HomeMy WebLinkAboutA020 - Council Action Form dated December 22, 2020 ITEM #: 31
DATE: 12-22-20
COUNCIL ACTION FORM
REQUEST: AMENDMENT TO THE DOMANI PLANNED RESIDENCE DISTRICT (F-
PRD) MAJOR SITE DEVELOPMENT PLAN AMENDMENT AT 2200
OAKWOOD ROAD
BACKGROUND:
The property owner, Pinnacle Properties Ames, LLC, requests a major amendment to
the approved Domani Planned Residence District. The property comprises 23.784
acres. The Planned Residence District and preliminary plat for Domani were approved
by City Council on September 29, 2020. At that time, it was rezoned from Agricultural
(A) to the PRD, which allows for mostly zero-lot-line homes. (See Attachment A —
Location and Existing Zoning Map.) The final plat for the first addition was approved by
the Council on October 27, 2020. The request for the amendment is to propose
changes to setback standards to address Building Code separation requirements
while meeting the developer's design intent for the "zero lot line" patio homes.
The zero-lot-line homes are not typical of a standard base zone nor is the proposed
reduced minimum lot size, thereby necessitating the PRD. At completion of the
development, there will be 63 residential lots: 51 zero-lot-line lots and 12 custom-built
sites at the south end. The plan also includes a resident clubhouse with swimming pool,
five common area outlots, and one subdivision sign outlot at the corner of Oakwood
Road and Green Hills Drive. The original report describing the details of the PRD can be
found at this link on Council Agenda for September 8tn
The current zoning has each house along one side lot line, then setback at least 10 feet
on the opposite side to create a "courtyard," or private patio space for the homeowner.
(Homes abutting the external boundaries of the development will comply with standard
setbacks requirements of the base zoning district.) The front setback is 20 feet for the
fagade and 25 feet for the garage, except on Lots 4, 5, 9, 10, and 11 where the front
setback is 8 feet. Attachment H depicts the house layout plan for the courtyard homes
of the subdivision.
The development of Domani will be broken into three phases (See Attachment F— Site
Plan — Phasing Plan). Phase 1, the first addition, is already underway with the final plat
recorded and construction of the clubhouse begun. The second phase of development
will complete the zero-lot-line homes and the final phase will be the 12 custom home
lots. The Clubhouse is required through a proposed condition to be under construction
prior to development and construction of homes in the 2nd phase and completed prior to
initiation construction of homes in the 3rd phase.
Subsequent to the PRD approval, the developer discovered that the proposed siting of
the homes with a zero setback caused eave overhangs of property lines and changes in
construction requirements for fire rating that is not typical of residential construction.
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The previously approved setback standards had the zero-lot-line homes directly
abutting one side property line with a 10-foot setback from the opposite side property
line. The new proposed standards for this PRD will have the homes setback 1.5
feet from the zero-lot-line side property line and 8.5 feet from the opposite side
property line for most lots, effectively a 10-foot separation. This will maintain the 10
feet of separation but place the entirety of the house, including the eaves, wholly on a
lot.
The exceptions will be Lots 22 and 23. Lot 22 contains the model home, where the
foundation has already been poured. The distance between the homes on those two
lots will be 9 feet. The Building Code requires a separation of 10 feet between buildings
unless the walls are fire-rated for one hour. The applicant has agreed to fire-rate the
walls on the east side of the home on Lot 23 and the west side of the home on Lots 22
to account for the reduced separation. As a result, Lot 23 will also only have a 7.5-foot
side yard setback to the east.
The PRD as approved also allowed for reduced setbacks of 20 feet for the front yard.
Five lots (4, 5, 9, 10, & 11) by the corner of Green Hills Drive and Cottonwood Road had
alternate setbacks, as laid out in the original zoning. These homes had 8-foot front
setbacks rather than 20. Of these, Lots 5 and 11 are on corners, as is Lot 40. The
setbacks on these reduced front setback lots is now further clarified to address both
street frontages and the garage location in greater detail.
The new standards being proposed will also allow for the encroachment of porches into
the front setback. The Zoning Code (Sec. 29.402(2)(iii)) already allows a porch to
encroach by 8 feet front setbacks (a porch is defined as being open). Note that on
corner lots no encroachment is permitted within the reduced front yard along the street.
Domani Setbacks & Development Requirements
Front Setback for Enclosed Building 18'
Front Setback for Open Porch on model home Lot 22 13.5'
Front Setback for Open Porch on all lots except Lot 22 15'
Garage Setback 20'
Side Setback for Zero-Lot-Line 1.5'*
Side Setback Opposite Zero-Lot-Line on all lots except Lot 23 8.5'
Side Setback Opposite Zero-Lot-Line on Lot 23 7.5'
Rear Setback 1.5'*
Front Setback for Enclosed Building 8'
Front Setback for Open Porch 5'
Garage Setback except on Lot 40 8'
Garage Setback on Lot 40 20'
Side Setback for Interior Lot— 1.5'*
Lots 4, 5, 9, 10, 11, 40 Zero-Lot-Line
Side Setback for Interior Lot— 8.5,
Opposite Zero-Lot-Line
Side Setback, Corner Lot, 8'
Street Side
Side Setback, Corner Lot — Porch 8'
2
Street Side
Side Setback, Corner Lot 1.51*
Interior Side
Eaves *Eaves cannot
cross property
lines
Minimum Distance Between Houses except Lots 22 & 23 10,
Minimum Distance Between Houses on Lots 22 & 23 9'
The applicant also intends to move several property lines by several feet so that
the proposed house plans fit onto the lots. This will have no bearing on the
zoning. As a condition of approval, the applicant will make boundary line
adjustments subsequent to approval of the PRD amendment and prior to
issuance of additional building permits.
The following lots will have their common borders adjusted:
- 63 & 62 (south)
- 40 & 41(north)
- 40 & 39 (west)
- 35 & 34 (south)
- 23 & 22 (west)
- 22 & 23 will both have their rear lot line move south into the common lot
The proposed changes create adjustments to building placements, but maintain
the overall design intent of the original PRD.. A complete analysis of the
development with the F-PRD Development principles, supplemental development
standards, and Major Site Development Plan criteria and other zoning standards is
included in the Addendum and Attachments. See Attachment C, Findings Regarding
Planned Residence District (F-PRD) Development Principles; Attachment D, Findings
Regarding Planned Residence District (F-PRD) Supplemental Development Standards;
and Attachment E, Findings Regarding Major Site Development Plan Criteria.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission met on December 16th and reviewed the
proposed amendment. No one spoke at the public hearing. The Commission voted 6-0-
0 to recommend that the City Council approve the Major Site Development Plan
Amendment at 2200 Oakwood Road subject to conditions recommended by staff.
Conditions are included with the proposed Alternative #1 that are remaining for the
project and reflective of the Planning and Zoning Commission's recommendation.
ALTERNATIVES:
1. Approve the Major Site Development Plan Amendment for Domani to modify
setbacks and building separation requirements as described in this report and the
following conditions:
A. Proceed with a boundary line adjustment prior to issuance of buildings
permits for additional lots in the development.
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B. Include notes on the Major Site Development Plan that placement of
accessory structures is prohibited within the side yards.
2. Approve with modified conditions the request for an Amendment to the PRD for the
property at 2200 Oakwood Road.
3. Deny the request for an Amendment to the PRD for the property at 2200 Oakwood
Road, if the Council finds that the City's regulations and policies are not met.
4. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
CITY MANAGER'S RECOMMENDED ACTION:
The Planned Residence District (F-PRD) is consistent with Land Use Policy Plan
(LUPP) as a specialized zoning tool for encouraging innovate and mixed housing types.
The density of development (5.21 units per acre), which will remain as is, does not
exceed the low density residential minimum density standards of 7.26 units per acre.
The proposal also exceeds the LUPP minimum density expectations of 3.75 dwelling
units per acre for Village/Suburban designated areas. The density and number of units
remains unchanged in this proposed amendment.
In an F-PRD, the Major Site Development Plan (MSDP) establishes zoning
requirements, including building height, maximum number of units, bedrooms and
density, site layout, and landscape design. Due to minimum width of the lots and the
reduced size, the placement of homes and driveway location are critical to the success
for the project. The proposed plans provide for definition of the character of the
zero-lot-line homes with an expectation for house placement. It allows for minor
variations in house plan and aesthetics based upon buyer preference.
With the conditions of approval, staff finds that the project meets the design
principles of the F-PRD and complies with the standards of the MSDP. Therefore,
it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1, which is to recommend that the City Council
approve the request for an Amendment to the PRD for the property at 2200
Oakwood Road with the noted conditions.
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ADDENDUM
PROJECT DESCRIPTION:
The applicant is proposing to make minor modifications to the Domani Planned
Residence Development by adjusting the setbacks for the 51 single-family, zero-lot-line
houses in the development. (An additional 12 lots at the south end of the property will
not be zero-lot-line.)
No changes are proposed for the density, layout, drainage, phasing, or other design
considerations.
Setbacks and Yards
The current front setbacks, as approved on September 29, 2020, are 20 feet to the
fagade and 25 feet to the garage. The setbacks are reduced to 8 feet for five lots around
the corner of Green Hills Drive and Cottonwood Road. The current side setbacks are 0
feet on one side and 10 feet on the other. The following table outlines the modified
setbacks, which will allow for the entirety of the homes, including eaves, to be on a
single lot and allow for porch projections beyond the front setback.
Domani Setbacks & Development Requirements
Front Setback for Enclosed Building 18'
Front Setback for Open Porch on Lot 22 model home 13.5'
Front Setback for Open Porch on all lots except Lot 22 15'
Garage Setback 20'
Side Setback for Zero-Lot-Line 1.5'*
Side Setback Opposite Zero-Lot-Line on all lots except Lot 23 8.5'
Side Setback Opposite Zero-Lot-Line on Lot 23 7.5'
Rear Setback 1.5'*
Front Setback for Enclosed Building 8'
Front Setback for Open Porch 5
Garage Setback except on Lot 40 8'
Garage Setback on Lot 40 20'
Side Setback for Interior Lot— 1.5'*
Zero-Lot-Line
Lots 4, 5, 9, 10, 11, 40 Side Setback for Interior Lot— 8.5'
Opposite Zero-Lot-Line
Side Setback, Corner Lot, 8'
Street Side
Side Setback, Corner Lot — Porch 8'
Street Side
Side Setback, Corner Lot 1.5'*
Interior Side
Eaves *Eaves cannot
cross property
lines
Minimum Distance Between Houses except Lots 22 & 23 10,
Minimum Distance Between Houses on Lots 22 & 23 9'
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The zero-lot-line wall of each house will no longer be right on the property line with a 10-
foot setback on the other side. Rather, the 10 feet of distance will be maintained but the
homes moved by 1 .5 feet to accommodate the eaves on each building.
Lot 22 will contain the Domani model home, the foundation of which has already been
poured. The model home and the home on Lot 23 immediately to the west are proposed
to be 9 feet from one another, rather than the 10 feet required by the Building Code.
The applicant has agreed to build the walls nearest one another to a one-hour fire rating
to compensate for this.
Lots 4, 5, 9, 10, and 11 were granted 8-foot front setbacks in the original zoning. That
continues in the current request. The setbacks for the homes on the corners, Lots 5, 11,
and 40, have also been clarified.
APPLICABLE REGULATIONS:
Land Use Policy Plan (LUPP) Related Goals and Objectives.
GOAL 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall community
identity and spirit. It is the further goal of the community to assure a healthier, safe, and
attractive environment.
Objectives. In achieving an integrated community and more desirable environment,
Ames seeks the following objectives.
4.A. Ames seeks to establish more integrated and compact living/activity areas (i.e.
neighborhoods, villages) wherein daily living requirements and amenities are provided
in a readily identifiable and accessible area. Greater emphasis is placed on the
pedestrian and related activities.
GOAL 6. It is the goal of Ames to increase the supply of housing and to provide a wider
range of housing choices.
Objectives. In increasing housing opportunities, Ames seeks the following objectives.
6.C. Ames seeks to establish higher densities in existing areas where residential
intensification is designated with the further objective that there shall be use and
appearance compatibility among existing and new development.
Future Land Use Map.
The Land Use Policy Plan Future Land Use Map designates the property as Village /
Suburban Residential, the designation given upon annexation for land designated in the
Ames Urban Fringe Plan (AUFP) as Urban Residential.
See Attachment B, LUPP Future Land Use Map.
Proposed Zoning.
Ames Municipal Code Chapter 29, Section 15007, Zoning Text and Map Amendments,
includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
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The existing and proposed zoning is Planned Residence District (F-PRD) which is
permissible with any underlying LUPP Future Land Use Map designation for residential.
See Attachment A, Aerial and Existing Zoning Map.
Ames Municipal Code Chapter 29, Section 1203, Planned Residence District, includes
development principles, uses that are permitted, and supplemental development
standards that apply to properties in this zone. See Attachment C, Findings Regarding
F-PRD Development Principles, and Attachment D, Findings Regarding F-PRD
Supplemental Development Standards.
Property developed according to the F-PRD requirements allows for innovative housing
types and creates 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 the requirements of other residential zoning
districts. Development is to include a mix of housing types, integrated design, open
space, site amenities, and landscaping that exceeds the requirements that exist in other
residential zone development standards.
Planned Residence District (F-PRD) Development Principles.
Property that is zoned F-PRD must adhere to the development principles in Ames
Municipal Code Section 29.1203(2). See Attachment C, Findings Regarding F-PRD
Development Principles.
Planned Residence District (F-PRD) Supplemental Development Standards.
Property that is zoned F-PRD must also be developed according to the supplemental
development standards in Ames Municipal Code Section 29.1203(5). See Attachment
D, Findings Regarding F-PRD Supplemental Development Standards.
Major Site Development Plan Design Standards.
The F-PRD rezoning requires an accompanying major site development plan. This plan
describes all aspects of the site. See Attachment F, Site Development Plan Package.
Additional criteria and standards for review of all Major Site Development Plans are
found in Ames Municipal Code Section 29.1502(4) (d). See Attachment E, Findings
Regarding Major Site Development Plan Design Standards.
Development Agreement.
A development agreement is required between the developer and the City for work
inside Christofferson Park and for work to be done in public rights-of-way.
Meetings/Public Notice.
Public noticing requirements are included in Ames Municipal Code Chapter 29, Section
1500(2)(d). Notice was mailed to property owners within 200 feet of the subject site and
a sign was posted on the subject property. Staff has received no direct comments at this
time.
S:\PLAN SHR\Council Boards Commissions\PZ\Commission Action Forms\Planned Residence Districts\Domani Revision 12-16-
20.doc
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Attachment A
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Aerial & Zoning Map
2200 Oakwood Road - Dornani
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Planned Residence District
I
AMENDMENT N
Feet
The existing zoning of the property is Planned Residence District (PRD).
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Attachment B
Land Use Policy Plan Future Land Use Map &
Ames Urban Fringe Plan
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2200 Oakwood Road - Domani
Planned Residence District
AMENDMENT
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Attachment C
Findings Regarding Planned Residence District(F-PRD)
Development Principles
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Principles listed in Section 29.1203(2). Each principle is addressed below.
1. Provide for innovative and imaginative approaches to residential
development that would not occur as a result of the underlying zoning
regulations.
Domani will have zero-lot-line placement of single-family houses on 51 of the 63
lots. The diminished setback on one side of the lot will be balanced with a large
setback of at least 10 feet on the opposite side to create a wide side yard,
described by the applicant as a "courtyard," though the space will not be
enclosed on all sides by building. Of the 51 zero-lot-line lots, 27 of them will be
smaller than 6,000 square feet, the minimum for the base zoning district of RL.
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 Domani property was annexed to the City in 2019 when the LUPP
designation Village / Suburban Residential was applied.
The proposed development provides for smaller lot sizes and compact
development on a site that has a large area devoted to drainage. The drainage
features have accounted for the recurring problems in the area and serve to
adequately mitigate flooding. The development also provides for numerous
pedestrian connections to the park from the south and the west.
The open space percentage for the development is 41%. The proposed density
is 5.21 dwelling units per acre.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
The Domani development is following an existing model of zero-lot-line homes.
The homebuilder, Epcon, has several developments in Iowa, mostly in the Des
Moines area, and numerous other developments around the country with the
same home models.
The zero-lot-line homes will be primarily one story with small yards requiring little
maintenance.
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.
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The development will have two pieces: 51 zero-lot-line and 12 custom home
sites. The zero-lot-line homes will be on a mix of lot sizes: 27 smaller than 6,000
square feet, the minimum for the base zoning, RL, and 24 larger. The zero-lot-
line lot sizes are not uniform, but most will be under 60 feet in width. The lots for
the custom-built homes are larger: five are less than 8,000 square feet and seven
are greater than 20,000 square feet.
The development will abide by the PRD requirements that the perimeter setbacks
comply with the base zoning, RL in this case. The setbacks will be 8 feet along
the west perimeter on Suncrest Drive (side lot line), 8 feet along the east
perimeter on Cottonwood Road (side lot line), 20 on west perimeter adjacent to
2212 Oakwood Road (rear lot line), and 20 feet on the east perimeter adjacent to
Christofferson Park for Lot 35. The applicant has indicated that the zero-lot-line
homes will be single-story.
The applicant intends for the architectural style of the zero-lot-line homes to be
"modern farmhouse."
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 applicant intends for the zero-lot-line homes to have a "modern farmhouse"
aesthetic. The development will meet the minimum open space requirement of
40%; Domani has 41% open space overall. There will be no off-street parking
lots.
Recreational facilities are to be found primarily in the community clubhouse, with
accompanying swimming pool. Outlot C will have a pedestrian path connecting to
Christofferson Park.
The new neighborhood will also connect the existing street grid, providing access
to Christofferson Park for the neighborhoods to the west and southeast.
(See Attachment F, Site Development Plan Package)
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.
The development will account for natural stormwater drainage at the southern
portion of the site that flows across the lot from the west and onto Christofferson
Park to the east. The site will have five drainage / stormwater outlots containing
three ponds to manage the water. The Public Works Department has reviewed
the proposed design and is satisfied that it will not increase stormwater runoff
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onto adjacent properties, nor adversely affect drainage in nearby neighbors or
the City park. The proposed design meets all quality, quantity, and protection
requirements of the Chapter 5B.
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.
The design of the neighborhood will connect existing street stubs (one for
Suncrest Drive, two for Cottonwood Road) to complete the street grid via the
spine of Green Hills Drive. Domani will have five street outlets, including the
extension of Green Hills Drive to the south, which becomes Lunetta Drive when it
turns to the west.
The stormwater infrastructure is designed to meet City standards.
All utilities will be able to be extended to serve Domani in an efficient manner.
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Attachment D
Findings Regarding Planned Residence District(F-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 standard is addressed below.
1. Area Requirement. A minimum of two (2) acres shall be required for all
areas developed as F-PRD.
The subject site includes 23.764 acres.
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.
Underlying Base Zone: Suburban Residential Floating Zone — Residential Low
Density
Proposed Density: 5.21 Dwelling Units /Acre
Maximum Density: 7.26 Dwelling Units /Acre
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.
The applicant has not stated that the maximum height will differ from the base
district (RL) where the maximum is 40 feet or 3 stories, whichever is lower. This
restriction mirrors or is more restrictive that the adjacent districts where the
maximum height is:
- RL — mirrors PRD
- RL — same as base district in PRD
- A — mirrors PRD
- FS-RM — PRD is more restrictive
- S-GA — district assigned to government property (city, county,
state): no limit given
4. Minimum Yard and Setback Requirements. There are no specified yard and
setback requirements in areas zoned PRD, except that structures
constructed adjacent to public right-of-way and adjacent to the exterior
boundary of an area zoned PRD shall comply with setback standards of the
underlying base zoning regulations, unless there are physical features on
the site that would justify a different setback than provided for in the base
zone.
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The proposed Domani development regulations are as follows:
Domani Setbacks & Development Requirements
Front Setback for Enclosed Building 18'
Front Setback for Open Porch on Lot 22 model home 13.5'
Front Setback for Open Porch on all lots except Lot 22 15'
Garage Setback 20'
Side Setback for Zero-Lot-Line 1.5'*
Side Setback Opposite Zero-Lot-Line on all lots except Lot 23 8.5'
Side Setback Opposite Zero-Lot-Line on Lot 23 7.5'
Rear Setback 1.5'*
Front Setback for Enclosed Building 8'
Front Setback for Open Porch 5'
Garage Setback except on Lot 40 8'
Garage Setback on Lot 40 20'
Side Setback for Interior Lot— 1.5'*
Zero-Lot-Line
Lots 4, 5, 9, 10, 11, 40 Side Setback for Interior Lot— 8.5'
Opposite Zero-Lot-Line
Side Setback, Corner Lot, 8'
Street Side
Side Setback, Corner Lot — Porch 8'
Street Side
Side Setback, Corner Lot 1.5'*
Interior Side
Eaves *Eaves cannot
cross property
lines
Minimum Distance Between Houses except Lots 22 & 23 10,
Minimum Distance Between Houses on Lots 22 & 23 t 9'
5. Parking Requirements. Parking for uses permitted in areas zoned PRD
shall comply with the parking standards in Section 29.406.
The PRD requirements stipulate that parking must comply with the minimums
listed in Sec. 29.406. Staff has determined that the private, community clubhouse
is no different than the clubhouse for an apartment complex, which does not
require parking in excess of that required for the individual apartment units. As
such, there will be no off-street parking. The developer has agreed to widen the
roadway and provide five, on-street, spaces adjacent to the clubhouse.
All homes will meet minimum parking requirements with at least a two-car
garage. Homes with setbacks less than 20 feet will not have permissible
driveway parking as extra parking for a household.
6. Open Space Design Requirements. Open Space shall be designed as a
significant and integrated feature of the entire area to be developed as a
PRD project.
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The open space for Domani consists primarily of drainage and stormwater
ponds. The development does, however, provide pedestrian connections to
Christofferson Park.
7. Open Space Area Requirement. The area devoted to open space in a PRD
project shall meet the landscape and open space requirements as set forth
in the base zone standards.
A minimum open space requirement of 40% is required for the F-PRD zone,
given its base zone of Residential Low Density (RL). The development will be
41% open.
8. Open Space Improvements and Amenities.
The open space improvements include improved access to Christofferson Park
for Domani residents and the neighborhoods to the west. The primary Domani
amenity is the clubhouse and swimming pool.
9. Maintenance of Open Space and Site Amenities.
All maintenance of Open Space and Site Amenities will be provided by the
Domani Homeowners' Association.
15
Attachment E
Findings Regarding Major Site Development Plan Design Standards
Additional criteria and standards for review of all Major Site Development Plans are
found in Ames Municipal Code Section 29.1502(4)(d) and include the following
requirements.
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 downstream property.
The proposed expansion includes development of new stormwater detention
facilities to meet the City's Municipal Code requirements to capture specified
quantities of water and treat it for water quality before releasing it from the site. The
treatment facilities are located on five outlots, spread throughout the development.
The outlots contain three stormwater retention / detention ponds.
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.
The provision and extension of utilities was reviewed and found adequate to support
the anticipated load of the proposed development.
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 fire inspector has reviewed access and fire truck circulation and found that the
needs of the fire department are met. Upon completion, the site will have four street
connections and a stub for a fifth.
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 anticipated to create a danger. Stormwater
facilities are located on five outlots containing three stormwater ponds.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
There are no notable topographic features of the site. Most of the site is farm field
and is mostly devoid of existing landscaping and trees.
16
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 development connects all existing streets stubs currently terminating
at the property line of the site. The street grid will be extended at the southern end
with a new street stub to the west, towards Cedar Lane. Sidewalks are provided on
both sides of all streets with crossings at street intersections. Two midblock
pedestrian crossings across Green Hills Drive are located between Oakwood Road
and Suncrest Drive and between Suncrest Drive and Cottonwood Road.
7. The design of outdoor parking areas, storage yards, trash and dumpster
areas, and other exterior features shall be adequately landscaped or screened
to minimize potential nuisance and impairment to the use of adjoining
property.
Landscaping will be provided around the clubhouse. The general development
standards of the zoning ordinance have been met, including street trees in
accordance with Sec. 23.402.
8. The proposed development shall limit entrances and exits upon adjacent
streets in order to prevent congestion on adjacent and surrounding streets
and in order to provide for safe and orderly vehicle movement.
The development complies with development standards for connecting existing
street stubs and providing for the projection of future streets to the southwest.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship
to adjacent property or streets.
Lighting details will be provided at the time of building permit. The lighting plan will
be required to meet the City's standards for "dark sky" protection.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
to acceptable levels as prescribed in other applicable State and City
regulations.
The proposed development is not expected to generate any nuisances as a
residential development.
11. Site coverage, building scale, setbacks, and open spaces shall be in
proportion with the development property and with existing and planned
development and structures, in adjacent and surrounding property.
The site layout and proposed buildings are of a scale compatible to the surrounding
uses. The neighborhoods to the west are single-family, as will Domani. The
residential areas to the east are of a higher density.
17
Attachment F
Site Development Plan Package
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