HomeMy WebLinkAboutA001 - Council Action Form dated June 10, 2025ITEM #:28
DATE:06-10-25
DEPT:P&H
SUBJECT:ANNEXATION OF FORMER BORGMEYER FARM PROPERTY
COUNCIL ACTION FORM
BACKGROUND:
On March 11, 2025, the City Council voted to initiate a voluntary annexation for 19
parcels, including properties owned by consenting and non-consenting owners.
The subject area totals approximately 235 gross acres (including road rights-of-way). An
annexation area map, annexation plat, and a listing of parcels and ownership are included as
attachments A-C, respectively.
Under Iowa Code Chapter 368, up to 20% of the total land area of a voluntary annexation may
consist of non-consenting properties (referred to as the 80/20 rule). This is allowed by statute
to avoid creating islands or to create more uniform city boundaries. In this annexation,
properties owned by the non-consenting owners compose 10 percent of the total
territory proposed for annexation, as illustrated by Table 1 below.
Consenting
(Property Gross
Acreage and City
ROW)
Nonconsenting
(Property Gross
Acreage)
Railway and County
fee simple road
right-of-way
Acres 199.5 23.2 12.3
Percent of Annexation
Area 89.6%10.4%n/a
The non-consenting properties include three properties along George W. Carver
Avenue (Hilker, Mandernach, and JDS Rentals) that would otherwise be islands.
Additionally, there are four properties (Gregg, Eness) on the east side of Hyde Avenue
that would be considered islands due to the annexation of the consenting Hunziker,
Hayden’s Preserve, INHF, and Sturges lands.
State law requires the annexation of road right-of-way adjacent to the annexation area and
allows for the annexation of railroad property for more uniform boundaries or to prevent the
creation of an island.
As the railroad bisects the City boundaries to the south and the proposed annexation area, it is
proposed to be annexed to create more uniform boundaries. Future developments will need
the extension of utilities extended under the railroad. If the railroad were not annexed, it could
also create an unincorporated corridor affecting the City’s boundaries long-term.
BORGMEYER PROPERTY ("Greenbriar") DEVELOPMENT AGREEMENT :
A local development group that includes Friedrich and Hunziker Companies has a purchase
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agreement for the Borgmeyer property. Their intent is to develop the property as a residential
neighborhood, to be known as Greenbriar, with a commercial area as identified within the
existing Ames Plan 2040 designations for the property of Residential Neighborhood 4 (RN-4:
Walkable Urban) and Neighborhood Core - Mixed Use (see Future Land Use Map in
Attachment D).
As part of initiating the original annexation, Council directed preparation of a developer
agreement related to the consenting Borgmeyer properties to address construction of
infrastructure needed to support the future development, including but not limited to a
traffic study for intersection improvements, extension of Stange Road concurrent with
development, looping of water mains to Northridge Heights, extension of a 15"
(transitioning to a 12") sewer trunk line from Hyde Avenue west to the site,
development of shared use paths and trails, and neighborhood park dedication.
However, as staff noted at the May 27, 2025, City Council meeting regarding the
discussion of development incentives, the Greenbriar developers have requested
substantial City assistance with future development costs. Therefore, no development
agreement has been prepared to accompany the annexation request.
As a result, City Council has the choice of holding the public hearing and either: 1)
approving the annexation with the requirement to complete a development agreement
prior to approving a rezoning, or 2) delaying approval of the annexation until
completion of a development agreement. Staff believes the first option would serve the
interest of the City and the developer as it will take additional time to finalize details
about the development that could occur while finishing the annexation process.
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission considered the request at a Public Hearing on May 21,
2025. No members of the public spoke at the hearing on the annexation request. The
Commission voted 6-0 to recommend the City Council approve the 80/20 annexation by
finding that the proposed annexation is consistent with the Ames Plan 2040 comprehensive
plan and that the proposed annexation territory eliminates islands and creates more uniform
boundaries.
RESOLUTION OF THE BOARD OF SUPERVISORS:
On May 6, 2025, the Story County Board of Supervisors passed Resolution No. 25-89
supporting the proposed annexation.
ALTERNATIVES:
1. Hold the Public Hearing and approve:
a. The voluntary annexation of 19 parcels and abutting rights-of-way, totaling
approximately 235 acres, for the properties located north of Ames' corporate limits
generally located along George W. Carver Avenue and extending to the east side
of Hyde Avenue, by finding that the proposed annexation is consistent with the
Ames Plan 2040 comprehensive plan, and that the proposed annexation territory
eliminates islands and creates more uniform boundaries.
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b. Deferral of the developer agreement related to the planned Greenbriar
development land uses and infrastructure needs and responsibilities until
the time of rezoning.
2. Hold the Public Hearing and defer action on the annexation until a developer agreement
can be created after resolution of the developers' incentive requests for the Greenbriar
development and development of the City's policy for infrastructure assistance.
3. Deny the request to annex land north of Ames' corporate limits generally between
George W. Carver and Hyde Avenue.
CITY MANAGER'S RECOMMENDED ACTION:
The annexation is consistent with Ames Plan 2040 projections for growth and a final
piece of the City's north growth planning. The Borgmeyer properties are the largest
property ownership within the annexation petition and the last significant area of
unincorporated land in the Ames Plan 2040 planned growth area.
The site represents an important development opportunity that is readily serviceable
with extensions of City infrastructure, based upon previous infrastructure planning. The
City planned for annexation of this property with previous utility extensions as part of
the Hyde Road improvements.
The annexation proposal utilizes the 80/20 allowance for inclusion of consenting properties
and adjacent non-consenting properties to avoid the creation of islands. Inclusion of the
railroad property is also permitted by state code to create more uniform boundaries for the
City. Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, as described above.
ATTACHMENT(S):
Addendum.pdf
Attachments.pdf
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Addendum
Current Land Use. The 10 consenting properties are vacant, and used for agricultural or
natural resource preservation, except the Sturges property which includes a single-family
dwelling.
The 7 non-consenting properties include five single-family dwellings. The two vacant
parcels include agricultural buildings and pasture.
Beyond the need to annex the nonconsenting properties to avoid the creation of an
island, the City maintains Hyde Avenue and owns the unincorporated right-of-way in
front of the properties along Hyde. Similarly, the G. W. Carver right-of-way south of the
Ames Golf and Country Club will all become part of the City with the annexation.
Sanitary sewer and water infrastructure are already available to the property owners
along Hyde and are available/will become available to the properties along G.W. Carver
with adjacent developments. Nonconsenting owners are not required to connect unless
they choose to or their septic system fails and City sewer is available within 200 feet. In
addition, their inclusion in the annexation allows for consistent emergency service
response along Hyde Avenue and G. W. Carver between the City and Story County.
Development Plan. When a property is annexed into the City, it is automatically zoned
as “Agricultural.” Zoning does not change unless a request is initiated by an individual
property owner or by the City Council. Any proposed zoning must be consistent with Ames
Plan 2040.
A conceptual development plan has not yet been received from the property owner. The
annexation may proceed without a concept plan for the site as the rezoning and
development is a subsequent step after annexation. If the site is annexed, City Council
would consider a specific rezoning proposal in the future.
Ames Plan 2040. The Borgmeyer property is designated Residential Neighborhood 4
(RN-4: Walkable Urban) and Neighborhood Core - Mixed Use. The RN- 4 designation
emphasizes a high level of connectivity and is characterized as an urban neighborhood
connected with a village center or mixed-use district. The intent of the designation for
this site is focus on fairly compact and dense residential development pattern that
includes multiple housing types of apartments, small lot homes, townhomes, and
regular single-family lots. Staff believes in excess of 400 dwelling units will be
developed on the site. Having a significant diversity of homes types in this project is
important to achieve our growth and housing goals identified within Plan 2040.
Similarly, the NC MU designation reflects commercial areas adjacent to residential uses
to support neighborhood commercial needs. While NC MU may be larger than other
neighborhood commercial centers, it is also differentiated in its walkability, pedestrian
orientation of commercial spaces, and connectivity to nearby residential areas, as well as
including residential uses with commercial uses as mixed-use developments. This
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designation will include some higher-density housing along with commercial. It will help
to create a center and identifiable place support of the overall development concept.
The NC MU area is shown to the interior of site along a conceptual extension of Stange
Road. Reflective of the characteristics of the designation, it is shown as a larger
commercial area, over 20 acres in size. Based upon Plan 2040 designations and goals
for services in north Ames, a mixed-use core is important component of the site for the
project layout and providing a diversity of uses and service options. The overall size and
final location will be determined with a rezoning application. The routing of the Stange
Road extension will influence its ultimate configuration.
The developer has expressed that this scale and location of commercial development
may not be desirable. The development agreement may assist in setting forth
expectations for this area to inform infrastructure improvement needs prior to a Master
Planning process.
The owners of the Borgmeyer properties, Northridge Heights Homeowners Association,
Hunziker, the Iowa Natural Heritage Foundation, and Leroy and Sue Sturges have waived
their right to withdraw the annexation request, which ensures that the City does not
unnecessarily use its resources to process an annexation that is later withdrawn.
Developer Agreement. Due to the area of land and the number of infrastructure
improvements needed to support development of the site, the City Council directed that
a pre-annexation agreement be considered concurrent with the annexation when the
request goes back to the City Council. A formal agreement has not yet been drafted and
may be deferred until the time of rezoning.
A pre-annexation developer agreement identifies substantial improvement requirements
in advance of platting or rezoning of a property, which assists the developer in
understanding any future obligations of development and affords the City the broadest
level of discretion in consideration of off-site impacts. The agreement will be informed by
Ames Plan 2040 development requirements for the site, which include infrastructure
improvements such as intersection improvements, extension of Stange Road, extension
of sanitary sewer, extension and looping of water mains, development of shared use
paths and trails, and neighborhood park dedication. These improvements are needed to
serve the area as it develops and are required concurrently with development. The
specific design of the site would not be part of agreement as that would be determined
with rezoning and future subdivisions.
However, the agreement will more broadly set forth developer and City responsibilities
for potential cost-sharing and other expectations for development improvements and
timing for the project.
Street Connectivity. Ames Plan 2040 shows the extension of Stange Road through the
site, connecting to George W. Carver Avenue to the northwest. It is classified as an
“avenue” per the Complete Streets typology (a collector street in terms of a functional
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class). This extension would be required concurrent with the site’s development and is
not expected to precede development of the area. Other streets will be local streets.
Typically, a collector street is required to provide a 100-foot right of way and a 31-foot
paved street section. Collector streets also have a greater thickness than residential
streets due to higher traffic loads. At least one shared use path would run parallel to
Stange. There is also an opportunity to introduce mini-roundabouts along Stange for
street intersections to manage traffic speeds, likely near the NC-MU core area. The
additional width and depth of the collector roadway may warrant city participation
in “oversizing costs” to facilitate the development patterns planned by Ames Plan
2040.
Traffic. In addition to street extensions through the site, development of the site would
require a traffic study to assess development impacts, including frontage improvement
needs and off-site impacts such as operations of adjacent intersections. The results of
the traffic study will indicate expected developer-financed improvements and off-site
impacts related to the site development. The study would also consider cumulative
impacts of development and other growth. Likely needed improvements would be turn
lanes and eventually a traffic signal at George W Carver and Stange. These improvement
responsibilities would then be detailed by the developer agreement.
Shared Use Paths and Trails. Per Ames Plan 2040 plan for trails and greenways, as
well as other City transportation plans, the shared use path along George W. Carver
Avenue to the south will be required to be extended northward to the Irons
Subdivision/AGCC property. This fills in a gap in the system that would then extend all
the way to 190th Street.
Additionally, a shared use path is expected along the extension of Stange, connecting to
the path on George W. Carver at the northwest corner of the site. A greenway trail is also
anticipated to be extended along the north boundary of the site to the east across the
railroad to connect with developments to the east and Ada Hayden Park.
The developer agreement will address reservation of land for the trails and the
developer responsibility for the cost of the shared-use path and any trail systems, as
well as for providing easements to the City as necessary. Construction of the path
crossing the railroad would likely be a future city cost as it will connect with the path
anticipated within Hayden’s Preserve Development agreement.
Parks. Ames Plan 2040 guidelines establish that neighborhood parks should be located
to serve a population within a 1/4 to 1/2 mile radius and, in expansion areas, 5 acres of
parkland should be planned per 1,000 people. Neighborhood parks are also typically 5
to 30 acres in size.
Due to the majority of the site being more than a half-mile distance from a neighborhood
park and densities of the RN-4 designation yielding a population of over 1,000 people,
staff believes some element of a recreation opportunity is needed per the policies of
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Plan 2040. The developer agreement would set expectations in terms of park dedication
and timing of development of the park and developer responsibility for costs.
Water Infrastructure. Water mains would required to be looped by the developer through
the site, connecting to an existing mains from Northridge Heights, including a 12 inch
water main at the southeast corner of the site. Staff believes internally looping connecting
the 12 inch mains will be adequate without connecting to the east under the railroad. This
is likely a fairly modest issue and needed to serve the development appropriately.
Additionally, the developer agreement would require that an agreement for future Xenia
water territory buyout is signed and returned to the City consistent with our master
Agreement with Xenia. Current buyout costs for the developer are $3,000 per net acre.
Sanitary Sewer Infrastructure. Sanitary sewer is planned to be extended to the site from
Hyde through other developments to the east. The existing sewer is 15” diameter and
would transition down to a 12” trunk line to serve the development. Extension north to the
Irons is also required per standard Subdivision Code standards.
The property is part of a sanitary sewer connection district for the previous extension of
the sewer along Hyde. Staff is investigating the ability to coordinate this offsite extension
with Hayden’s Preserve and to consider it primarily as pioneer infrastructure funded by
the City, with or without additional connection fees. The agreement is intended to address
how this improvement is timed and funded
The developers have indicated to staff they may have an interest in a near-term option to
provide partial service to the site. As these other developments to the east that would
bring the sewer to the site are pending, an interim option to provide sewer capacity to a
portion of the development (likely no more than 40 acres) would be to extend the existing
sewer main at Valley View Road into the site. However, this line has limited capacity
for new uses due to a downstream constraint. A capacity improvement of lining
the pipe within Moore Memorial Park could allow for up to 40 acres of the site to be
served. The developer agreement would detail the developer responsibility to cover the
cost of a lining project and how it relates to the other sewer extension needs.
Outreach. As part of the state-mandated annexation process, City staff invited the
Franklin Township Trustees and the Story County Board of Supervisors for a Consultation
Meeting on April 17, 2025. Those in attendance included: Kelly Diekmann, City of Ames
Planning & Housing Director; Amelia Schoeneman, City of Ames Planner; Linda Murken,
Story County Board of Supervisors, Member; and Leanne Harter, Story County Planning
and Development Director. No one representing Franklin Township attended the meeting.
No formal comments have been received as of the writing of this report. Most discussion
and questions focused on the timeline for the annexation and for the separate annexation
of the Irons Subdivision and AGCC to the north.
A courtesy notice was sent to affected property owners and owners of abutting property
prior to the Planning and Zoning Commission meeting.
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Next Steps. Following the City Council’s approval of the annexation and adoption of a
resolution to that effect, the annexation will go to the state City Development Board for a
hearing due to the inclusion of non-consenting property owners as an 80/20 annexation
and being within two miles of the City of Gilbert. The state City Development Board will
be the final approval authority.
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Hilker
Mandernach
JDS Rentals
Borgmeyer
BorgmeyerBorgmeyer
Borgmeyer
Northridge
Height's HOA
South
Half Stange
ROWEast Half G W
Carver ROW
Contiguous to South
Half Stange ROW
Hayden's
Preserve
INHF
Eness Eness
Eness
Railroad
Gregg
Railroad
Hunziker Hunziker
Hyde Ave ROW
- City Owned
Sturges
FLETC
H
ER
BLVD
WELBECK
DR
VALLEYVIEW
RD
GEORGEWCARVER AVE
BRICKMAN
AVE
ALDRIN
AVE
WESTON DR
BERKSHIRE
AVE
E
I
SENHOWER
AVE
BALLENTINEDR
CH
I
L
T
O
N
A
V
E
CRESTMOORAVE
BAR C E LO S ST
WEMBLEY
AVE
HARRISON RD
HARRISON RD
HASTINGS
AVE
TALONDR
WESTLAWNDR
FOXLEY DR
BLOOMINGTON RD
STONEBROOKE RDROXBORODR
WYNGATEDR
HYDEAVE
WESTWIND DR
SEDWICK ST
S TO CKB URY ST
BECKLEY ST
CARTIERAVE DANBURY RD
E
V
E
R
E
S
T
A
V
E
BU RNHAMDR
AB E R DE E N D R
Annexation Area
0 0.1 0.20.05 Miles
¯
Legend
City of Gilbert 2 Mile Urbanized
Area
Annexation Area
Consenting
Nonconsenting
Ames Incorporated Limits
STANGE RD
IR
O
N
S
C
T
GE
O
R
G
E
W
C
A
R
V
E
R
A
V
E
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10
11
12
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Attachment C
Annexation Area Properties, Owners, Acreage, and Status
Real Property and City Road ROW
Owner Address/Parcel ID Consent
Status
Gross
Acres
Margaret A Trust; 574 Investments LLC
and and Hunziker Development Group
LLC contract holders
5500 George W
Carver Ave
Consenting 35.68
Borgmeyer, Margaret A Trust; 574
Investments LLC and and Hunziker
Development Group LLC contract holders
0521300200 Consenting 38.47
Borgmeyer, Margaret A Trust; 574
Investments LLC and and Hunziker
Development Group LLC contract holders
0521300305 Consenting 38.61
Borgmeyer, Margaret A Trust; 574
Investments LLC and and Hunziker
Development Group LLC contract holders
0521300400 Consenting 39.47
Northridge Heights Homeowner's
Association
0521400350 Consenting 6.16
Mandernach, Jordan & Stephanie 5326 George W
Carver
Nonconsenting 4.93
Hilker, Rick A 5217 George W
Carver
Nonconsenting 4.14
J D S Rental Properties LLC 4427 George W
Carver
Nonconsenting 1.21
Hunziker, Erben & Margaret Hunziker
Apartments LLC 0521400004 Consenting 1.48
Hunziker, Erben & Margaret Hunziker
Apartments LLC 0521400006 Consenting 0.12
Sturges, Leroy D & Sue A 5019 Hyde Ave Consenting 4.56
Iowa Natural Heritage Foundation
13.15% And White, Joan Coffman
86.85% 0521400003 Consenting 30.16
Hayden's Preserve LLC 4811 Hyde Ave Consenting 3.42
Gregg, Clayton & Schwery, Julie 4604 Hyde Ave Nonconsenting 1.17
Eness, Allison J 2015 Trust and Taylor,
Mark 2015 Trust and Taylor, Mark Trustee
and Eness, Allison J Trustee 0522300370 Nonconsenting 5.1
Eness, Allison J 2015 Trust and Taylor,
Mark 2015 Trust and Taylor, Mark Trustee
and Eness, Allison J Trustee 4714 Hyde Ave Nonconsenting 1.24
Eness, Allison J 2015 Trust and Taylor,
Mark 2015 Trust and Taylor, Mark Trustee
and Eness, Allison J Trustee 0522300315 Nonconsenting 5.43
City-Owned Hyde Avenue Row n/a Consenting 1.38
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Total Acreage: 222.73
Total Consenting Acreage (Real Property and City ROW): 199.51
(89.6%)
Total Nonconsenting Acreage (Real Property): 23.22
(10.4%)
County Road ROW and Railway ROW
Owner Address/Parcel
ID
Consent
Status
Gross Acres
County-owned Irons Court/Stange
right-of-way (south half)
N/A N/A 0.27
County-owned G. W. Carver right-of-
way (east half adjacent to Irons
Court/Stange)
N/A N/A 0.03
Chicago & Northwestern Trans Co
South half
0521400500 &
0528201001 N/A 11.98
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NC-MURN-4
RN-3
OS
EIS
E
N
H
OWER
AVE
AD A
HAYDEN R D
F
L
E
T
CHER
B
LVD
BARC E L O S
S T
HYDE
AVE
G
E
O
R
G
E
W
C
A
R
V
E
R
A
V
E
WELBECKDR
VALLEY
VI
E
W
R
D
BRICKMAN
AVE
CH
I
LTO
N
AV
E
WESTON DR
IRONS
WAY
STONEBROOKERD
BERKSHIRE
AVE
HASTINGS
AVE
HARRISON RD
BALLENTINE
DR
HARRISONRD
W
EM
BLEY
AVE
TALON
DR
WESTLAWN
D
R
FOXLEY
DR
M
C
F
A
R
L
A
N
D
AV
E
W 190TH ST
ROXBORO
DR
WESTWIND
DR
G
E
O
R
GE
W
C
A
RVER
AVE
WYNGATEDR
LACEY
DR
SEDWICK ST
STOCK B U RY ST
BECKLEY
ST
DA N B URYRD
C A M E R O N
S C H O O L
R D
E
V
E
R
E
S
T
AV
E
BURNHAM
DR
ABERDEEN
DR
A U DUBONDR
KE T E LS E N DR
A
LDRIN
AVE
LEOPOLD
DR
CARTIER
AVE
TIVERTON
CT
Ames Plan 2040 Future Land Use Map
0 0.15 0.30.07
Miles
¯Legend
Annexation Area
Ames Corporate Limits
Residential Neighborhood 2 -
Established (RN-2)
Residential Neighborhood 3 -
Expansion (RN-3)
Residential Neighborhood 4 -
Village (RN-4)
Residential Neighborhood 5 -
Multi-family (RN-5)
Neighborhood Core (NC)
Neighborhood Core - Mixed Use
(NC MU)
Park/Recreation
Open Space
Story County Urban Reserve
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P L A N E L E M E N T S G R O W T H & L A N D U S E
56 A M E S P L A N 2 0 4 0
Residential Neighborhood 4 (RN-4: Walkable Urban)
»Based on master development plan or organic evolution of walkable mixed-use districts.
»Strongly connected mixed uses as a “place” or district.
»High level of street and path connectivity, highly walkable design where vehicles are secondary.
»Individual development areas may have separate dominant uses but relate to each other.
»Interior, street-oriented “village center.”
»Common open space and community streets as elements of urban structure.
» Thematic street character, e.g., “main street” environments.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Improve streetscape and district identification to focus attention and encourage reinvestment in existing areas, such as in the West Street “village” west of the ISU campus and similar small-scale mixed-use districts. In these areas, encourage upgrades and improved relationships among existing multi-family buildings. May require a special development area plan.
» Review and modify zoning and subdivision regulations to address the intended range of uses and design standards.
» Review parking requirements to ensure there is not excess required parking that impacts financial feasibility of reinvestment and design that detracts from character.
DEVELOPMENT GUID ELINES
»Emphasis on mixed uses in the neighborhood overall with walkability, functional public space, appropriate street design, and green infrastructure; provide flexibility in how these goals are accomplished.
» Similar design approach to a PUD to ensure details for mixed-use and design are successful, allowing for greater density and more commercial uses than conventional options.
»Overall minimum gross density > 6 du/A; Village Centers may have much higher density.
»Avoid dictating specific architectural style, while recognizing that some styles are more consistent with intended character than others, however, elements supportive of street level design details are required. This includes features such as porches, large amounts of fenestration for commercial uses, reduced setbacks, durable and interesting building materials, identifiable entrances, and minimized dead space of walls and garage doors.
GOALS
»Village master planning and development in key opportunity sites within growth areas.
»Extension of positive “village” development principles into more conventional development options that achieve walkable and identifiable centers to neighborhoods.
APPL ICABLE EXISTING ZONING CATEGORIES
»PRD Planned Residence District
»F-VR Village Residential
»RH Residential High-Density (existing development only)
» PUD Planned Unit Development Overlay District
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P L A N E L E M E N T S G R O W T H & L A N D U S E
59 A M E S P L A N 2 0 4 0
Neighborhood Core - Mixed Use (NC MU)
»A special subset of Neighborhood Core usually associated with Walkable Urban Neighborhoods.
»Designed for a high level of pedestrian/bicycle /transit access with parking located behind buildings.
»In large, master planned developments, may be located off major streets and in the interior of the community.
»Often simulate “main street” character with buildings strongly oriented to adjacent streets and built close to the property line.
» Includes or is located directly adjacent to residential uses.
LAND USE: CATEGORIES
APPL ICABLE EXISTING ZONING CATEGORIES
»F-VR Village Residential
»NC Neighborhood Commercial
DEVELOPMENT GUIDELINES
»Encourage walkability and planned relationships among separate buildings in multi-building projects.
»Relate and orient buildings to surrounding public streets, including direct sidewalk to front door access.
»Reduce visual impact of parking areas that separate buildings from streets.
»Emphasize fine grain design details and building interest for neighborhood compatibility and use site design techniques emphasizing connectivity for pedestrians and bicyclists.
»Incorporate residential uses into planned developments or in mixed-use core areas, including live-work environments.
» Develop a high-quality, human-scale streetscape as part of development design; incorporate small and effective public spaces.
» Accommodate existing and future transit accommodations.
»Support incremental upgrades to existing properties to meet neighborhood goals.
» Maintain a mix of uses that address everyday needs.
PUBLIC ACTIONS
»Encourage mixed uses in neighborhood cores.
» Support extension of future transit service to emerging neighborhood cores.
»Develop special district plans or guidelines prior to development in growth areas identified as Neighborhood Core - Mixed Use on the Future Land Use Map.
GOALS
»Provide neighborhood commercial and support services to all residential areas.
»Recognize role of neighborhood cores as activity centers for residential communities.
»Provide access choice from residential neighborhoods to commercial cores, including non-automotive options.
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