HomeMy WebLinkAboutA001 - Commission Action Form dated March 6, 2013 y
ITEM # 6
DATE: 03-06-13
COMMISSION ACTION FORM
DATE PREPARED: February 27, 2013
REQUEST: Preliminary Plat/Major Site Development Plan revision for
Somerset Subdivision 25th Addition
PROPERTY OWNER: Heartland Development L.C.
619 East Lincoln Way
Ames, Iowa
CONTACT: Scott Renaud, P.E., FOX Engineering
PROPERTY LOCATION: 2714 & 2806 George W. Carver Avenue
(See Attachment A— Location Map)
ZONING: "F-VR" (Village Residential Floating Zone)
PROJECT DESCRIPTION:
History. On April 8, 1997, the City Council approved a Zoning Change Agreement that
included a Conceptual Development Plan for Somerset Subdivision. (See Attachment A—
Location Map) This subdivision included single family attached and detached residences
and apartment buildings surrounding a commercial core, with many small park and green
spaces throughout. The project included an 11-acre site for a future public school at the
west side, northeast of the intersection Northridge Parkway and George W. Carver
Avenue. In 2000 the City Council approved a new Zoning Ordinance that included a new
zoning classification Village Residential Floating Zone (F-VR). The Zoning Ordinance
standards for this new zoning district placed into the code the elements and characteristics
of the Conceptual Development Plan for Somerset Subdivision.
Over the past 15 years a walkable, mixed use community has been built. During that time,
the Plan (now called a Preliminary Plat/Major Site Development Plan) and the Village
Zoning Ordinance have been modified as the project and the market for it have evolved.As
it nears full build-out, attached townhouse residences have been built on the south of the
"school site,"commercial buildings are built on the east side and detached residences are
being built to the north.
In 2012 the Ames Community School District sold its 11-acre parcel to Heartland
Development L.C., represented by Kurt Friedrich, who now proposes amending the
Preliminary Plat/Major Site Development Plan so that it can develop as part of the
residential area. This development would consist of 73 residential dwelling units, including:
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• three two-story apartment buildings (defined in the Zoning Ordinance as "Village
Apartments") with 16 units in each, and a new street with
• seven pairs of attached homes ("Side-Yard Houses")on both sides of its south half,
and
• 11 detached homes ("Country Houses") on both sides of its north half. (See
attached Floating Zone Uses, Sheet A.02 of proposed plans and Attachment E
Sample Residences)
The F-VR zoning ordinance requires Planning and Zoning Commission review and City
Council approval of an amendment to the Major Site Development Plan that changes the
land use, number of lots or number of buildings in the development (see Ames Municipal
Code Section 29.1201(12)). The Subdivision Ordinance requires Planning and Zoning
Commission review and City Council approval of an amendment to the Preliminary Plat
that changes the number of lots, adds streets or changes the layout of in the development
(see Ames Municipal Code Section 23.306 (1)). Both of these required documents have
been combined into the Major Site Development Plan/Preliminary Plat, referred to in this
report as the Plan.
Criteria for Review. The Zoning and Subdivision Ordinances establish standards for the
Planning and Zoning Commission to consider in order to make recommendations to the
City Council on these amendments. This report addresses how the changes to the Plan
relate to these standards, as follows:
Zoning Standards
• Purpose of Village
• Village Residential Development Principles
• Village Residential Uses
• Design Standards for a Major Site Development Plan
• Village Residential Supplemental Development Standards
• Village Residential Park and Open Space Requirements
• Village Residential Street Standards
• Urban Regulations
Subdivision Standards
• Impact on existing public improvements
• Standards for design of the subdivision and required public improvements
• Land Use Policy Plan and City's other adopted Plans
This report provides the findings and conclusions of City staff regarding conformance with
these various standards.
Purpose of Village.Amendments to the Plan must comply with the purpose of the Village
Residential zoning designation as stated in the Zoning Ordinance:
Purpose: The Village Residential District is intended to allow for integration of uses
and design with greater potential forsocial and physical interaction through a `Village"
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concept. These villages will be adapted to the emerging suburban landscape by
creating living areas designed to ensure the development of the land along the lines
of traditional neighborhoods. (Ames Municipal Code Section 29.1201(1))
The Plan integrates on the 11-acre parcel three of land use types already developed in
Somerset. The design of the lots and buildings will be required to comply with the same
standards as other similar land use types in Somerset.
Village Residential Development Principles. Property developed under Village
Residential zoning is to create neighborhoods with a development pattern that adheres to
certain development principles (from Ames Municipal Code Section 29.1201(2)).Although
eliminating a public school is a significant change in the land use mix that defines a
development,the proposed uses for 11 acres of this 150-acre project does not change the
conformance of Somerset to the following development principles:
(a) Neighborhoods that are limited in area to that which can be traversed in a 10 to
15 minute walk(a distance not greater than %mile)promoting pedestrian activity;
(b) Neighborhoods that have identifiable centers and edges;
(c) A mixture of housing, jobs, shopping, services and public facilities in close
proximity to one another,
The generally recognized "walkability" of Somerset carries out the following development
principle:
(d) Well defined and detailed system of interconnected streets creating small blocks
that serve the needs of pedestrians, bicyclists, public transit and automobiles
equitably,
Where the proposed school previously would have separated traffic routes between the
north and south parts of the west half of Somerset, the Plan now provides a public street
and sidewalks to connect Cambridge Street on the north with Northridge Parkway on the
south. In the middle of this block face, a pedestrian walk extends northwest connecting to
the existing walk northward on George W. Carver Avenue. This system provides a
pedestrian connection between the south and north parts of Somerset. (See attached
Street Tree Plan, Sheet Z.01 of proposed plans)
The design of the built up portions of Somerset met the following design principles and the
Plan does not change what is already there. The Plan includes a new, small private green
space between the Village Apartments and the Country Houses. (See attached Floating
Zone Uses, Sheet A.02 of proposed plans)
(e) Well defined squares, plazas, greens, landscaped streets, greenbelts and parks
to provide places for formal social activity and recreation;
(� Civic buildings, open spaces and other visual features on prominent sites
throughout the neighborhood that act as landmarks, symbols and focal points for
assembly for social and cultural activities;
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All buildings proposed by the Plan will be required to follow the Village Residential Urban
Regulations and the Architectural Design Guidelines, which will ensure that the following
principles are met. Building design is reviewed when building permits are applied for.
(g) Visually compatible buildings and other improvements, as determined by their
arrangement, bulk, form, character and landscaping;
(h) Private buildings that reflect the unique character of the region, that form a
consistent, distinct edge defining the border between the public streets and the
private block interior, and
(i) Provide building design standards that promote pedestrian mobility over vehicular
mobility.
Village Residential Uses. Ames Municipal Code Table 29.1201(5) sets forth the uses
permitted in the F-VR Zone and in which of three districts each use proposed in the Plan is
permitted (See Attachment B):
• Neighborhood Edge — Country House permitted
• Neighborhood General — Side-Yard House permitted
• Neighborhood Center—Village Apartment and Side-Yard House permitted
Floating Zone Uses, Sheet A.02 of proposed plans (attached) coordinates the permitted
uses with the Neighborhood areas in conformance with Ames Municipal Code Table
29.1201(5).
Design Standards for a Major Site Development Plan. The criteria and standards for
review of a Major Site Development Plan are found in Ames Municipal Code Section
29.1502(4)(d) which states:
When acting upon an application for Major Site Development Plan approval the City
Council shall rely upon generally accepted site planning criteria and design standards.
These criteria and standards are necessary to fulfill the intent of the Zoning Ordinance, the
Land Use Policy Plan, and are the minimum necessary to safeguard the public health,
safety, aesthetics, and general welfare.
1. The design of the proposed development shall make adequate provisions for surface
and subsurface drainage to limit the rate of increased runoff of surface water to
adjacent and down stream property.
The storm water management plan for the entire Somerset development, when first
approved in 1997, was found to meet this standard. Generally, increased storm water
runoff caused by greater proportion of hard surfaces than existed when the area was in row
crops is temporarily stored in detention areas to limit the rate at which it leaves the site to
the pre-development runoff rate. Runoff from the 11-acre subject site is detained in the
large pond at the southwest corner of Somerset. Staff has reviewed a Stormwater
Management Plan, prepared by FOX Engineering and dated January 17, 2013, and
determined that it is consistent with the current Somerset storm water management plan
and that it documents that the southwest detention area is adequate, such that the project
will continue to meet the above standard.
2. The design of the proposed development shall make adequate provision for connection
to water, sanitary sewer, electrical, and other utility lines within the capacity limits of
those utility lines.
City staff has determined that sufficient capacity exists in all existing utility lines to serve
the 73 new residences proposed. Extensions and connection are proposed as follows:
An 8-inch water main and 8-inch sanitary sewer main in the right-of-way of the new public
street connects to existing mains on Cambridge Avenue and Northridge Parkway and will
service the Country Houses and Side-Yard Houses. (These are shown on Turnberry Drive
Plan and Profile drawings, Sheets D.04-D.06 of proposed plans, available on request).
To serve the three Village Apartments, an 8-inch sanitary sewer is to be installed within a
20-foot wide public utility easement to the north of Northridge Parkway. (See Dimension
Plan, Sheet D.02 of proposed plans. Also shown on Northridge Parkway Sanitary
Extension, Sheet D.07 of proposed plans, available on request.)
Electric and private utilities will be installed in the 20-foot wide public utility easement to the
north of Northridge Parkway to serve the Village Apartments. Service for the Country
Houses and Side-Yard Houses will be from utilities installed in 10-foot wide public utility
easements on both sides of the Turnberry Drive right-of-way.
3. The design of the proposed development shall make adequate provision for fire
protection through building placement, acceptable location of flammable materials, and
other measures to ensure fire safety.
The City Fire Inspector has reviewed and approved the Plan for compliance with the City's
Fire Code. A fire truck turnaround is proposed on the north side of the Village Apartments.
Staff will review further detail at the time of Minor Site Development Plan submittal for the
Village Apartments and building permit review for all buildings.
4. The design of the proposed development shall not increase the danger of erosion,
flooding, landslide, or other endangerment to adjoining and surrounding property.
The proposed development is not located in a floodplain or on or near steep slopes. There
is no indication that this development presents any danger to adjoining and surrounding
property. Additional information about storm water management is provided above under
Design Standard 1.
5. Natural topographic and landscape features of the site shall be incorporated into the
development design.
The site does not contain any woody vegetation. It drains from northeast to southwest site
at an average grade of 2%. The drainage pattern of the entire site directs most of the storm
water runoff into approved collection systems at its southwest corner.
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6. The design of the interior vehicle and pedestrian circulation shall provide for convenient
flow of vehicles and movement of pedestrians and shall prevent hazards to adjacent
streets or property.
The proposed public street provides access from two directions. The connection to
Northridge Parkway is close enough to George W. Carver Avenue to make convenient
connection to and from an arterial street. This connection of the new street is not aligned
with Bristol Drive and therefore discourages using this as a through connection to Stange
Road. Access for the Village Apartments is separated from the other new residences,
directly to a street that connects to both George W. Carver Avenue and Stange Road.
Sufficient sidewalks within the proposed development provide for convenient interior
pedestrian flow and connect to the existing surrounding sidewalks at several locations.
Village Residential Supplemental Development Standards.These standards pertain to
the overall development plan. (See Attachment C Ames Municipal Code Table 29.1201(5))
These standards are grouped into ten categories. The proposed amendments to the Plan
do not affect the basis for Somerset's exiting compliance with the standards in the following
six categories:
• Size
• Location Along Arterial Streets
• Permitted Land Use Types in Village Residential Projects
• Residential Land Use Allocation
• Commercial Land Use Allocation
• Building Placement Standards
The Plan establishes new locations for uses and buildings that comply with the standards
for Land Use Distribution. The grouping and location of the three residential building types
with respect to other buildings is the same as in other parts of Somerset. For example,
Row Houses (a type of attached residences) on Bristol Drive east of Stange Road are
located across the street from Village Apartments and have Village Houses (a type of
detached residences) next door and behind them. Also, the proposed Plan places similar
uses across from each other on Turnberry Drive and the changes to the Village Apartments
occur across the rear property line, as the standards for Land Use Distribution require.
The standards for Land Use Density/Intensity require residential uses to be developed at a
net density of at least 8 units per acre. The calculation on Floating Zone Uses, Sheet A.02
of the proposed plan, documents that the net density of the subject site will be 8.27
dwelling units per net acre. With the net area of the subject site added to the previous net
area of residential uses throughout Somerset,the total residential component of the project
will be 934 dwelling units at a net density of 9 dwelling units per acre.
The standard for Park/Open Space Land Allocation requires that this use comprise 10%of
the gross area of the village. However, this standard was established in 2000, after the
Plan for Somerset was first approved in 1997. Therefore, with park and open space
comprising 5% of its total area, Somerset is not required to meet this standard. However,
the subject site does provide 0.92 acres of new open space, which is 8.25% of its total
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11.15 acres gross area. Adding 0.92 acres of new open space will improve the total
Park/Open Space Land Allocation of Somerset to 5.5%.
Staff has determined that the proposed Plan conforms to the Lot and Block Design
standards,with two exceptions. Blocks longer than 660 feet in length are not to be created.
Turnberry Drive is 1000 feet in length, exceeding this standard. It should be noted,
however, that another cross street is not possible in this area because of the existing
commercial area to the east and George W. Carver Avenue to the west. The traffic volume
on George W. Carver Avenue and the proximity to other cross street intersections prevent
access to this site from the west. Therefore, application has been made for a variance from
this zoning standard.
The Lot and Block Design standards also require an alley for property access for lots less
than 60 feet in length and prevent access to such lots from a street. The lots for Side-Yard
Houses are 45 feet wide and have access from the street. No alley is provided. This issue
is discussed below under Urban Regulations.
Village Residential Park and Open Space Requirements.Ames Municipal Code Section
29.1201(8) states: "The plan for the Village Residential Project shall include an evenly
distributed system of park and open space areas, that totals a minimum of 10%of the area
of the project." The percentage requirement is addressed above. Somerset already
includes an evenly distributed system of park areas, with one park across Northridge
Parkway and a green space trail north of the subject site. The Plan provides one more
green space, which will be landscaped and preserved by its designation as Private Green
on the Floating Zone Uses drawing. These requirements also include standards for street
trees, which are met by the Street Tree Plan, Sheet Z.01 of the proposed plans, attached.
Village Residential Street Standards. For the local residential street proposed, these
standards require minimum right-of-way width of 55 feet and minimum street width with
parking of 27 feet. The Plan meets these standards.
Urban Regulations are established for each building/land use type and address lot
dimensions, build-to or setback lines standards and use requirements. They also address
building design standards, for which building plans are reviewed at a later time. (See
Attachment D). The Dimension Plan, Sheet D.02 of the proposed plans(attached)includes
lot dimensions and build-to lines that conform to these Urban Regulations for all three
building/land use types. However, Table 29.1201(7)-4 requires that all single family
attached dwelling lots have access from an alley.
The Plan proposes 14 single family attached dwelling lots, none with access from an alley.
These units have both garages and front doors on the street. Attached dwelling units with
both an alley and a street have garages on the alley and front doors and on-street guest
parking on the street. This is not possible at the proposed location because George W.
Carver Avenue is not an appropriate location for front doors and on-street guest parking
nor should an alley to be adjacent and parallel to it. Changing these dwelling units to
Country Houses would increase the net density above the minimum required 8 dwelling
units per acre. Switching the location on the Side-Yard Houses and Village Apartments
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would not allow the apartments to be in the required Neighborhood Center location. The
developer has stated to staff that various alternative land use arrangements were
prepared, but did not meet the City standards for compatibility with adjacent land uses,
street grades and other characteristics. No solution for the subject site has been identified
that meets all of the standards.
It should be noted that a number of single family attached dwelling lots have been
approved and built in Somerset without alley access, south of the subject site on the west
side of Bradford Drive and on Buckingham Court(which is also adjacent George W. Carver
Avenue). Also, as stated above, the Design Standards for a Major Site Development Plan
are the criteria and standards necessary to fulfill the intent of the Zoning Ordinance, and
will safeguard the public health, safety, aesthetics, and general welfare. The existence for
several years of single family detached dwellings without alley access in Somerset
supports a conclusion that the public has been safeguarded. Therefore, it could be
concluded that if the Plan meets the Design Standards for a Major Site Development Plan,
it may not be necessary for the proposed single family attached dwelling lots to have
access from an alley.
Impact on existing public improvements. The original land use proposed for this site
was a school that may have served up to 400 children. Therefore,the existing utilities that
will serve this site and the street network were adequate for that use. Staff has determined
that these public improvements will be adequate to serve 73 residential units. All utilities
within the subject site necessary to accommodate 73 residences are included in the
proposed plans. The proposed storm water management plan will divert a significant
amount of existing storm drainage from the storm sewer system that serves the
townhomes to the south. That drainage will still be discharged into the existing detention
pond, thereby maintaining the pre-development runoff rate from the 11-acre site.
Standards for design of the subdivision and required public improvements. Staff
reviewed the Plan for Somerset Subdivision 25th Addition and analyzed its conformance
with the requirements of the Design and Improvement Standards of the subdivision
regulations (Ames Municipal Code Chapter 23, Division IV). Staff has determined that the
Plan meets these standards. (See above discussion regarding Design Standards for a
Major Site Development Plan for a summary description of the proposed public
improvements.)
Land Use Policy Plan and City's other adopted Plans. Staff analyzed conformance of
the Plan for Somerset Subdivision 25th Addition with the Land Use Policy Plan and the
existing Preliminary Plat/Major Site Development Plan for the Somerset Village. (See
attached illustration of this overall plan with the proposed 25th Addition inserted.)
Staff concludes that the proposed division of land is consistent with the Land Use Policy
Plan which designates this site as part of the larger "Village/Suburban Residential" area
extending from 24th Street to Bloomington Road. The proposed uses and design are
consistent with the Policy Options for Village Residential land use in the Land Use Policy
Plan (Refer to pages 54 — 57 of the Land Use Policy Plan).
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The existing approved Preliminary Plat/Major Site Development Plan for the Somerset
Village consists of six large drawing sheets of the entire subdivision,which incorporates all
of the previous plan amendments. If these proposed Plan amendments are approved, itwill
be necessary to update those documents before a Final Plat is approved for the 25th
Addition.
Conclusions. Based upon the above findings of fact and analysis it can be concluded that
the proposed Preliminary Plat/Major Site Development Plan complies with all relevant and
applicable design and improvement standards of the Zoning Ordinance and Subdivision
Regulations, to other City ordinances and standards and to the City's Land Use Policy
Plan, with the following conditions:
1. A variance is approved for the proposed public street with a length in excess of that
allowed by the Village Residential Supplemental Development Standards
2. The existing approved Preliminary Plat/Major Site Development Plan for the
Somerset Village is revised to incorporate the proposed Plan amendments before a
Final Plat is approved for the 25th Addition.
ALTERNATIVES:
2. The Planning and Zoning Commission can recommend that the City Council approve
the revision to the Preliminary Plat/Major Site Development Plan for the Somerset
Subdivision 25th Addition with the following conditions:
a. A variance is approved for the proposed public street with a length in excess of
that allowed by the Village Residential Supplemental Development Standards
and
b. the existing approved Preliminary Plat/Major Site Development Plan for the
Somerset Village is revised to incorporate the proposed Plan amendments before
a Final Plat is approved for the 25t Addition.
2. The Planning and Zoning Commission can recommend that the City Council denythe
revision to the Preliminary Plat/Major Site Development Plan for the Somerset
Subdivision 25th Addition.
3. This request can be referred back to staff or the applicant for additional information.
DEPARTMENT RECOMMENDATION:
The Planning staff finds that this revision complies with the City Council's policies for the
Somerset Subdivision. Therefore, it is recommended that the Planning & Zoning
Commission act in accordance with Alternative #1, which is to recommend that the City
Council approve the revision to the Preliminary Plat/Major Site Development Plan for the
Somerset Subdivision 25th Addition with the following conditions:
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a. A variance is approved for the proposed public street with a length in excess of
that allowed by the Village Residential Supplemental Development Standards,
and
b. The existing approved Preliminary Plat/Major Site Development Plan for the
Somerset Village is revised to incorporate the proposed Plan amendments before
a Final Plat is approved for the 25t Addition.
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Attachment A
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Location Map
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George W. Carver Avenue
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14
Attachment B
Table 29.1201(5)
8,111age .Residential (F-VIR) Hoating, Zone Uses
USE CA FEGO RY N El C11110111100D NEIGHBORHOOD NEIGHBORHOOD
CE*N't E R CLAE11,A1. EDGL
ItE'SIDENTIAL
("Outilry ffowm!, N N y
villag,t House N y y
Village Cottage y y N
Single Farrilly let chwd tSidu-yard y N
Single Fiun ily Attached fRt')w-house) y it N
Villagit Apaitruent y N N
Garden ApM`LfTICfItS, II'PFCVIously approved N y IN
Assisted Livin- N y
CONINIERCIAL
Apothecary Shop y N N
Artist Studio and acccssorygallery y N N
Wnk-s y N
1.3arbur Shops y N N
Beauty Shops y N N
C'ar Wash y N N
—Cot)vernen c o store wi th izas y N N
Dance Studlij Y N N
Dry Cleaner y N N
D vdling,s above the fwst 11wr y N N
Hardwam stun, y N N
Kentith,(indtxn ortiv) y N N
Gnx;ery, hakury,deficuteS.,.,Am orsimilar y N *14
rvLail Sabres
Office UsA's N N
Pottery Shops Y N, N
Retail safes as defined in sevion-'N,502-(if f y N N
this ordiruinev
ReStaUraof-S,excluding drive thn:RIL4JISLTVjCe It, N N
Wterinuq(tffices-smal.)aninial exclusive y N
OTHER US LS
Chiki Day Care Facilifi s y y N
Cominunity Facilities'.except Vocational y N N
training,for hanAleapped
Essential Public Servkes N
Refigi(xis Institutions y y N
Sclu-,K)ls,fivnited to putAic and priVatC day N y y
15
Attachment C
Table, 29.1201(6)
Vill,we Residential Floating Zone(F-VII) Supplemental Development Standards
SUP PLEINIENTAL F-X-R ZONE
DEVELOPMEN't,STANDARDS
Size Not less than 40acres or more than 100 acres in size,except that parcels larger than 100 acres
may Ix., developed asmullipic Village Residential Projects.each individually subject to all
provision ofthis Article,
Location Along Arterial Streets Village residential projects shall be located adjacent to astrect that is classified its an
,art,;T iat street in the Transportaticur Plan of the City.
• Arterial streets should not bisect a Village.residential project its the extent practicable.
• Where an arterial street does,bisect it village residential project,the arterial street sbalf he
desig med with such feature.,;as center rnedians.Curvilinear ali6ninLitt,or other such tcatures
that will offset the negative impact of the arterial street,
Land Use DisiribUtiOn Village residential projects shall contain three areas that havebeen defined its
Neighborhood Center in Section 29.1201(3)(k),Neighborhood General in Section
29 1201(31(m),' and Neighborhood Edge 29.1201(3)(If.
Land uses and buildings shall be grouped and located with respect to other buildings
on the basis of design compatibili ty in contrast to land uses and buildings being
grouped and related in relation to use.
Land uses and buildings of similar design and use shall flace euch other across a street.
Changes to building design and use shall occur at the rear lot line or along an alley,
Land Use Density"Intensity Residential densities shall be the greatest in the Neighborhood Center with gradual
less density occurring in the Neighborhood General and Neighborhood Edge,
Residential land use shall be developed with an average net density 48 dwelling
unitsperacre forresidential land use,where all residential usetypes are computed in
the average.
Cotirinercial land use shall be developed where the intensity ot'developtrimi is at.70
ground coverat, 's ge including,buildings and other impervious surfaces.
Permitted Land Use Types In Village Village residential projects shall contain a wide variety of residential use types;
Residential projects Residential Use types include:
Country House.,,
Village Houses
Village Cottages
Singlef--arnily Attached Dwellings
(Side-yard House)
Single Family Attached D%vellings
(Row-}rouses)
Village
Apartments
Commercial Use type.,;include:
Mixed Use/shop house buildings
Commercial shop front bui Idings,
Residential Land tJseAllo"tion Village residential tial PToieCIS shall contain a in ini murn of five(5)residential use types
P erin selected fromtheresidential use types listed in Table 29.1201(5)P itted Land Use
Types Village Residential.Projects,
Each residential use tyl-k,shalt contain it sufficient number of dwelling units to
represent not less than 5''4 of:all dwelling unit,,;in the vitlageresidentiat project.Row
[louses in combination with Side-Yard Houses is considered to be one land use type
for the purpose ofealculating the required inininiturn residential land use allocation of
not less than 5%of all dwelling units in the villag i,e res dential project.
Commercial Land Use Allocation Commercial land use be permitted to locate in village residential project on the
basis of projected Population within the village residential project.
Projected population shall be calculated according to the following fi)MILda:
& Single family detached-342 people per dwelling.
b4 Single family attached-23 people per dwelling;and
C. Apartment l5welling-2.0 people Per dwelling.
Total commercial land use in village residential project shall not oct:upy snore than
8 acres in an i ridi vidua i project.
Park.-'Open Space Land Allocation A minimum(if 10-it of the gross area of the Village residential project shall be devoted to park-
and open space uses.
Building Placement Standards Tine term"build-to-line"refers to the line on a lot upon which the front Walt ofa building is to sit
and align with as lot configuration allow,,,. The build-to-fine is synonymous with the setback
requirements. Unless otherwise specified.Porches,stoops,balconies,and bay windows may
I project hevond the huild-to-line,
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SUPPLEMENTAL F-VR ZONE
BEVEL OPMt-:\T ST.yNDARDS
Lot and Block Design All streets and alleys shall terminate at other streets within the project and shall connect to
the existingand proposed through streets outside the project.
Street layout and design shall create an open network that create blocks that shall not
exceed 660 feet on block face.
The street network shall create a hiertrehical street system that establishes theoverall
Structure:ofthe Village Residential project.
Cul-de-sacs shall not be pennitted except where unusual physical or topographic conditions
exists that make the use of a cul-de-sae an essential means ot'providing street frontage.
Where the street design proposes a street to terminate at:an intersection with another street,
the temlination vista shall be the location of a significant and Carefully designed building,
open space or public monument that creates a landmark or it ibcal point.
Curved street design,hall maintain one general dirtetional orientation.
Alleys shalt be required for property access for lots that are less than 60 feet wide,.and
where an alley exists no access shall be permitted from the adjoining street.
Lots that are less than 60 feet in width shall be subdivided into sub-lots oft-to less than 12
teet in width. Suh-lots may be consolidated into larger lots at the discretion of'the proper
owner to create flexibility for a variety of residential housing types.
A comer lot condition exists whenever a street intersects with another street or lac-t.
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Attachment D
Feeble 2 9.12 0 1(,7)-]
Village Residential (F'-kR) Floating Zone (Aian Regulations-
_Cotintry Hoivws
URBAN REGULAFIONS Ii-N R ZONE
Cieffi,fJl R4AjWtefu,'11L5 CA)UHU}AJOUSCS,'Juill he permitted in the Neighborhood Edpp,
_(.�,'1L1HtrY I IOUSCS,halt tie ckinstructed on lots that are bemuen'71)and 1,46 feet cirlarger in width.
Buii(fing pjaccrntrtt flier:shall be a rnandatory build to]tile or-20 fed kir("ozuntrv,Houses in the Neip Jj borivood lat ge and IS
feet In the Nculfiborhood Gaieml,
Where Country Houses have detached gfaragvs,the gana.e stvall K--located no closer than 3 feet nor mort
than 20 feet from the alley fine. Where no alley exists a detached garage unry be I(xated a rninanurn of
feet fri'mi the rear yard kit lines.
Attached and detached vara,,es sliall he located no closer than 5 feet to aside lot line for an interior lot
Attached and Detached garages with aL:Os.,,'from a street shall be set hack 20 feet fninj the. property line
attiacent to that street
Artacheii g=iges withateess front a street shall lie set(sack a mitinnurn of5 feet froin tfw marlot line
COUnlry HOUSe,4shall he kWatedno closer than 5 feet to an iiitonorsidc lot fi,rtv and 20 feet to the-side lot
]fret in a cAirrict conditicin in the Neighborlw od Ldge,arid IS feet to the sill'lot line ina cornerwriditim
in the Neighth-whoctd General.
f',leRIMLS 1.1te Ifouses shall :singleBlanc:with a filininnil flurnbaof
outside corners.and articulation
Olsen pwches,su.wps,bay windows an.d.or balconies,vdiert coriNtrijeted,shall encroach into the area
Between the build-tea-Brie and the frout proNrty Inw.
Where tx)rches are coustrueted,theyMiall have a depth ofhetwoun 6 1�vt and 9 feet.
fexjees and garden%kalls that may be eonstructed Qiall bv constructed on the property lines and shall be
constructed of desuni and made oftnaterials as proscfiln,d in the Arzbitectural Design Guidelines for
the VillaggeRe,,idential Project.
oj cuirigs in tenets,and walls shall tic sated with a sate that confornis to the Architectural Design
Guidelines,
TraAt containtTN Shall be in the area of the lot where parlJng is fiertintred arid shall bc,"'CrcAmed from
vi C%v..
Use Req ununitnts, COURtrY 1'10W CS hAfl IV Lisud for residential use only.
I leiv_,fn Restficti(al", 1lie height of Country llouses shall not exceed two storws.
I he hei_V,11L(if fences and'�ells 4tall not exceed 6 feet alone the side and rear It-it fines and 114A excted 4
Pict whet'i tonstructed b&xcen the build-to-line and the front property line.
Parking R-Nuirerrietirs I"aJ1 Country House shall he required to provide two parking spaces,an an anaelicil or detached tpraLv
located in conforinance with the Building Placement requirerrients iLS provided in this Section.
Where a COUntQY I I0U.SC has an alley,the drive tea the Larage roust,.xtetid from the alley and not the
reel.
18
Attachment D
Table 29.1201(7)-4
Village Residential(F-VR)Floating Zone Urban Regulations
Single Family Attached/Side-Yard House
URBAN F-VR ZONE
t GUIL-kTIONS
General Requirement", All buiLding design stiall be sLit-,11litted to and apprvned by the Fawn ArehitecL
Slagle Fat'nily Attached Dwellitip are Ix-nnitted tutu Ne(hhorllood Gerteral and NeighIX'Whoad
Central.
Sin-L Family Attached iNvellLap 4,3lt be constructed on lots,that are tvnveen 24 and 48 feet
.Fide*
�
Building I'lacerwit 'I here Atall be a mandatory buildto-jille of o to 1,;feet arid the buitd-to-titte olatl be Colisstant for
a street face. 'the build-to-line S11211 be nw.Liul,ed frojyj a jxweli orgoop wilefe a porch or
jt,cg,,,r is a de-.;iZrL Qlcmeal of the Single Farnil y A ,, i ig.
ttachedUpAtilt
Sinote Fa redly,Atlaclud Dwrellulp e 41al!I-Lave lit)required seth�ack from iid lot Imes.
Sirwie Family Attached D�,velhrt—built in artackedgroup,,hull not exceed 12 ullit.-i ill a siklglz
group.
W licre no but l irq-wa It is Im"iell,t a 1011"'the,froat p roperry line,a feace or%arr ett wal I Aall be
coll"structed oil ttle p mp'elly h lle.
Sande I-a i t i i N A tt a c I i L it Ehk t I I j w s I t rps ;,A e I I t I I i t i;e t-a a g i f the,x,t ell s io t I S- re rna i I 15 feet
halt that 44e pfoperly iirt,.
All siwajt family attach:x],d'ik"elling lots 41rill Ilm L fiorn all ally.
(J'aage's lna,, b-attadlal ordeta�lwdto 111L p ijrc l al;inek
Gala-es,shall be k catexl tio ck)wi than 8 and more thart 1-4 feet from the rear lot line.
Gntages inry be coftwucted oil tile interior Ode lot fine or 15 feet from the side tot title ill a
tic tit F"Iellietlls rh-ei-roatfacade A'S ing Ie Fat n fly Attached D Ili ng, ha 11 be cornpotd of a ingleplarlearld.
Contaiti a friumnum aumbel,of outside Corner,
Porches ormoopiare,required artd shaft t rtrratas h ill the alea3 txtvveert the butid-to-hric and the
froll t I arop�ern'I i fle.
Porches tes or stoops-,half ext end ak'�qg't tile,ide of a S irigt-Fatnit v At tnetie d Dwelling in a comer
condition aria shall be a to uti o f die length of tile .vall of The S ill-gle IF=i I)'
Aim ch lcd D%,ell ing to 4k Ili&I t t t,attached.
Porches or stoo,rs;hall halve a&pdt of between 6 wid 8,fbet.
W ailw ofa Single Family Attached Dw-elling fac Lug the side of another Single Family Attached
Dw,elimgz shall not contaill Nvjjjdow,�.,that..jjj create viival aoceis,to the other Sirtgle Family
Mm,Jied Dwelling structure.
Fences and gar
den waits that may be c iii st wc Led-hat I be call ruc led tart tote property lines and
illat!be coaqructed of 3 deiigil,31tit pride of materials as pro,crihed in the.Architectural
Guide tin.Ls f3t,the Villalge IZLsidential Inject.
Ope r1a)p;b in t.e,rlee.-�acid walls 491 be gated with a gate tits is cortsitent.kt th the Architectural
Guide litter.
Tras'll colltaiijels Atall be ill 1JUL area Of the lot where parking i.,permitted arid-diall fin ;'feefled
froln View.
Use Requitc.awnts Single Family AttacliL-d Dwelhll s shall be used for resideatial U.,;c*111y.
llei�llt Re',Lri�tions Siji_L,1,z-Family Attached Dwellutpuia,,,be cidict one or nwo-,4uwitifii height. The-height for
iial,L-J1,1111ily attaJwddwellingi irt a Ntit�-,it 'grout-11,111 I-Oftl ,I
Le"a-w-height.
Tfw height of feal-cs slid 41211 not exceed 6 feet ajoug tote yid:afLil rear lot liac And not
exc,c,ed 3 ftvt when ani.qructext be-Meen the buiki-to-lineand the Imal proptYtylille,
Ilatk,mg Requiri_tnecw, Each Sirw1e,Farwiv Attached Dwt�fiin L;shall be i eijw red to pi ovide two pairking Npace�,�ill the
area of the to I L frorn bellilld 111L prjjjt.ipal Single Family Attached Dwelling 4ructure and the
rear kA title.
19
Attachment D
Table 29.1201(7)-6
Village Residential(F-VR)Floating Zone Urban Regulations
Village Apartments
URBAN RECLA..ATIONS F-VR ZO N E
:;ell Oral Requir011eriti All de-t;iga rtiiBt be submitted to and approwed by the Village Mchitc-ct.
Aparttraetit ;-hall 1,,,,perautted in tha Ne4phborholA Caller oilly.
village A4).rttt'21't shall bee qitructed oil tot;that are wider that%' fit.
3aildiiig "there;hall he a tim,"ory build-try-line of)5 ter for Nvo ilory Villagt Aparttrients
and 20 feet for flu story Vi ilage Apartrnoiu.
Village-Apartments-.;hall locate art closer t1rart 8 fcet to the side lot lute.
Village Apartirievits,4hall b,eoeeupjQd,jor re.iiihittial ustotily in the area of the
Village Apkartmeat stru.-tare that is constructed ai:atid Nvithift 20 Of thLlbliild-tag-lill-2.
Na tkiji.g use I seated &ith it i a Vilhqgee A pail im rt I Structurc,tirdy oixur as,blitz a i tilt'
area for parking is rio c I oier thati,20 feet try tit.fricni I ofilie"t;uCture.
Surface parkirig,dra H be iocated to the I I I te r iix of die lots a lid sere"el I-,d fro ill I Ile
ViL% by either[Ile plact-rrient that 'ill teen the Pat tig, 'ki to L
q
Village April[l elit mllcwre, ltalIexterld alolii -1 milli'lourn Of of the Frolitage
Wliere ill)building wall E,.;con3tille W- ,.3 fettce or gardett. .call shaall he mistrusted
ort avo4 ;ide-i I reet FrotitaL;e Lin. adj ac ent to a,;I le et-
AL[el'tQrior tkalk cnelt3 ing parkitig spa shall be.constructed with de4gll detail
ai if tile use M,tile,i tit eri or aeewws residential.
PorchQ;-,-,,or'baleottiQs Alatl1v requirod liar at ir-firlitrium of40%of die tuilt street
frorimp.'e.
Poreche-,,shall be Lon,structed kith a depth of betweert 6 arld S I'et.
Baloottle,,ilrall be 3 1l&detp�
PorehLs; a lid b alcollie,-,halt elicroadi in I he,arlea be,Meet I the bilild-to-litle arid the
fi,otitpoperq lilit.
?se Reqalreaumits, VMwipe AlKittinerits 4iall be rased fear residential ws-'s only.
ieia, fit Rowicfiorts VifiapwApartmertti;Ball be 4-tail tnirumuino!`2 torres3rld amaxitnurrlofthroe
Folce.s and audert ,valk i1rall not exceel16 feet in height ailong thesideand rear
property litre.; a lid'Alall riot c!m�Qed 3 `feet in height when located betweell tile
bilild-10-till L tMd the front pi opertylirte.
1,aikillo,Fit uireinertt jai hdccetling Ill a Villag.Aparumont shalt be provided Mth 2 parking as ces
kyeated avithiri or behind die Villa-Q ApartjnLirt.
Parking for A•illaagv Almam rit,tna4,be llg attA bvlow grade.
Trash corltililters Shall be loci ted m the areas where parking is perraitted behilid. tile
Village.,kpalilll Litt structilic.
parkin g is pertnittEtcl j)ji die street. the street parkirig,on the -sid ie of the street
4jacent to ksC,and otilv fbrtfiewiddi of the lots that are develqvdas Village
Apartrnetlt,ray be mk-ulaud towards the tQquired parking for the Village
'4
20
Attachment E
Sample Residences
o �
Y,
ti
� r
i;yam
Example of Country House
. e
s
Example of Side-Yard House
21
Attachment E
Sample Residences
�y
Example of Village Apartment
22