HomeMy WebLinkAboutA003 - Council Action Form dated March 26, 2013 ITEM # 36
DATE: 03-26-13
COUNCIL ACTION FORM
SUBJECT: SOMERSET SUBDIVISION 25T" ADDITION — PRELIMINARY
PLAT / MAJOR SITE DEVELOPMENT PLAN REVISION
BACKGROUND:
From the time the Somerset development was first approved, it included an 11-acre
area planned for a future public school. The Ames Community School Board recently
determined that a school will not be built there and sold the property to Heartland
Development L.C. In order to develop the property for residential use, Heartland
Development is seeking approval of an amendment to the Preliminary Plat/Major Site
Development Plan for the Somerset Subdivision. As described in the attached
"Commission Action Form" prepared for the Planning and Zoning Commission's March
6 meeting and its attachments, the development will consist of 73 dwelling units, which
will include Country Houses, Side Yard Houses and Village Apartments of types that
have been previously constructed in Somerset.
The Zoning and Subdivision Ordinances establishes the following standards for the City
Council decisions on these amendments:
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
Based upon the findings of fact and analysis in the accompanying "Commission Action
Form," 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.
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In that Commission action form, it can be noted that approval was conditioned on
granting of a variance to the block length standards. At its meeting on March 13, 2013,
the Zoning Board of Adjustment approved that variance.
The existing approved Preliminary Plat/Major Site Development Plan for the Somerset
Village consists of six large drawing sheets of the entire subdivision, which incorporate
all of the previous plan amendments. If these proposed Plan amendments are
approved, it will be necessary to update those documents before a Final Plat is
approved for the 25t" Addition.
Recommendation of the Planning & Zoning Commission. At its meeting of March 6,
2013, with a vote of 6-0, the Planning and Zoning Commission recommended 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 25th Addition.
Members of the Commission asked about the access to the Village Apartments, storm
water management, the characteristics of the Country Houses to be built, and the lack
of alley access for the Side Yard Houses. Rheiny Friedrich and Scott Renaud
represented the developer in speaking for the proposal. There was no one present to
speak against this proposal.
Action by the Zoning Board of Adjustment. At its meeting of March 13, 2013, the
Zoning Board of Adjustment approved a variance to allow a block face length of 1000
feet for Somerset Subdivision 25th Addition. The approval of this variance satisfies the
first condition of the Planning and Zoning Commission recommendation.
ALTERNATIVES:
1. The City Council can approve the revision to the Preliminary Plat/Major Site
Development Plan for the Somerset Subdivision 25t" Addition with the condition that
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 City Council can deny the revision to the Preliminary Plat/Major Site
Development Plan for the Somerset Subdivision 25t" Addition.
3. This request can be referred back to staff or the applicant for additional information.
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CITY MANAGER'S RECOMMENDATION:
This revision complies with all of the City Council's policies for the Somerset
Subdivision, and the required variance has been approved by the Zoning Board of
Adjustment.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #1, thereby approving the revision to the Preliminary Plat/Major Site
Development Plan for the Somerset Subdivision 25th Addition with the condition that the
existing approved Preliminary Plat/Major Site Development Plan for Somerset Village
be revised to incorporate the proposed Plan amendments before a Final Plat is
approved for the 25th Addition.
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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
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residential area. This development would consist of 73 residential dwelling units,
including:
• 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 Manor 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:
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Purpose: The Village Residential District is intended to allow for integration of
uses and design with greater potential for social and physical interaction through
a "village" 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)
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(e) Well defined squares, plazas, greens, landscaped streets, greenbelts and
parks to provide places for formal social activity and recreation;
(f) 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;
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.
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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.
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
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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 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
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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 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.)
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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).
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, it will 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 25th Addition.
2. The Planning and Zoning Commission can recommend that the City Council deny
the revision to the Preliminary Plat/Major Site Development Plan for the Somerset
Subdivision 25th Addition.
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I 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:
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 25th Addition.
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Attachment B
Table 29.1201(5)
Village Residential (F-N'R) Floating Zone Uses
USE CATEGORI NEIGHBORHOOD NEIGHBORHOOD NEIGHBORHOOD
CENTER GENERAL EDGE
RESIDLN I I V.
Country House N N Y
Village House N Y Y
Village Cottage Y Y N
Single Family Attached(Side-yard House) Y Y N
Single Fami Attached(Row-house) Y Y N
Village Apartment Y N N
Garden Apartments, if previously approved N Y N
Assisted Living N Y Y
COMMERCIAL
Apothecary Shop Y N N
Artist Studio and accessory alley Y N N
Banks Y N N
Barber Shops Y N N
Beauty Shops Y N N
Car Wash Y N N
Convenience store with gas Y N N
Dance Studio l N N
Dry Cleaner 1 N N
Dwellings above the first floor l N N
Hardware store N N
Kennels(indoor only) Y N N
Grocery,bakery,delicatessen or similar Y N N
retail stores
Office Uses Y N N
Pottery Shops N N
Retail sales as defined in Section 29.502 of N N
this ordinance
Restaurants,excluding drive through service 1 N N
Veterinary Offices-small animal exclusive N N
OTII ER USES
Child Day Care Facilities 1 Y N
Community Facilities,except vocational 1 N N
training for handicapped
Essential Public Services 1 N N
Religious Institutions l Y N
Schools,limited to public and private day N Y Y
schools
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Attachment C
Table 29.1201(6)
Village Residential Floating Zone(F-VR) Supplemental Development Standards
SUPPLEMENTAL F-VR ZONE
DEVELOPMENT STANDARDS
Size Not less than 40 acres or more than 160 acres in size,except that parcels larger than 160 acres
may be developed as multiple Village Residential Projects,each individually subject to all
provision of this Article.
Location Along Arterial Streets Village residential projects shall be located adjacent to a street that is classified as an
arterial street in the Transportation Plan of the City.
• Arterial streets should not bisect a Village residential project to the extent practicable.
• Where an arterial street does bisect a village residential project,the arterial street shall be
designed with such features as center medians,curvilinear alignment,or other such features
that will offset the negative impact of the arterial street.
Land Use Distribution Village residential projects shall contain three areas that have been defined as
Neighborhood Center in Section 29.1201(3)(k),Neighborhood General in Section
29.1201(3)(m),and Neighborhood Edge 29.1201(3xl).
Land uses and buildings shall be grouped and located with respect to other buildings
on the basis of design compatibility 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 face each 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 of 8 dwelling
units per acre for residential land use,where all residential use types are computed in
the average.
Commercial land use shall be developed where the intensity of development is at.70
ground coverage 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 Houses
Village Houses
Village Cottages
Single Family Attached Dwellings
(Side-yard House)
Single Family Attached Dwellings
(Row-houses)
Village Apartments
Commercial Use types include:
Mixed Use/shop house buildings
Commercial shop front buildings
Residential Land Use Allocation Village residential projects shall contain a minimum of five(5)residential use types
selected from the residential use types listed in Table 29.1201(5)Permitted Land Use
Types Village Residential Projects.
Each residential use type shall contain a sufficient number of dwelling units to
represent not less than 5%of all dwelling units in the village residential project.RON
Houses in combination with Side-Yard Houses is considered to be one land use type
for the purpose of calculating the required minimum residential land use allocation of
not less than 5%of all dwelling units in the village residential project.
Commercial Land Use Allocation Commercial land use be permitted to locate in a village residential project on the
basis of projected population within the village residential project.
Projected population shall be calculated according to the following formula:
a. Single family detached-3.2 people per dwelling;
b. Single family attached-2.5 people per dwelling;and
C. Apartment Dwelling-2.0 people per dwelling.
Total commercial land use in a village residential project shall not occupy more than
8 acres in an individual project.
Park/Open Space Land Allocation A minimum of 10%of the gross area of the Village residential project shall be devoted to park
and open space uses.
Building Placement Standards The term"build-to-line"refers to the line on a lot upon which the front wall of a building is to sit
and align with as lot configuration allows. The build-to-line is synonymous with the setback
requirements. Unless otherwise specified,porches,stoops,balconies,and bay windows may
roiect beyond the build-to-line.
16
SUPPLEMENTAL F-VR ZONE
DEVELOPMENT STANDARDS
Lot and Block Design All streets and alleys shall terminate at other streets within the project and shall connect to
the existing and 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 hierarchical street system that establishes the overall
structure of the Village Residential project.
Cul-de-sacs shall not be permitted except where unusual physical or topographic conditions
exists that make the use of a cul-de-sac an essential means of providing street frontage.
Where the street design proposes a street to terminate at an intersection with another street,
the termination vista shall be the location of a significant and carefully designed building,
open space or public monument that creates a landmark or a focal point.
Curved street design shall maintain one general directional orientation.
Alleys shall 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 of no less than 12
feet in width. Sub-lots maybe consolidated into larger lots at the discretion of the property
owner to create flexibility for a variety of residential housing types.
A comer lot condition exists whenever a street intersects with another street or laze.
17
Attachment D
Table 29.1201(7)-1
Village Residential(F-VR) Floating Zone Urban Regulations
Country Houses
URBAN REGULATIONS F-VR ZONE
General Requirements Country Houses shall be permitted in the Neighborhood Edge.
Coun try Houses shall be constructed on lots that are between 72 and 96 feet or larger in width.
Building Placement There shall be a mandatory build to tine of 20 feet for Country Houses in the Neighborhood Edge and 18
feet In the Neighborhood General.
Where Country Houses have detached garages,the garage shall be located no closer than 3 feet nor more
than 20 feet from the alley line. Where no alley exists a detached garage may be located a minimum of 3
feet from the rear yard lot lines.
Attached and detached garages shall be located no closer than 5 feet to a side lot line for an interior lot
Attached and Detached garages with access from a street shall be set back 20 feet from the property line
adjacent to that street
Attached garages with access from a street shall be set back a minimum of 5 feet from the rear lot line
Country Houses shall be located no closer than 5 feet to an interior side lot line and 20 feet to the side lot
line in a comer condition in the Neighborhood Edge,and 18 feet to the side lot line in a comer condition
in the Neighborhood General.
Design Elements The front facade(s)of Country Houses shall be composed as a single plane with a minimal number of
outside comers and articulation.
Open porches,stoops,bay windows and or balconies,where constructed,shall encroach into the area
between the build-to-line and the front property line.
Where porches are constructed,they shall have a depth of between 6 feet and 8 feet.
Fences and garden walls that may be constructed shall be constructed on the property tines and shall be
constructed of a design and made of materials as proscribed in the Architectural Design Guidelines for
the Village Residential Project.
Openings in fences and walls shall be gated with a gate that conforms to the Architectural Design
Guidelines.
I rash containers shall be in the area of the lot where parking is permitted and shall be screened from
Iew.
se Requirements country Houses shall be used for residential use only.
eight Restrictions The height of Country Houses shall not exceed two stories.
Me height of fences and walls shall not exceed 6 feet along the side and rear lot lines and not exceed d
feet when constructed between the build-to-line and the front property line.
arking Requirements Each Country House shall be required to provide two parking spaces in an attached or detached garage
located in conformance with the Building Placement requirements as provided in this Section.
Where a Country House has an alley,the drive to the garage must extend from the alley and not the
street.
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
REGULATIONS
general Requirements All building design shall be submitted to and approved by the Town Architect.
Single Family Attached Dwellings are permitted in the Neighborhood General and Neighborhoai
Central.
Single Family Attached Dwellings shall be constructed on lots that are between 24 and 48 feet
wide.
Building PIaeement There shall he a mandatory build-to-line of 0 to 15 feet and the build-to-line shall be constant tot
a street face. The build-to-line shall be measured from a porch or stoop where a porch or
stoop is a design element of the Single Family Attached Dwelling.
Single Family Attached Dwellings shall have no required setback from side lot lines.
Single Family Attached Dwellings built in attached groups shall not exceed 12 units in a single
group.
Where no building wall is present along the front property line,a fence or garden wall shall be
constructed on the property line.
Single Family Attached Dwellings may extend to meet garages if the extensions remain 5 feet
from the side property line.
All single family attached dwelling lots shall have access from an alley.
Garages may be attached or detached to the principal single family attached dwelling structure.
Garages shall be located no closer than 8 and more than 24 feet from the rear lot line.
Garages may be constructed on the interior side lot line or 15 feet from the side lot line in a
comer condition.
=)vsign Elements The front facade of Single Family Attached Dwellings shall be composed of a single plane and
contain a minimum number of outside corners.
Porches or stoops are required and shall encroach in the areas between the build-to-line and the
front property line.
Porches or stoops shall extend along the side of a Single Family Attached Dwelling in a corner
condition and shall be a minimum of 40"a of the length of the wall of the Single Family
Attached Dwelling to which it is attached.
Porches or stoops shall have a depth of bet%%een 6 and 8 feet.
Walls of a Single Family Attached Dwelling facing the side of another Single Family Attached
Dwelling shall not contain windows that will create visual access to the other Single Family
Attached Dwelling structure.
Fences and garden walls that may be constructed shall be constructed on the property lines and
shall be constructed of a design and made of materials as proscribed in the Architectural
Design Guideluies for the Village Residential Project.
Openings in fences and walls shall be gated with a gate that is consistent with the Architectural
Guidelines.
Trash containers shall be in the area of the lot where parking is permitted and shall be screened
from view.
Use Requirements Single Family Attached Dwellings shall be used for residential use only.
I ieight Restrictions Single Family Attached Dwellings may be either one or two stories in height The height fot
single family attached dwellings in a single group shall be of the same height.
The height of fences and walls shall not exceed 6 feet along the side and rear lot line.And not
exceed 3 feet when constructed bet%%een the build-to-line and the front property line.
Parking Requirements Each Single Family Attached Dwelling shall be required to provide two parking spaces in diL:
area of the lot from behind the principal Single Family Attached Dwelling structure and tli_
rear lot line.
19
Attachment D
Table 29.1201(7)-6
Village Residential(F-VR) Floating Zone Urban Regulations
Village Apartments
URBAN REGULATIONS F-VR ZONE
'-eneral Requirements All designs must be submitted to and approved by the Village Architect
Village Apartment shall be permitted in the Neighborhood Center only.
Village Apartment shall be constructed on lots that are wider than%feet
Wilding Placement There shall be a mandatory build-to-line of 15 feet for two story Village Apartments
and 20 feet for three story Village Apartments.
Village Apartments shall locate no closer than 8 feet to the side lot line.
Village Apartments shall be occupied for residential use only in the area of the
Village Apartment structure that is constructed at and within 20 of the build4o-line.
Parking use located within a Village Apartment structure may occur as long as the
area for parking is no closer than 20 feet to the front of the structure.
Surface parking shall be located to the interior of the lots and screened from the
view by either the placement of apartment buildings that will screen the parking lots
or a berm with landscaping that will screen the parking areas.
Village Apartment structures shall extend along a minimum of 70%ofthe Frontage
Lie,and a minimum of 301/6 of the side-street Frontage Line on corner lots.
Where no building wall is constructed,a fence or garden wall shall be constructed
on any side-street Frontage Line adjacent to a street.
All exterior walls enclosing parking spaces shall be constructed with design detail
as if the use of the interior space was residential.
>esign Elements Porches or balconies shall be required for a minimum of 40%of the built street
frontage.
Porches shall be constructed with a depth of between 6 and 8 feet
Balconies shall be 3 feet deep.
Porches and balconies shall encroach in the area between the build-to-line and th
front property line.
!se Requirements Village Apartments shall be used for residential uses only.
ieieht R tr,bons Village Apartments shall be shall minimum oft stories and amaximum of three
stories in height
Fences and garden walls shall not exceed 6 feet in height along the side and rear
property lines and shall not exceed 3 feet in height when located between the
build-to-line and the front property line.
'arking Requirements Each dwelling in a Village Apartment shall be provided with 2 parking space;
located within or behind the Village Apartment
Parking for Village Apartments may be located below grade.
Trash containers shall be located in the areas where parking is permitted behind the
Village Apartment structure.
Where parking is permitted on the street, the street parking on the side of the street
adjacent to lots and only for the width of the lots that are developed as Villap.
Apartments may be calculated towards the required parking for the Village
Apartment.
20
Attachment E
Sample Residences
J. I�
JIM
Example of Country House
�1
K�-
Example of Side-Yard House
21
Attachment E
Sample Residences
Example of Village Apartment
22
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