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HomeMy WebLinkAbout~Master - Major Site Development Plan for 3599 George Washington Carver Avenue RESOLUTION NO. 16-419 RESOLUTION APPROVING MAJOR SITE DEVELOPMENT PLAN FOR 3599 GEORGE WASHINGTON CARVER AVENUE (SCENIC POINT SUBDIVISION) FOR THE CITY OF AMES WHEREAS, Hunziker Christy Shirk Builders, Inc. is requesting a Planned Residential Development (PRD) rezoning and approval of a Major Site Development Plan for the property at 3599 George Washington Carver Avenue to allow for the construction of seven single-family detached housing units along a dead end private street; and, WHEREAS,the owner requests rezoning of the parcels from Agricultural(A)and Suburban Residential Low Density(FS-RL)to Planned Residence District(F-PRD); and, WHEREAS, the concurrent review of a Major Site Development Plan is required with a request for F-PRD zoning; and, WHEREAS, approval of a PRD sets a base density standard for the development,but sets most development standards through the approval of the Major Site Development Plan to allow flexibility in design; and, WHEREAS, approval of a PRD requires findings of consistency with design principles relating to the housing variety, efficiency of layout, quality of design, open space, and landscaping that in combination exceeds what can be accomplished with standard zoning; and, WHEREAS, in this PRD no unique bulk standards for the individual lots have been proposed, therefore, the bulk standard for such items as maximum height and minimum building setbacks would be set by the FS base zone(FS-RL)supplemental development standards for single- family homes; and, WHEREAS, the private street is the primary difference between this development and a conventional development; and, WHEREAS,City staff focused discussions of the layout of the site on the creating desirable lot configurations while making sidewalk connections to Scenic Valley to the north to allow for a connection of this small residential development area to a larger network of sidewalks and shared use paths; and, WHEREAS,the requirement to install a public sidewalk on both sides of public right-of-way is a requirement of the Subdivision Ordinance; however, the City does not have specified private street standards; and, WHEREAS, staff defaults to expectations that private streets provide the same level of convenience and functionality as public streets,with some allowances for alternative configurations with less right-of way area or alterations to geometry; and, WHEREAS,the proj ect has also proposed to only place a sidewalk on one side of the private street to provide pedestrian circulation; staff believes that sidewalks should be installed along both sides of Scenic Point private street to allow for sidewalk connections to all private lots in the development and to be in line with the minimum public street requirements for sidewalks on both sides of residential streets; and, WHEREAS,construction of the second sidewalk does not affect the layout of the individual lots; and, WHEREAS,the project proposal has a combination of private yard space and conservation areas to meet the overall open space standards; however, the limitations of a small site and the topography of the site limit the development's ability to have amenity open space; and, WHEREAS,due to the topography of the development site and the small scale of the site for a single family residential development,staff believes that while the total amount of open space area is provided for in the project, the quality of usable open space is lost with this development in comparison to the design of usable open space areas typical of other PRD developments; and, WHEREAS, even without the common amenity space outlined within the PRD standards, the project can be found to meet the intent of the PRD with its integration into its surroundings and existing natural features of the area, and its connections to the street and sidewalks systems; and, WHEREAS, the Planning and Zoning Commission recommended that the City Council approve the Major Site Development Plan for the Planned Residential Development at Scenic Point, subject to the condition that the Major Site Plan include a five-foot sidewalk be installed along the south side of the private street. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Ames, Iowa, that the Major Site Development Plan, to become effective on the third reading of the Rezoning Ordinance for 3599 George Washington Carver Avenue (Scenic Point Subdivision), requiring installation of sidewalks on both sides of Scenic Point, is hereby approved. ADOPTED THIS 12`h day of July, 2016. � �. 4. c Diane R. Voss, City Clerk Ann H. Campbell, Mayor Introduced by: Beatty-Hansen Seconded by: Corrieri Voting aye: Beatty-Hansen, Corrieri, Gartin,Nelson Voting nay: None Absent: Betcher, Orazem Resolution declared adopted and signed by the Mayor this 12'day of July, 2016.