HomeMy WebLinkAboutA033 - Council Action Form dated February 28, 2006 C104
ITEM #
DATE 02/28/06
COUNCIL ACTION FORM T�Jc I It ► 1 cp &2cy
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SUBJECT: A REQUEST TO APPROVE MINOR REVISIONS TO THE PREVIOUSLY
APPROVED WESTWOOD VILLAGE PLANNED RESIDENTIALJt
DEVELOPMENT (PRD) PLAN
BACKGROUND:
The property owner/applicant of Westwood Village is requesting approval of proposed
modifications to the previously approved Westwood Village site plan. The overall changes
primarily address Buildings A and B on the subject site, as well as drive aisle
reconfiguration. The proposed site plan modifications include the following:
■ Building A, adjacent to Marshall Avenue, is moved back from the street and has been
reduced in size from a three-story building to a two-story building. The location of
Building A has also been designed to minimize the impact of the mature oak trees that
would be adjacent to the building.
■ Building A previously had:
■ Five (5) three-bedroom units
■ Five (5) two-bedroom units
■ Two (2) one-bedroom units
■ Total: 27 bedrooms
■ Building A is now being proposed with:
■ Eight (8) one-bedroom units
■ Eight (2) two-bedroom units
■ Total: 16 bedrooms (reduction of 11 units for Building A)
■ Building B previously had:
■ Fifteen (15) three-bedroom units (45 total bedrooms)
■ Building B is now being proposed with:
■ Twenty-four (24) efficiencies
■ Twelve (12) one-bedroom units
■ Total: 36 bedrooms (reduction of 9 bedrooms)
■ A total of 20 bedrooms is being reduced by the proposed plan.
■ An additional row of 13 parking spaces is being proposed east of Building B.
■ Drive aisle reconfiguration: The drive aisle connecting Buildings A and B is proposed to
be reconfigured to minimize the impact of existing mature oak trees. The previous plan
would require the elimination of several oak trees to construct the driveway as
approved. The drive previously approved on the east side of Building A has also been
eliminated, allowing for additional open space on the east side of Building A. A revised,
looped drive is also proposed to the north of Building A that would significantly reduce
the impact to the subject site in comparison to the previously approved plan.
■ Approved bedroom density = 26.7 bedrooms per acre. Proposed bedroom density =
23.2 bedrooms per acre.
■ Approved building square-footage (Buildings A and B)=44,343 square-feet. Proposed
building square-footage = 40,004 square-feet. This is a reduced square-footage of
4,339 square-feet.
■ Buildings A and B are located to meet all current setback requirements.
■ The footprint of Building B has been reduced in the proposed plan from the approved
plan, reducing the impact on the subject site.
Zoning. The existing base zoning of the subject property is: RL (Residential Low Density)
and RM (Residential Medium Density), with the Planned Residence District (F-PRD)
floating zone applied to the subject property. No change to the existing zoning is
requested.
The "F-PRD" (Planned Residence District) is intended to provide for development of a
variety of innovative housing types, including: attached and detached dwellings, zero lot
line detached housing, clustered housing development, residential condominiums, and
innovative multiple family housing projects. In all instances, development that occurs in
areas zoned "F-PRD" (Planned Residence District) shall include integrated design, open
space, site amenities, and landscaping that exceeds the requirements that exist in
underlying base zone development standards. Property developed according to the F-PRD
(Planned Residence District)floating zone requirements shall create a development pattern
that is more aesthetic in design and sensitive to the natural features of the site and to
surrounding uses of land than would customarily result from the application of base zone
requirements.
Planned Residential Development (PRD) Development Principles. Property that is
developed according to the F-PRD requirements shall create a development pattern that is
more aesthetic in design and sensitive to the natural features of the site and to the
surrounding uses of land than would customarily result from the application of the base
zone requirements. Innovation and flexibility in design and development of property shall
create a more efficient and effective use of land. Property that is zoned F-PRD shall
adhere to the following development principles:
1. Provide forinnovative and imaginative approaches to residential development
that would not occur as a result of the underlying zoning regulations.
• The proposed amendments to Westwood Village reduces the overall density of
the project and will save existing, mature oak trees, which would otherwise be
removed with the approved plan.
2. Result in a more efficient, aesthetic, desirable and economic use of land and
other resources while maintaining density of use, as provided for in the Land
Use Policy Plan and the underlying zoning.
• The type and land use will not be changed by the proposed modifications.
Density of the project will be reduced by the proposed modifications.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
• A total of 11 units will be lost by the proposed site plan. However, an increase in
efficiency and one-bedroom units will increase in comparison to the approved
plan, thus allowing smaller, more affordable units.
2
4. Provide for flexibility in the design,height, and placement of buildings that are
compatible with and integrate with existing, developed neighborhoods and
the natural environment.
• Building A is being reduced from a three-story building to a two-story building.
This will reduce the visual impact on the adjacent neighborhood. Building B will
be maintained as a three-story building but is located near commercial
development. The height variation of the two buildings on-site will also help to
create on-site, visual interest.
5. Promote aesthetic building architecture,significant availability of open space,
well designed and landscaped off-street parking facilities that meet or exceed
the underlying zone development standards, more recreation facilities than
would result from conventional development, and pedestrian and vehicular
linkages within and adjacent to the property.
• The existing plan met all of these requirements and the modification to this plan
improves on the approved plan. Open space will be maintained by the
proposed plan by existing easements. Parking is integrated into the
development and is reduced along the perimeter of the subject site in
comparison to the approved plan. The subject site is still within walking
distance to multiple commercial services(restaurants, bank,etc.). A bus stop is
adjacent to the site and available across Lincoln Way as well.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
• Overall building square-footage and building footprints have been reduced.
Building location has been designed with attention given to saving mature oak
trees on-site. Drive aisle has been redesigned so that more oak trees will be
preserved than would be with the approved plan.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development.
• All utilities are in place and available. No changes to the street system are
proposed. Signalized intersections exist at both Dotson/Lincoln Way and
Marshall Avenue/Lincoln Way. Storm water will be handled by existing facilities
on-site.
3
Planned Residential Development (PRD) Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each of those standards is listed
below:
1. Area Requirement. A minimum of two(2) acres shall be required for all areas
developed as F-PRD.
The subject site includes 7.18 acres. Therefore, the area requirement is met.
2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of that
area. Density transfer from one area of a PRD project to another area of the
same project with a lower base zone density is not permitted.
• The density of the development will be reduced by the proposed modifications
and fall within the requirements for the underlying RM and RL zoning districts.
3. Height Limitations. Structures proposed to be developed in areas zoned PRD
shall be compatible with the predominant height of the structures in adjacent
neighborhoods.
• Building A, closest to existing residential development, has been reduced from a
three-story building to a two-story building. Building B is a three-story building,
but is located adjacent to Lincoln Way and existing commercial development.
4. Minimum Yard and Setback Requirements.
• Buildings A an B meet all required minimum setbacks.
5. Parking Requirements.
• The proposed modifications and the overall development meet all City of Ames
parking requirements. See parking table on the site plan for details.
6. Open Space Design Requirements.
• The parking lot coverage and drive aisles have been designed with less
coverage over the approved plan. Buildings A and B have been reduced in
overall square-footage. The net gain for the subject site will be an increase of
open space. Amenities that were approved with the original plan are maintained
with the modified site plan and include tennis/basketball court, pool, and open
yard area.
4
7. Open Space Area Requirement.
• The parking lot coverage and drive aisles have been designed with less
coverage over the approved plan. Buildings A and B have been reduced in
overall square-footage. The net gain for the subject site will be an increase of
open space.
8. Open Space Improvements and Amenities.
• The open space improvements and amenities in Westwood Village will not be
changed by the proposed modifications.
9. Maintenance of Open Space and Site Amenities.
• The development is an apartment complex and all open space and amenities
are maintained by the property owner.
Recommendation of the Planning &Zoning Commission. With a vote of 6-0 and one
abstention, the Planning and Zoning Commission recommended approval of the minor
revisions to the previously approved Westwood Village Planned Residential Development
(PRD) Plan at its meeting of February 15, 2006.
ALTERNATIVES:
1. The City Council can approve the proposed modifications to Westwood Village.
2. The City Council can deny the proposed modifications to Westwood Village.
3. The City Council can modify this request to the proposed modifications to
Westwood Village.
4. Action on this request can be postponed and referred back to City staff and/or the
applicants for additional information.
5
CITY MANAGER'S RECOMMENDED ACTION:
There were several comments made at the Planning and Zoning Commission public
hearing concerning increased traffic generated by the new construction and the potential
loss of existing, mature oak trees.
The staff and the Planning and Zoning Commission believe that the overall impact of the
proposed modifications listed above will minimize the impact on existing, mature oak trees
by reducing overall site density and redesign of parking stalls and drive aisles. The
reduction in density and building height (Building A) will also minimize the impact on
existing buildings on the subject site, as well as adjacent residential developments. The
change in bedroom size and number of units allows for more affordable units in
comparison to the approved three- and four-bedroom units. Impact on the public
infrastructure will also be minimal since utilities to the subject site exist and all street
improvements are developed. Storm water detention will also be handled within the site by
existing facilities.
Therefore, it is the recommendation of the City Manager that Alternative #1 be
adopted. Alternative#1 is a recommendation that the City Council approve the proposed
modifications to Westwood Village.
Attachments
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