Overlay. FS-RL is a consistent zoning district with the underlying land use
designation. FS-RL requires a minimum net development density of 3.75 units per acre
and a maximum density of 10 units per acre. Subject to review with a future subdivision
plat, staff estimates a net density for the proposed plan at 4.5 to 5.5 dwelling units per
net acre. Additional information regarding the rezoning is included in the attached
addendum.
The proposed PUD Overlay allows for flexibility in lot patterns, uses, and certain
development standards, such as setbacks. Private streets are also permitted within a
PUD. The PUD process also requires common open space and amenity areas along
with a description of uses and design details. A Master Plan accompanies the rezoning
request to identify the range of uses and layout of the site in connection with the
requirements of the PUD Overlay. Attachment E is the Master Plan and narrative for the
project. Attachment G is the applicant's description of the PUD development principles.
The full PUD plan document is available online at this link Ansley PUD Plan.
1
The developer intends for Ansley to be a mix of house types: traditional detached,
single-family homes; homes on smaller lots, referred to as "cottage court homes,"
clustered about short, shared driveways; and townhomes clustered on several lots.
Dispersed throughout the site are communal open spaces and storm water
management areas, which are design to be integral to the project character.
The larger cottage court area in the middle of the site has communal space that will
serve as the open space for the surrounding homes — the individual yards for each
property is intended to be small. Many of the properties will be served by alleys and
many will also face onto communal space, creating a diversity of housing typologies.
The applicant has also developed detailed architectural standards to guide the
individual house construction for consistency with the vision of the PUD. City staff will
not administer all of the design detail requirements as they are written, the majority of
requirement are intended to be administered by the developer with individual builders.
(see accompanying Ansley Neighborhood Plan and Architecture Guide).
The applicant is requesting several deviations from setbacks, detailed in Attachment E.
The PUD standards require setbacks around the perimeter of the site to reflect those of
the base zoning, FS-RL. The standard FS-RL building setbacks are 20 feet in the front;
6 or 8 feet on the side (depending on the height); 20 feet in the rear; and corner lots
have two front yards and two side yards. The applicant will comply with base zoning
around the perimeter except to the north of th.e site. The PUD allows for deviations from
minimum setbacks at the perimeter only when there are "physical circumstances
justifying a reduction." Staff finds the abutting outlot used for drainage along the north
boundary of the site provides greater separation of lots than typical and is a qualifying
physical circumstance and can support the reduced setback along that property line
The applicant is proposing to develop Ansley in up to 11 phases. The phases
correspond to dwelling types, open space, and infrastructure extensions. The initial
phase will be 30 single-family homes at the northwest portion of the property. Over time.
Ansley will have 72, traditional single-family homes on lots that range in size.
Ansley will also have 45 "cottage court" homes that will be centered around six short
private streets. These homes will take vehicle access from the courts but will face
communal property. The cottage court homes will have 5-foot setbacks on all sides.
The development will include townhomes on five large lots. These lots will contain
between 24 and 63 individual homes. The townhome lots will be developed with Major
Site Development Plans at a later date.
There will be a small commercial lot in the northeast corner of the development. The
applicant intends to have a small event space, a restaurant or cafe oriented towards
walkers and bicyclists on the adjacent Tedesco Trail. Development of the commercial
site is subject to future Major Site Development Plan approval.
Approximately 35% of the development will be open space. This will come in the form of
a large retention pond, and several shared green spaces in the center of the
development and at the south end.
The neighborhood is designed to take advantage of the adjacent Story County bike trail
(Tedesco Trail) by orienting many of the homes and the commercial component to the
path. The Cedar Lane extension will also include an 8-foot-wide, shared-use path,
which will connect to the Tedesco Trail along Rothway Road.
The site abuts existing and planned City infrastructure. Public road extensions will tie
into the site from Cedar Lane, Aurora Avenue, and the future Lunetta Drive. The Master
Plan depicts two planned extensions of streets to the east. The applicant intends to use
private alleys and courts to serve the clusters of housing with the main roadways
connections through the development as public streets. Improvements to the frontage of
Cedar Lane is necessary with the development of the site and identified as condition of
the rezoning.
ALTERNATIVES:
1 . The Planning and Zoning Commission may recommend that the City Council
approve the request for rezoning from "A" Agricultural to FS-RL" Floating Suburban
— Residential Low Density with a "PUD" Planned Unit Development Overlay with the
attached Master Plan, based upon staffs findings and conclusions as found in the
addendum, and with the following modifications/corrections:
a. On page 7, correct the number of proposed units.
b. On page 7, change "Accessory Dwelling Unit" to "Guest Unit" and clarify that
the structure will not be rented separately.
c. On page 11 , remove the property not in Ansley from Phase 1 .
d. Insert commercial standards with the following setbacks:
i. East property line: 20 feet
ii. North property line: 10 feet
iii. Right-of-way property line: 5 feet
e. Insert the standard for garage setbacks from the alleys and private driveways:
i. Where the alley or private driveway is 16 feet. garage faces must be
setback from the property line
1 . 8 feet or
2. 20 feet or more
ii. Where the alley or private driveway is 20 feet, garage faces must be
setback from the property line at least 5 feet
f. On page 18, insert the following clarifying statement to accompany the table:
The lots listed in this table have setback exceptions. All other lots will conform
to the stated setbacks.
And Conditions:
i. Applicant shall initiate and complete the buyout of Xenia Water Service
Territory with completion of the territory transfer prior to Preliminary
Plat approval.
ii. Prior to Preliminary Plat approval, include improvement plans for
Cedar Lane that include dedication of right of way, sidewalks, and
street paving from the north edge of the site to the south edge of the
site.
iii. Development of the site shall not occur until such time as the City of
Ames has approved a subdivision plat for the site.
2. The Planning and Zoning Commission may recommend that the City Council deny
the request for rezoning from "A" Agricultural to "FS-RL' Floating Suburban —
Residential Low Density with a "PUD" Planned Unit Development Overlay with the
attached Master Plan if the Commission finds that the City's regulations and policies
are not met.
3. The Planning and Zoning Commission may defer action on this request and refer it
back to City staff and/or the applicant for additional information.
RECOMMENDED ACTION:
The proposed rezoning based upon FS-RL is consistent with the Ames Plan 2040
Comprehensive Plan. The proposed housing types are allowed in the proposed zoning
as is the minimum and maximum density projected for the site. Further information on
density and open space measures will be specified with the subsequent preliminary
plat. The Master Plan is consistent with the limitations noted in the pre-annexation
agreement approved by the City Council in 2019.
The Ansley PUD is designed differently than any other neighborhood in Ames. It
contains a mix of housing types interspersed throughout the site and integrates the
drainage and open spaces into the plan. Ansley also contains a small commercial
component that will complement the mix of housing and the adjacent Tedesco Trail.
These features make it a good candidate for PUD zoning due to the arrangement of the
site improvements and housing variety.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Planning and Zoning Commission act in accordance with Alternative #1 .
4
ADDENDUM
FS-RL development standards are listed in Table 29.1202(5)-1 and 29.1202(6) of the
Zoning Ordinance. The PUD Overlay allows with a Master Plan for deviations that are
identified as part of the Plan. The following table provides an overview of the deviations
based upon house type.
Standard FS-RL Standard Ansley
Minimum Lot Area 6,000 square feet 4,000 square feet
Frontage 50 feet building line, 35 street 45 feet building line, note some
line home have frontage only on
private drives
Front Setback' 20 feet, 25 feet to garage House: 15 feet facade; 20 feet
garage
Cottage Court**: 5 feet; 15 feet for
ROW
Townhome: 5 feet; 10 feet for
ROW
Side Setback' 6 or 8 feet (depending on House: 5' fagade; 20 feet garage
height) face
Cottage Court**: 5 feet; 15 feet for
ROW
Townhome: 5 feet; 10 feet for
ROW
Rear Setback' 20 feet House: 5 feet
Cottage Court**: 5 feet; 15 feet for
ROW
Townhome: 5 feet; 10 feet for
ROW _
Corner Setback 2 front yards and 2 side yards Same
Height 40 ft or 3 stories, whichever is House & Cottage Court: 3 stories
lower primary/ 2 stories accessory
Townhome: 2 stories primary / 1
story accessory
Maximum Building 35% 70%
Coverage
Maximum Site 60% 80%
Coverage
Minimum Landscape 40% 20%
Area
Private Drives Local Street 26 feet, Design varies, Primary access 20-
Alley 16 feet 24 feet (e.g. Lot 99 to 104); 16
ft for alley and private drives
used as secondary access (e.g.
Lots 29, 30, 98),
*Exceptions apply to specified lots. See Master Plan, Attachment E.
** Cottage Court Homes have 5-foot setbacks except when adjacent to a public right-of-
way where the setback is 15 feet. Garage faces are setback 20 feet.
*** Townhomes are clustered together on large lots. The setbacks apply to the clustered
buildings. Garage faces are setback 20 feet.
5
REZONING BACKGROUND:
Comprehensive Plan (Ames Plan 2040). The Ames Plan 2040 Comprehensive Plan
designation of the entire subject area is Residential Neighborhood 3 (RN-3). The
proposed change of zone to FS-RL with the PUD overlay is consistent with that
designation. The designations of this and adjoining properties can be found in
Attachment B.
The applicant has provided support materials (see Attachment G) regarding the
proposed rezoning and its conformance with the former Land Use Policy Plan (Ames
Plan 2040 is now in effect). While the rezoning of an area designated as Urban
Residential in the Urban Fringe to FS-RL is supported, there are several goals in Ames
Plan 2040 that can support the proposed rezoning.
Goals:
- Wide range of housing types and price points, need to incorporate attainably
priced owner occupied housing.
- Planned development of neighborhood cores, with higher density, linkages to
single-family areas, and neighborhood services.
- High level of internal connectivity and planned street linkages to surrounding
developments.
- Use Complete Street concepts with development. Include active transportation
linkages. Provide safe access for all to neighborhood cores and activity areas.
Development Guidelines:
- Flexible lot size design standards for diverse housing types, including
architectural character. environmental, and open space factors in design
decisions.
- Higher residential densities (attached, townhomes, small multi-unit buildings) on
avenues, boulevards, and mixed use avenues, and other streets with significant
bicycle and potential transit routes; and within master planned projects.
- Street, sidewalk, and trail connectivity.
- New development requires neighborhood and community parks.
Existing Zoning. The site is zoned Agricultural (A). When a property is annexed into
the City it receives a default zoning of Agricultural (A) until at such time that the property
owner chooses to rezone.
To the east within the City is farmland and two houses, zoned Agricultural (A).
To the southeast and southwest outside the City is farmland owned by Iowa State
University, zoned Agricultural (A-1). The university also owns land inside the City to the
west of Ansley, zoned Special Purpose — Government/Airport District (S-GA).
To the northwest is the Ringgenberg Park neighborhood, zoned Floating Zone —
Planned Residence District (F-PRD). This neighborhood is single-family.
6
To the north is the Suncrest neighborhood, zoned Floating Suburban — Residential Low
Density (FS-RL). This neighborhood is single-family.
Also to the north is the Domani neighborhood, zoned Floating Zone — Planned
Residence District (F-PRD). This neighborhood is single-family.
To the northeast is a neighborhood of multifamily zoning, with property designated
Floating Zone — Residential Medium Density (FS-RM) and Residential High Density
(RH).
An excerpt of the zoning map can be found in Attachment C. The proposed rezoning is
reflected in Attachment D.
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table:
Direction from Existing Land Uses
_Subject Property
Subject Property Farmland
East Farmland
Southeast Iowa State Farmland
Southwest Iowa State Farmland
West Iowa State Farmland
Northwest Single-Family Residential (Ringgenberg Park)
North Single-Family Residential (Suncrest & Domani)
Northeast Multifamily Residential
Master Plan. A Master Plan is intended to provide a general description of the intended
development of a property. A Master Plan must address natural areas, buildable areas,
building types, range of uses, and basic access points as described in zoning
requirements of Section 29.1507(4) (see Attachment E).
The submitted Master Plan proposes three housing types:
- 72 traditional single-family detached homes
- 45 cottage-court homes with minimal setbacks and shared, private driveway cul-
de-sacs
- Townhouses clustered on five lots — the precise number will be determined at the
time of construction and will need to be approved with a Major Site Development
Plan
In addition, the Master Plan includes approximately 20 acres of open space, detention,
and buffers. Layout and specific design of the townhomes and the commercial portion of
the site will be evaluated with Major Site Development Plans. The minimum density
standard is 3.75 dwelling units per net acre. Full review of net acreage limitations will
occur with the subsequent preliminary plat subdivision review. Staff estimates net
density with the Master Plan to be approximately 4.5 dwelling units to 5.5 dwelling units
per acre. This is well above the minimum of 3.75 and below the maximum of 10 units
per acre.
7
According to the applicant, the commercial portion of the site is intended to be a
combination of:
1 . A small (less than 100-person) event center;
2. A food commissary for the event center, bike trail/Ansley pit stop and local
deliverable food product: and
3. An Ansley Ames Sales and Design Office
The PUD Overlay standards are in the process of being changed by City Council. The
third and final reading is expected by March 8, 2022. The site will need to comply with
all parking and buffering requirements of the Zoning Ordinance.
Infrastructure. During the review, an analysis of the necessary infrastructure to
accommodate residential development was undertaken.
Water
The annexation agreement stated that the property would need to switch from Xenia
water service territory to City service territory at the time of development. The applicant
will be buying out Xenia for the development consistent with the City's Xenia Water
Service Agreement approved in December of 2021 .
Sewer
City staff modeled sanitary sewer capacity for the area and found that there is
acceptable capacity within the system to serve the proposed development intensity.
Connections to the system are planned to occur at Aurora Avenue.
Electric
Ansley is within the Alliant service territory.
Drainage
At the time of preliminary plat a storm water management plan is required by the City.
The City's Chapter 5B standards address control of runoff as well as water quality
standards.
Shared Use Paths and Trails
The development abuts the recently completed Tedesco Bike Trail, which occupies a
former railroad right-of-way. The trail extends from University Boulevard south to 260'h
Street and then west to 5101h Avenue. Cedar Lane currently has an 8-foot walking/biking
trail along the west side; this will be extended farther south. The 8-foot trail will then turn
east and extend across the southern portion of Ansley to the Tedesco Trail.
Streets
Ansley will have three connections to Cedar Lane. Cedar Lane itself will be improved
and extended farther south with the development. The development will have two street
stubs to the east to connect to future development. Aurora Avenue will connect south
into Ansley and the future Lunetta Drive will extend west into Ansley from the Domani
neighborhood to the north. Details on the design and timing of the Cedar Lane
extension will be part of the subdivision review process.
8
Ansley is designed with a series of private alleys, private drives shared by two houses,
and private shared courts (around which the cottage court homes are situated).
- The private alleys function like standard alleys at the rear of the properties.
Several of the alleys have additional guest parking.
- The private drives function very similarly to alleys but serve only two homes and
go between the sides of houses.
- The courts are also private but will serve the houses clustered around them. The
courts are not linear, as in a traditional alley. Each court has additional guest
parking. The courts will be ringed with trees for shading.
Each townhouse lot will be served by a shared parking area to be designed with a Major
Site Plan at the time of development.
Applicant's Statements. The applicant has provided an explanation of the reasons for
the rezoning in Attachment G.
Purpose. Sec. 29.1 1 14(1) outlines the intent of a Planned Unit Development. Staff finds
that the proposed development complies with the standards:
(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;
The proposed design of Ansley, including layout and housing types, is unique in
Ames. The developer is proposing a novel approach to open space layout.
integrating into the arrangement of several housing types. This approach will
create a compelling and attractive neighborhood relying on larger common opens
spaces compare to traditional private yards.
(b) Increase the stock of diverse housing types for a variety of income levels;
The range of house sizes and home arrangements will provide a diversity of
housing price points through the combination of detached and attached housing.
(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;
The applicant proposes to incorporate drainage and the retention pond into the
design of the neighborhood. This necessary infrastructure will be embraced,
rather than ignored. The applicant also intends to incorporate native plantings
into all common open space.
The applicant's design and layout are predicate upon the idea of walkability.
architectural interest and streetscape compared to standards subdivision design.
The proposed deviation allows for a more compact development footprint,
9
locating garages away from the front facades, and reduced setbacks in have up
close and engaging architectural designs adjacent to sidewalks and streets.
(d) Provide for a variety of private and common open space areas
corresponding to smaller lot sizes along with additional amenities for
larger developments;
Ansley incorporates a variety of shared space into the design. These spaces are
scattered throughout and will give residents a choice of amenities. Lot sizes also
vary: the detached, single-family homes will come in several lot sizes: the cottage
court homes will be on small lots with shared open space, and the townhomes
will be clustered on common lots.
(e) Encourage and preserve opportunities for energy efficient development;
and
The neighborhood will provide ample walking and biking opportunities.
(f) Encourage context-sensitive infill development.
The development is designed to respond to its surroundings at the ends of town.
The street grid connects to surrounding development and provides for future
connections to the east. The development also offers views of the surrounding
Iowa State University farmland. The proposed commercial component is
designed to take advantage of bike trail proximity and to act as a buffer from the
adjacent high density residential development to the north.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the applicants request, staff makes the following findings of fact related to rezoning
and a PUD Overlay with Master Plan request.
1 . Ames Municipal Code Section 29. 1507(2) allows owners of 50 percent or more of
the area of the lots in any district desired for rezoning to file an application
requesting that the City Council rezone the property. The property represented by
the applicant is entirely under one ownership representing 100 percent of the
property requested for rezoning.
2. The subject property has been designated in with Ames Plan 2040 as RN-3. This
supports a "FS-RL" zoning designation, detached and attached single-family
housing types are allowed. FS-RL is consistent with the pre-annexation
development agreement.
4. Infrastructure is adequate to serve the site and can be extended to the site. Future
street improvements for Cedar Lane will also be required. Specific improvements
will be identified with the preliminary plat.
5. The Master Plan identifies developable areas and range of uses consistent with
the proposed FS-RL zoning district. Densities can be achieved consistent with the
I Il
FS-RL minimum and maximum allowances. Open spaces are identified within the
project site. Subsequent development will be subject to subdivision review and for
some use a Major Site Development Plan.
6. The rezoning includes a PUD Overlay that allows for flexibility in design standards
and uses. The findings for a PUD Overlay support the intent of the Master Plan in
its arrangement of uses, preservation of open space, and variability in design
standards.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site
and a sign was posted on the subject property.
Conclusions. Based upon the analysis in this report, staff concludes that the proposed
rezoning of the subject property is consistent with the Ames Plan 2040 Comprehensive
Plan. The proposed rezoning is consistent with the allowances of the proposed FS-RL
zoning district and PUD Overlay Master Plan requirements for rezoning.
II
Attachment A
Location Map
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3210 Cedar Lane
March 2, 2022
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Attachment B
Ames Plan 2040 Future Land Use Map
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March 2, 2022
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owne-ship ar prox^ty.Enaai—r i-ntr 3hJ not extend past a
w:*rrrty ine.
Primary Sauctuto or Principal Struccur-
I Fe ormary stnicu.re of a lot s tt•e bull rv,;that nCcses the
;,rtckvrerdal use o'thtl ot. However,the of Laren Aqu•ux.se Wier
uses I or examoe.a-cuse on a resdemal iot s the primary
N str.xt.rre,whereas a Mar p.d garage or the same Ia:is rcrt.
N
Setback
Setbada are t^e minimum roT red dstance from the oroxrty
line at which xiM a txridi^gray',-corstnxtwt*e.-Arklrg nay
be con s:vetee no closer:^an the seraack Ine:o the pmm ty
lice. SetbWc S W aty occsr=corm al,propery Ines of a lot the
^roe:sides,or rea- aith gF&ilfc+trrt vab--s for each co-dton
rray x vecified
Spedfic ardstecw-al encrozcnmcr-=are perivt-d rito th--
setbacks(see ErvaoWwnerve,
Suva
Streets pAir Or p'ivate.are ry^-of-wa.-Out prade access
.o the txridngs-Fat a .serve:by it.T-!W:fpcaly.b..:not
a ways ndude the ca rkW ways,planter s:-os sidewalo,rxr-
street Nark%and ref—air sr.vices s.irh as strnwt i burg a-d fim.
h)drarm
House Cottage Court Edge
Building Disrwsition B'1 ding Dicoosition
&;se lore.-F S-Rf (Sec 29.1202) Base/one FSa (Set.29.1202)
Base Lore Reqdrernents hold ura!ess stored in this Base/one►tecuirements hold unless stored k rtii.S
ck)cixner2 Minimum.f of Sfrn:OW SF cloc�xnent M nirr„xn►at S-�.:4.000 SF
Maximum Building Coierolge.70% Mcximr m BLA ng Cove-age:70%
M(fxmum Site C.ovew.ge•80% Mc xirnuurr!Site CNeroge•80%
Minimum LarAscapedArea 20% Minirnurn LondscapedAreo:20%
Building DhRgzition Building Djj
Setback(Minirrur,Distance from Property Line) Setback(Minirmtim Dist.^. From from Property Line)
Front Faf odc- i 5'to rxc of siructur: Aif Loi Lncs Not A4xcoi to a Pubbc ROW- i 5'to Focc of StruciG%T
exCeDbOrS noted befcw in table
20'to Face of Gorge
Front Garage Fxe- 20'to garage face unless for is Arf Lot L.,nes NotA4xer!t to a p:,bk ROW- 5'
a raored excepbor when,the doter fiorris on any public right-cf
,,ray ExterLcorrs/Projeaws ere aLov ed irto Regwred&ufdrg Sezacks os described in
Sec.29.402(2)Ames City Gale.
Sic*- .S'
RUMOS Form
Side rarnge i rxe- 20'rn grnrtge whey frxing Height
a►ubfic,of o(wroy.20'rrot required whey garage fronts on a PJaxin;um 8uifdirg Height 3 Stories
hrRK1iP stx;rec!-rxress sixty cis that he�tvhwn 1 ors f &2. Arcr-,�rrry ii,xk6.. 7 StaiPs
Rear- 5'See Rear Lot(Perimeter)
Exception List x
Corner Lcts- Two;wts along coch pubic
ROW iv,,o sides oppove fhe fonts(As mirrors FS-RL)
Exter•,qcns/Projections tee ofiaved into Requited Budding Set-
back,as described in Sec.29.402(2)Ames Cty Code.
the Portion o;the t of ihctrAbals a P.rir^teMey'."I he Can.4d-
ered a Rear Lot Lire.
Buildlog Farm
✓ieo.t
Maximum,Buifding f(cght 3 Stones
Accessory BuOng 2 Stones
I Cottage Court Townhouse
Btild*og Disposition Bu Ichni,DsRgskion
8�.,se ZG(Ne:F�-RL(sec 29.1202)
B(ZW-/Oce-i-S-ftl (S&,:29 1202)
sn,w/or\-R-0;ifemeqts h4d �qntff I...)ths
Base/or.e RM(werrx-prs hok.'uniess stated it t)*
.,baime0i ftiirr?,,j,-.I ol Stle-4,001)SF documen,MirarvAm Lot Stm 1.000 SF
Maximum Buikkig Coveroge:70% Moxirrxrn&;hdr.g Cnverage:lYYc
M rakri uri Site C r;w.mg F.-8 0% Mrixirrx.vn Sire C�wmge--80%
lv'�iirrurr.Lcndsc:�rvdkec:20% ftiimum Laixtrnpedkea20%
BuiWing DiMmition Building Dispgs'i
Seib-,,ek(Mnirrurr Drsionce F-xn rrom Properiv Line) Seiiy.,ck(Mr.murn D.sicrze Eorr rrorr.Properly Lne)
A(�ioLeml io PI.
All Loi Lincs 5 A,':,' I ir;e.% iblk ROW I O'io F(;ce of S(mcitoe
29 to FGce-)rGorcRe
trio Rcqu.(cd BukiN Sol-
A!!Lac bres.Not A(toam to a Public ROW 5'
b�xks-n&,scr(bed r Sec.29. 02(2)Arms City Cc,-*.
Bdlding Form Exx(7S)DrLZ/P!",cc,-i0e.S cor 6110%vcd fflio R,-Cu:rc(J&,."ng Scdx-XY,,.c-S(kscilbcd irl
eigh, Sec.29.102(2)'Arnes City Code.
Moximum Bj,,4db-?g Height 3 Stores
Accessory&j.**ng 2 Stones Budicing Borm
.-!ep,
Mommum Bu.,'dr-4 Heigh, 2 Stancs
Accessory&,ji0'r,9 ; S'anes
Front Setback Front Setback Cedar Lane Setback Rear Setback
Lot 10'(Does Not Other
S• Modify Garage 20' 20'
Setback'1
1 x x x-5 Q. k
2 X X Rear Se_).ck
3 x V-S'Rccr Se-back
4 X-S'Rc:.r Sc-Dack
5 X-S Rear Se•aack
6 x
X fro rear-correr lot--his car be spellcd out above)-th s brt has a(.
7 sebdJc or the perirreler fcx-a s nge-story Aruc.ure ar•d ar•8-setback tx•th,-
c
X(ro mar-:curer lot,.his:.r be spelked oit abc7v.)-th s lot has a 6
8 5ebadc or the perimeter for a s nge-story gnx.urr and ar 8 setback or th.
I
9 x X
10 X
II ? x
12 X C 0
ao
13 x m
14 X x N
n O
23 X CD t2
24 x N
X o
O
r.� 25 ! X Setback of 20 applies to the property I ne z-the perimeter of the N
X OU)
26 X X Sctb;.ck 4 XY ppl ics to the property I ne or the perimeter of the
to
27 X X
Q
26 X X m
29 X Q N
N
X
41 Settx_ck of 20 applies in the omperty I ne or the perimeter of the
42 x
43
44
55 x
56
57
58
60
59
61 — - - -
62
63
X
64 SctLtdc of 20'dpplic, to the prtVc;r,y I nc;x• Cix ucrirnoter of 01C
Attachment F
Applicable Regulations
• Ames Plan 2040 Goals. Policies, and the Future Land Use Map:
The Ames Plan 2040 (the new adopted Comprehensive Plan) identifies the land use
designations for the property proposed for rezoning.
• Ames Municipal Code Chapter 29, Section 1507, Zoning Text and Map Amendments,
includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
• Ames Municipal Code Chapter 29, Section 1200, Floating Zones, includes a list of
uses that are permitted in the Village Residential, Suburban Residential and Planned
Residential zoning districts and the zone development standards that apply to
properties in those zones.
Per Section 29.1507(4): Master Plan Submittal Requirements:
a. Name of the applicant and the name of the owner of record.
b. Legal description of the property.
c. North arrow, graphic scale, and date.
d. Existing conditions within the proposed zoning boundary and within 200 feet of
the proposed zoning boundary: Project boundary; all internal property
boundaries; public rights-of-way on and adjacent to the site, utilities; easements:
existing structures; topography (contours at two-foot intervals); areas of different
vegetation types; designated wetlands: flood plain and floodway boundaries..
areas designated by the Ames Land Use Policy Plan as Greenways and
Environmentally Sensitive Areas.
e. Proposed zoning boundary lines.
f. Outline and size in acres of areas to be protected from impacts of development.
g. Outline and size in acres of areas proposed of each separate land use and for
each residential unit type.
h. Pattern of arterial streets and trails and off-site transportation connections.
i. For proposed residential development provide the number of unit type for each
area. expressed in a range of the minimum to maximum number to be developed
in each area.
j. For proposed residential development provide a summary table describing all
uses of the total site area. including the number of units per net acre for each unit
type and each zoning area.
26
See. 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.
27
Attachment G
Applicant's Statement
1. Reasons for Requesting Rezoning. Provide a narrative describing the details and goals of the
project and how the project supports the purpose of the requested zoning district. If your
request is for a PUD, provide enough detail related to the design of the proposal, so that it can
be determined that the Findings included in Sec. 29.1114(3), are met.
The Planned Unit Development(PUD)Overlay Zone is well suited to the Ansley Ames vision.
This development will have a variety of housing options integrated into the approximately 59
Acres including the following
• Ansley has a range of detached home lot sizes between 17,632 sq. feet and 3850 sq. feet. in
the approximately 72 residential lots. A few of the lots are large enough for secondary
buildings ie.studios or grandparent housing upon DRB approval.
• There are 5 groupings of approximately 10-12 townhomes each in the Ansley development. These
townhomes will maintain a smaller scale residential appearance and will be carefully integrated as
clusters of 2-3 connected units.
• There are 5 Cottage Court Pocket Neighborhoods with 5 -11 smaller lot square footages designed
around interior parking and garages and home fronts on larger community green spaces.
• Ansley is planning for the section closest to the Aurora Avenue connection to have a small event
center(less than 100 people capacity)which will service the Ansley area community as well the
Bike trail community and the Ansley Design office. The townhome clusters in this area would have
options for"work in home"space on the lower level.
In summary, the allowances given in a PUD Overlay(smaller lots and reduced uotbacks)art,critical
tools in thr inteprated and up front design focus of this development.
2. Consistency with the Land Use Policy Plan. Explain how the rezoning request is consistent with
the Land Use Policy Plan.
The LUPP has the proposed development designated as Urban Residential.The proposed
development meets this requirement and is consistent with the LUPP.
3. Proposed use. Explain the use of the property in sufficient detail for staff to determine code
compliance. Include a diagram and description of the development that includes the housing
type for each area and min./max. unit count along with a summary table of all uses. See
Sections 29.1507(4)(ix), 29.1507(4)(x), &29.1507(4)(xi).
Sec dttdched Master flan and Vuide Boot,
4. PUD Conceptual Building Design Character.The City may require additional materials related
to housing design as needed to support the proposed rezoning request.
See attached Guidry Book.
5. Area Requirement. A minimum of two(2)acres is required for all areas developed as a PUD,
except when environmentally sensitive areas, natural features, or scenic assets are being
preserved.
Total number of acres is 58.71)
6. Density.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 are set by the zone for that area.A density bonus may be available
for the offering of affordable housing units.
See attached Mast,
7. Minimum Lot Area/Width/Frontage. Individual lot area, width, and street frontage may be
reduced from the Zoning District and General Standards as long as the lots are sized to
accommodate the required development 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. Please Note: Reductions must be approved at time of PUD approval
(with application to both current and/or future development within the subdivision).
See attached document for proposed variations to the base zoning.All lots have access to a public
way or private street.
8. Minimum Principal &Accessory Building Setbacks and Lot Coverage. 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 are physical
circumstances justifying a reduction. Reduced setbacks must be identified on the Master Plan.
Setback encroachments and exceptions will not apply to reduced yards unless authorized by
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 streets and alleys.
See attached document for proposed variations to the base zoning.
9. Street Trees and Minimum Landscaped Area. Landscaping and screening shall conform to
requirements of Sec. 29.403. Each development shall include space for the planting and
subsequent maturity of street trees. Reduced setbacks shall not encroach upon these defined
locations for street trees and other landscape trees. A street tree plan illustrating the location
of trees along with proposed building footprint and driveway areas must be approved with
the project.
Landscaping and screening shall conform to requirements of Sec. 29.403. Approved street
trees will be planted in the 8 112 ft. street planting strip at the required frequency as well as in
the street median locations. Ansley is designed for minimal driveway interruption of the
public streets,which allows for consistency in the planting of street trees. See Preliminary Plat.
10. Maximum Height- Principal Building.Zoning District height requirements shall apply to a
building within 100 feet of an abutting lot of a different residential zone or planned residential
land use designation.
No changes in base zone building height restrictions are requested.
29
11. Parking Requirements. Parking spaces shall be provided as prescribed by the Zoning
Ordinance; however, required parking locations may be approved by the City Council in
common areas or on a street within the boundaries of the PUD. Parking may be reduced to a
maximum of two spaces per unit for apartment buildings offering affordable housing.
Public Roads will be 26' BOC to allow for visitor parking on one side only
Single-Family lots will self-park a minimum of 2 cars per Lot(min)
Townhouses: 1.5 cars per unit in addition to double garage per unit
Scattered extra parking stalls in private alleys where deemed useful
Event Center will satisfy city's required parking for functions on Event Center lot
12. Street/infrastructure Improvements. Street improvements,water, sanitary sewer,storm
sewer improvements, park dedication, and electric facilities shall be installed in compliance
with the subdivision regulations of the City and shall meet the construction specifications of
the City. Private streets(if included)must comply with provisions of the Subdivision Code.
5.uutary 5wwej will be served off of Aurora Avenue.Water service will be provided from Aurora
Avr'nue.end Cedar Lane. Alliant Energy will provide electric service off of Cedar Lane.
13. Common Open Space and Amenities. 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 common open space must be improved for its intended
purpose, and readily accessible to residents. Provide for the ownership and maintenance of
the common open space. Phasing of improvements shall be clearly described in the
development plans and may be required to be set forth in a legally binding instrument.
Clubhouse, roof deck patios,and similar community amenities may be credited toward the
open space requirement.
i lit, Neighborhood Master Plan for Ansley has as its most obvious quality a strong,
community-based design that is intended to serve and appeal to people at all life stages—from
single adults to young families to down-sizing seniors. This quality comes not only from the
integration of different housing types throughout the development but also from the
pedestrian-focused neighborhood design. Open spaces add character to the community and
create opportunities for neighbors to meet formally or informally. These areas will be both
natural and landscaped,purposed to promote active use of the parks,greenways,pond and
green spaces accessed through sidewalks, trails and bike paths. Early in the vision of this
development, Ansley partnered with the City,Story County, ISU and the neighborhood to
see the completion of the Tedesco Extender Trail, a useful and beautiful connection alongside
the Ansley Development to the community and beyond. Ansley has 36%common open space.
14. Block Design. 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 500 feet or less. Block faces may exceed 660 feet where physical or
environmental conditions preclude a more interconnected street network. Use of cul-de-sacs
and dead-end streets shall also be limited to these situations. When blocks exceed 600 feet,
the PUD shall accommodate pedestrian crossings, walkway connections through a block, 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 frontage with minimal interruptions by driveways to street trees, lighting, on street
parking, and sidewalks as well as providing opportunities for alternative housing options such
as cottage courts.
• Extensive use of Alleys,driveways are side or rear accessed through alleys.
• Minimal interruptions on public streets.
• Blocks exceed 660 ft only where physical/environmental conditions preclude additional
connections.
• Minimal interruptions of street trees,street lighting,street parking,and sidewalks.
Thoughtful pedestrian interconnectedness.
15. Garages and Driveways. Garages and off-street parking areas must be located so that they do
not define the front facade of the dwelling.This standard is met when a garage does not
protrude forward from the front facade.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.
Our Architectural Code,as well as an active Design Review Board,will ensure that garages are not a
prominent feature of a home, nor will they protrude forward from the home as a dominating
feature.Almost all of the single residential home lots require that the garage is side or rear entry.
The minimal interruption of street parking and street trees is another benefit to this design
approach.
16. Entrances. Main entrances to dwelling units must be clearly identifiable and accessible to the
owner and visitors.The main entrance must be demarcated by one of the following: covered
porch or stoop; sidelight windows; or other significant architectural treatment that
emphasizes main entrances.
Entrances of homes will be identified through good design of the home and connected to the
public sidewalk.
17. Massing. Multi-family buildings proposed abutting single-family and or two-family buildings
should be of a scale, massing,window proportions, and architectural style that is compatible
with abutting lower density residential development.
Not applicable, no multifamily buildings.
18. Use. -Identify the types of principal and accessory uses that will be included in this PUD
project,the number of each type of structure, and the number of dwelling units in each
structure.
72 Detached Home Lots
13 Cottage Court Edge Homes
32 Cottage Court Interior Homes
53 Townhomes(Approximately)
1 Event Center
31