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Home My WebLink AboutA012 - Letter dated March 9, 1979 regarding CDP/PUD with Planning & Zoning Staff Report (large maps not scanned) City of AMES, Iowa.- . 50010 Department of Community Development (51'5) 232-6210 Patrick J. Switz Jr., Director March 9, 1979 Honorable Mayor and Members of City Council Administration Building Main & Pe'arle Streets Ames , Iowa 50010 Re: CDP/PUD Patio Homes West by H & F Builders Honorable Mayor and Members of Council : . The Planning & Zoning Commission, during its regular meeting of March 7, 1979, considered this CDP/PUD ,and' adopted the following motion to approve it by a vote of 4 to 3, with Whetstone, Cholvin and Kahler voting nay: That we recommend approval of the PUD as requested subject to staff recommendation as. follows : 1. A 10' access easement be provided between lots 33 & 34 of Ontario West 1st Addition. 2. A 20' walkway 'easement -be '.provided between lots 36 .& ' 37 of Patio Homes West P.UD: .3. Landscape guidelines as proposed by staff be used. They are as follows: Minimum to be 'provided per lot: (a) 3`overstory. trees - 12" caliper. (b) 2 understory trees .- 5' tall (c) 10 shrubs - 18". to 24" tall (d) 1 coniferous tree - 6' .tall (e) 5 coniferous shrubs - 2' spread Division of Planning Division of Permits and Inspections Ronald R. Wooldridge, Chief Planner . John J. Luchan, Building Official ACombining Education .and Industry with Hospitality Honorable Mayor and Council March 9, 1979 Page Two Please find attached a copy of the Department's staff report on this subject. Respectfully, Patrick J. Sw' Director of Community Developm PJS:pr cc: Terry Sprenkel Arnold Chantland John Luchan Bud Nichol Ron Wooldridge Dean Brennan CITY OF AMES DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT TO THE PLANNING & ZONING COMMISSION DATE PREPARED: February 28, 1979 MEETING DATE: March 7,. 1979 CASE NO. : PUD 79-1 APPLICANT: H & F Builders STATUS OF APPLICANT: Owner REQUESTED ACTION: Approval of a Conceptual Development Plan/Planned Unit Development PURPOSE FOR REQUEST (as stated by Applicant) : See attached letter -- Exhibit A LOCATION: North side of Ontario Street approximately 1/4 mile west of North Dakota Avenue SIZE: 23 acres EXISTING LAND USE: Presently vacant although utilities have been constructed. SURROUNDING LAND USE & ZONING: North: Agricultural ; A-1 (County) South: Open space, agricultural , residential ; A-1, R-2, R-3 East: Area is presently being developed as Ontario West 1st Addition; R-2 West: Agricultural ; A-1 (County) FINDINGS: Land Use Policy Plan The Land Use Policy Plan designates this area as suitable for low density residential development. Zoning History The area has been. zoned R-2 since August, 1977. Public Utilities Water -- 14" water line in Ontario Sanitary Sewer -- Not available until late 1979 when the outfall line is completed in Clear Creek Storm Sewer -- 36" line in Indiana Avenue - Development includes water detention areas and construction of additional storm sewer lines. Vehicular Access -The site is accessible from Ontario Street. Access points onto Ontario are limited to the streets intersecting Ontario. No lots will have vehicular access to Ontario Street. • -2- Physical Characteristics Vegetation -- Limited vegetation because of utility construction activity Terrain -- Some slope -- basically flat Drainage -- South portion of the site drains generally to the south; north portion drains generally to the northeast Soils -- See attached sheet. Flooding -- The site is not subject to flooding, although there may be areas subject.to occasional ponding. ANALYSIS: 1. Development History This proposed CDP/PUD is a portion of the Preliminary Plat for Ontario West Subdivision. Ontario West 1st Addition was approved on July 19, 1977, by the City Council and installation of utilities has been com- pleted. The 1st Addition is made up of 44 lots which can be used for either single-family or two-family structures. It is anticipated that housing construction will begin sometime this spring. This CDP/PUD is located on the remainder of the proposed plat that was not included in the Ontario West Subdivision. The primary reason that the area is being submitted as a PUD is because of the problems associated with storm water runoff--the basic problem being, the increase in runoff from between the proposed plat and this CDP/PUD is the general location of the streets. That similarily exists because of the installation of a portion of the storm sewer system in Indiana Avenue. 2. Design & Building Type .The design is dictated by the previous proposed subdivision for the site. The streets are located as originally determined by the proposed plat and utilities have been designed based on that plat. The CDP/PUD includes open space areas. One is a 1.85 acre area (Outlot A) located in the northeast corner of the tract. The other area lies between the lots on Indiana Avenue and the lots on Kentucky Avenue. These areas are all connected by pedestrian walkways which serve as accesses to the open space areas. There will be no vehicular access to the open space areas. A 10' walkway easement will be provided by the developers between lots 33 & 34 of Ontario West First Addition. This PUD is an example of a design concept which allows construction of single-family homes on individual lots with a zero side yard setback on one side. In this case, two single-family structures are attached on a common lot line. This allows for maximization of the lot area open space since a more usable side yard is provided on one side of the lot. Although the lots are, on the average, smaller than standard single-family residential lots , the zero lot line concept results in a more efficient utilization of the lot. ® -3- Q From a purely definitional standpoint, these structures cannot be considered "patio homes". In the strictest sense a patio home has zero side yard and front yard setbacks. The patio home is constructed around a patio to which most rooms in the structure have access. Each unit has an enclosed patio which serves most rooms. Obviously, the developer can call these units anything he wants , but from an informational standpoint, it seems to be more appropriate to simply refer to the units as single-family attached units. It should also be clearly set out that these units cannot be called duplexes. Although there are two units attached, each unit has its own lot and each unit will be separately owned. The developer has submitted floor plans and building elevations for the residential structures. Those are attached. There are four different floor plans with one- and two-story structures. 3. Drainage Areas The major design factor of this development is the drainage areas provided within the development. The large open area in the northeast section of the CDP/PUD is to be used primarily as an open space/park area, but will also serve as a water detention pond during times of high storm water run- off. The times during which the area will be flooded are minimal . Water from this detention area will flow to the south. This area will be dedi- cated to the City and maintained by the Parks & Recreation Department. The Parks & Recreation Board has agreed to -this arrangement. (See attached communication. ) There is a 100' wide easement over the lots on the west side of Indiana Avenue and the east side of Kentucky Avenue. This will also serve as an open space area and as a water detention area. Water from this area will flow. to the south. This easement and, the walkway easements providing access will be maintained by the Homeowners Association. Although not shown, an additional 20' walkway easement will be provided between lots 36 & 37 on the west side of Kentucky Avenue. Use of water detention areas as part of a development is a technique for controlling storm water runoff which has had limited application in Ames. This technique allows for temporary detention of water on site with gradual release of waters into storm water systems or adjacent streams. This technique should be encouraged and is an example of the kinds of detention areas which could be required if a storm water control ordinance is adopted for Ames. 4. Landscape Plan A typical landscape plan has been submitted for the four different types of units. Although some flexibility of location of plant materials is inherent in the plan, sizes and types should be established. The following criteria are recommended for the plant materials to be provided per lot: a. Overstory trees Number: 3 Type: pin oak, Norway maple, red oak, .red maple, black maple, green ash, European linden Size: 1? caliper -4- b. Understory trees Number: 2 Type: redbud, Washington hawthorn, crabapple (fruitless) Size: 5' tall when planted c. Shrubs Number: 10 Type: Any acceptable variety Size: 18" to 24" tall d. Coniferous trees Number: 1 Type: pines , firs, juniper, spruce Size: 6' tall when planted e. Coniferous shrubs Number: ' 5 Type: juniper, yews Size: 2' spread These are suggested minimums and should serve as a guide for the developer. These minimums are based generally on the landscape plan as submitted by the developer. 5. The Zoning Ordinance requires the Department to examine particular considera- tions when reviewing a Planned. Unit Development. a. The effect on the value of adjacent property. To this end the City Plan Commission may make appropriate requirements. - It would appear that this development will not adversely affect adjacent property values. b. Consistency of the plan with the interest and purposes of this chapter to promote public health, safety and general welfare. - This plan is consistent with promotion of public health, safety and general welfare. c. Consistency of the plan with the principle that dwelling units be restricted to one-family, two-family, and/or multiple-family dwellings and the usual accessory build- ings such as garages , storage space, or community activities , including churches . - This development will be restricted to single-family attached structures and accessory buildings. d. Density proposed in the plan shall be no greater than that allowable in the district for which the tract is zoned. - The gross density of the development will be 4.35 units/acre. Maximum allowable units/acre in the R-2 district with the PUD overlay is 12 units/acre. e. Adequacy of areas reserved for play and recreational facilities. - Adequate area is being provided for open space/park, ground facilities. RECOMMENDATION: The Department of Community Development recommends that this CDP/PUD be approved with the following stipulations : 1. A 10 ' access easement be provided between lots 33 & 34 of Ontario West First Addition. 2. A 20' walkway easement be provided between lots 36 & 37 of Patio Homes West PUD. 3. The landscape guidelines as proposed in this report be used by the developer. .' _ tRFiltSll "H"' January 12, 1979 - =.FI< :7A City Council and Planning and Zoning Commission JA N �, 7" 19TQj City of Ames, Iowa Re: Conceptual Development Plan Patio Homes/West H & F Builders We are pleased to submit, for your review and approval , the conceptual development plan for Patio Homes/West, our• proposed subdivision and residential development of approximately 23 acres located. in the northwest corner of the Corporate limits of Ames. Zoning The property is presently zoned R-2 two-family dwelling. We are requesting a planned unit development (P.U.D.) zoning classi- fication which will permit certain yard setback variations related to our proposed single-family attached type of 'patio home' construction. Specifically, the yard variations would be as follows : Setback R-2 Requirements P.U.D. (Proposed) Front yard 30 feet Variable from 25 ft. Minimum to 35 ft. Maximum Rear yard 25 feet- 20 ft. Minimum Side yard 1 story-6 feet 0 ft.- on 1 side and 2 story-8 feet 8 ft. minimum on 1 side Concept.' . The design concept provides 100 lots or building sites ranging from 5,500 square feet to 12,800 square feet. We propose to - construct 100 single-family dwelling units in 50 attached type 'patio homes' . This represents a gross density of 4.35 dwelling units per acre. These homes will be offered in several floor plan alternatives in 1 story and 2 story styles. The zero - lot line where the 2 buildings are attached permits design and .construction economy while still providing desirable yard space on 3 sides. The homes will be served by separate utility connections. Page -2- January 12, 1979 City Council The rear 50 feet of lots 53 thru 58 and lots 75 thru 90 will be privately owned by each of these lots but will be deed restricted to allow no structures or plantings because it will occasionally serve as a water retention area. This central area will be grassed and will serve as an open space and play area most of the time. The owners of the above mentioned lots will still have 110 ft. of lot depth to fence or otherwise use as permitted. We propose to establish a Homeowner's Association which will be responsible for exterior building and landscape maintenance. Our experiehce indicates that this helps provide uniform maintenance and lasting values for the homeowners. We propose to offer the neighborhood park area of 1 .85 acres to the City of Ames. This offer has been discussed with City staff and we understand that it is desirable to provide additional neigh- borhood open space and play area. The park area is also intended to occasionally serve as a water retention area. Park improvements, other than grading, are to be the responsibility of the City. Also offered for dedication to the City is the walkway from Indiana Ave. to the park, and the walkway from Idaho Ave. to the park area. This provides public access to the park and open space areas. These walkways have also been discussed with City staff and are considered to be desirable. it is also intended by the developer to provide a 20 foot walkway easement to the park from the cul-de-sac on Illinois Ave. in the Ontario West Addition'. The following drawings are submitted at this time: 1 ) Conceptual Development Plan - showing preliminary engineering layout and utilities information. 2) Conceptual Development Plan - showing proposed general layout of patio homes and landscaped areas. 3) Typical floor plans and elevations of proposed patio homes. 4) Typical landscape improvements for proposed patio homes. We respectfully request your review and approval of our planned unit development zoning request and our Conceptual Development Plans for Patio Homes/West. H & F Bui ers ME NOR% ff IRE ME$ January 12, 1979 engineers land surveyors DEED RESTRICTION SUGGESTIONS soil testing RE: PATIO HOMES/WEST-SUBDIVISION 1 .i Provide for uniform mail box design. mailing 2. Provide for review of future building or landscape post office box 801 improvements. ames,iowa 50010 3. Provide for entrance signs at Ontario Street entrances location to subdivision. 2010 east 13th street ames,iowa 50010 4. Provide for water retention usage in park area and 515-232-7231 on rear 50 ft. of lots 53 thru 68 and lots 75 thru 90. 5. Provide for 'replacement' of. building if one side or all of a structure is damaged. 6. Provide for maintenance access to all exterior surfaces of the buildings . 7. Provide for 'easement or access ' for owners of lots 53 thru 68 and lots 75 thru 90 so that people can waste water ' share or use' the rear 50 feet east of these lots water without trespassing, soil mechanics . highways airports materials surveys tests design supervision research reports AaT i City ®f AMES, lowa 50010 DEPARTMENT OF PARKS & RECREATION (515) 232-6210 Bartley P. Johnston, Director Ed Jones, Recreation Superintendent Don Miller, Park Superintendent Virgie Ross, Golf Course Superintendent Douglas E. Krecklow, Aquatic Superintendent February 21, 1979 Mr. Bud Nichol , Chairman Planning & Zoning Commission 633-18th Street Ames, Iowa 50010 Re: Patio Homes West Subdivision Dear Mr. Nichol : The Ames Parks and Recreation Commission at its February 20, 1979 meeting took the following action of interest to your commission: "Accepted dedication of land contained within Patio Homes West Subdivision in the amount of 1.8 acres for a neighborhood park, with development to be deferred until 60% completion of develop- ment has been accomp.li.shed, as recommended by the Director of Parks and Recreation Department. " A copy of the minutes of that meeting ins-.enclosed for your information and review, as well as a copy of the director's recommendation. Sincerely, i i I Bartley P. Johnston, Director Department of Parks .& Recreation BPJ:kvk Enclosures Combining Education and Industry with. Hospitality e Q p DIRECTORS REPORT FOR COMMISSION MEETING OF FEBRUARY 20, 1979 V. New Business B. Patio Homes West -- Potential Dedication of Land After reviewing the conceptual design which will be available for the Commission to review at our meeting and the ramifications of the entire area .and possible connections with other recreation facilities or parks within the area, I would like to recommend that the Commission accept this dedication of park land. I would also like to recommend that we injtially- use this land, until 60% (approx. ) development is completed, as a large green area suitable for athletic events such as soccer, flag football , kite flying, etc. All of these things are restricted by space within this area. Once approximately 60% development takes place, I believe that a meeting should be held with the residents to discuss with them their perceived development of this area. In this way we hopefully will be cooperating with future residents and they will be aiding us in the conceptual design of the area. B PATIO HOMES WEST SOILS INFORMATION Soil Type: 6 Okoboji silty clay loam CSR: 58 Soil Limitations: Residential development with public sewer Very severe limitations; very poorly drained; depressional soil ; subject to ponding Soil Type: 55 Nicollet Loam CSR: 90 Soil Limitations: Residential development with public sewer Moderate limitations; somewhat poorly drained; seasonal high water table Soil Type: 95 Harps loam CSR: 63 Soil Limitations: Residential development with public sewer Severe limitations; poorly drained; seasonal high water table; adjacent to wet depressional soils Soil Type: 107 Webster silty clay loam CSR: 85 Soil Limitations: . Residential development with public sewer Severe limitations; poorly drained; seasonal high water table Soil Type: 138B Clarion Loam CSR: 82 Soil Limitations: . Residential development with public sewer Slight limitations on less than 9% slopes ; moderate on 9-18% slopes ; severe on slopes greater than 18%; well® drained Soil Type: 507 Canisteo silty clay loam CSR: 80 Soil Limitations: Residential development with public sewer Severe limitations; poorly drained; seasonal high water table Vim• .17. _. - _ -_ — •' 139D 55 vase . 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