HomeMy WebLinkAboutA039 - Hearing on 400 S 4th Street Rezone for a 16-unit Planned Unit Development (PUD) with Major Site Development Plan and a Preliminary PlatITEM #:43
DATE:08-12-25
DEPT:P&H
SUBJECT:REZONING TO ADD A PLANNED UNIT DEVELOPMENT OVERLAY (PUD)
TO THE SOUTH LINCOLN MIXED USE DISTRICT (S-SMD) BASE ZONING
WITH A MAJOR SITE DEVELOPMENT PLAN AND PRELIMINARY PLAT
FOR 16 UNITS AT 400 SOUTH 4TH STREET
COUNCIL ACTION FORM
BACKGROUND:
JJR Holdings, LLC and SRM Holdings, LLC are requesting a rezoning from South
Lincoln Mixed Use District (S-SMD) to South Lincoln Mixed Use District (S-SMD) with a
Planned Unit Development (PUD), Major Site Development Plan, and a Preliminary Plat
for South 4th Commons located at 400 South 4th Street.
The parcel is located on the south side of 4th Street. It is 1.27 acres and previously contained
five dwellings that were demolished in 2018. Note, there is an accompanying zoning text
amendment related to PUD Overlay open space standards as a separate item on the agenda.
(See Attachment A for Location & Zoning Map).
Surrounding land to the north, west, and east is zoned South Lincoln Mixed Use District (S-
SMD). To the south the land is zoned Residential High Density (RH). S-SMD includes unique
standards focused on low and medium density housing types with design standards that
emphasize architectural treatments similar to older existing bungalow style housing. The area
is characterized by older smaller homes and more modern redevelopment apartment housing,
much of which predates the current zoning. Surrounding the site is a mix of single-family
detached, duplex and small apartment buildings, including apartment buildings flanking the
site to the east and west.
The applicant’s proposal is for a 2-story single-family attached townhome style
development with 16 dwellings. The buildings will be configured as two attached units
with each unit on their own lot. Each unit will have three bedrooms. Each unit will have
a two-car garage with a full or partial driveway. There will be eight total buildings on the
site, each building containing two townhome units. Units along S. 4th will have their
front door facing the street.
This site will be accessed via a private street, Juniper Street, aligned with Washington
Avenue. The private street extends east-west serving the units for garage and driveway
access. The private street is in an outlot to be maintained by a Homeowners Association. A
sidewalk will be integrated with the private streets along the east and north side of the streets.
No on site guest parking is provided outside of the individual driveways. On-street parking on
S 4th is available for visitor parking, no on- site visitor parking is provided for with the proposal.
The applicant’s narrative of the project and its relationship to the rezoning request is included
as Attachment B.
PUD OVERLAY:
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The proposed rezoning to a PUD allows for flexibility in certain development standards such
as setbacks and lot sizes, which supports different housing types and densities that otherwise
may not be achievable under the base zoning. The S-SMD base zone will remain applicable to
the site for minimum and maximum density, uses, height, and side perimeter lot line
setbacks.
The MSDP accompanying the PUD request will be the controlling plan for development of the
site upon approval of the PUD, including site features for the pedestrian walkways,
landscaping, building design, layout, setbacks, and open space features. (see Attachment C
for excerpts). The Preliminary Plat (see Attachment D – Preliminary Plat Excerpt) controls for
lot layout, private street, and public improvements, including curb improvements for 4th street
curb cuts, intended to serve the individual lots. Per the accompanying text amendment, no
common open space is proposed with the project, there are only private lots and the private
street HOA lot.
Lots will range from 2,096 square feet to 4,688 square feet, where a minimum of 3,500 is
required in the base zone. All units in the north row will have a 20-foot setback from the edge
of the private streets to the front of the garages. The south row of units will have a 20-foot
setback from the edge of the private street to the front of the garage. Setbacks from the
garages to the lot line with the private street for the south row will range from 14’ to 16’.
In this case, the PUD was proposed in support of a townhome design on individual lots with
private streets. The density is 12.49 units per acre. The S-SMD standards would allow
potentially up to 8 townhome units on this site facing South 4th Street under base zone
standards with no PUD. However, the PUD standards allow for a private street, which allows
for 16 units to be designed on site by utilizing the internal street as frontage for a second row
of 8 townhome units. The unit count is within the maximums permissible between the
allowable housing types of the zoning district. Note that although each unit is on an individual
lot, it can be either owner or renter occupied depending on the decision of the property
owner.
The PUD allows for more housing units than would otherwise be permitted in an attached
single-family townhome style without the PUD flexibility. With the increased development
density, staff prioritized fronting units along S. 4th Street as the driver for the site design and to
utilize rear garage access off the internal street. This approach removed driveways from the
front yards and maintains street continuity and parking.
In addition the Private Street, the PUD Overlay can permit deviations from zoning when
compatibility standards are met (See Addendum for Findings and Standards).
The proposed PUD primarily allows for more individually platted lots than would otherwise be
infeasible under base zone requirements as a result of decreased minimum lot areas for the
townhome units, internal lot line setbacks, and setbacks. Certain deviations are needed to
configure the site as townhomes on individual lots compared to apartment buildings. A review
of the requested deviations are listed in the attached Addendum.
Two unique deviations for the overall site layout include the 4th Street front yards and
the south property line rear yard setbacks of the site. The front yard would typically be 25
feet, however, the PUD allows the reduction of the front yard setback along the street when it
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include pedestrian oriented design elements and is found to be context sensitive to the
surroundings. The project includes a requested 10-foot setback from the front lot line with
South 4th Street, with a an additional stoop encroachment. This provides a direct walk up
presence with reduced front yard setback that is not otherwise found in the immediate
neighborhood.
The South 4th Street design is critical to success of the project being context sensitive. The
architectural treatments meet the minimums of design for the PUD and the S-SMD for
differentiated roofline, dormer, and covered entries. The front façade design of the north row of
townhomes with garages on the backside of the homes helps to enhance the presence of the
homes in the neighborhood. Additionally, walk up townhomes along a street can be a
justification for a front yard reduction as they are not the largest buildings in the neighborhood
as larger apartment buildings are located to the east and west on the same side of the street
and elsewhere in the neighborhood. 4th Street will also include planting of trees potentially in
the front yard or park strip, overhead power lines limit the size and specie types.
Staff supports a reduction of the front setback to either the 10 feet as proposed or to a
15-foot setback alternative, if it is determined by the City Council to be more in
character with the area and to allow for more open yard area for tree planting. To
increase the front setback along 4th, internal dimensions could be adjusted without a
substantial redesign of the project. The front setback was a topic of discussion during the P&Z
meeting.
The second unique deviation is for the south property line. A unique rear yard perimeter
deviation is also requested. The south row of homes has rear setbacks of 15 feet where 25
feet would be required. Perimeter setbacks can only deviate in unique situations, including
topographic. The subject site sits well above the RH apartments to the south. Apartment
garages are located along the south property line and the apartments are set further into the
site.
With the 15 foot setback some units have a small rear yard area that may be usable for a
patio, or sitting and grill area. However, other units require retaining walls to compensate for
the slope and do not have usable rear yards within the 15 foot setback. Overall, staff supports
the rear yard reduction as unique topographic condition, and the use is compatible with the
uses to the south. If the setback was increased for the south property line, adjustments to
internal dimensions for driveways would be needed.
With the PUD the developer desires to include encroachments with the approval.
Encroachments up to four feet for covered stoops on the north units along South 4th Street
are proposed. Architectural projections are typically allowed, however it requires approval of
the encroachment with the PUD because of design requirements of the PUD and modification
of the front building setback. Mechanical unit encroachments will occur in the side yards of
units as well.
For all deviations, setbacks, lot area, FAR, etc. the PUD compatibility standards are required
to be met. These are further discussed in the addendum. They require that the homes have
appropriate design and orientation of entrances in addition to overall site design principles.
Staff believes the front unit designs have achieved the minimum design requirements in
support of the project and the requested deviations.
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OPEN SPACE AREA TEXT AMENDMENT:
The City Council initiate an applicant request for a text amendment to the Open Space
requirement regarding infill townhome PUD sites. The text amendment will remove the
requirement for PUD’s less than 2-acres to have to provide open space equal to 10% of the
gross lot area. The applicant requested the text amendment in support of the proposed layout,
there is no usable common open space in the design as all area is within private lots. Some
excess areas in an easement exists at the west side of the site, but it alone does not equal
10% of the site area and this area is currently included primarily within the individual lots.
All home sites currently include a driveway apron and some include usable private rear or side
yard space. The proposal does not dedicate any specific open space for the development as a
result of the text amendment being drafted.
If the text amendment is not approved as proposed, the project layout would have to be
modified. The project would either have to lose 1 to 2 dwelling units or consider attaching
more units together to eliminate internal side yards that could then be added to common
areas.
PLANNING & ZONING COMMISSION:
At the July 16th Planning & Zoning Commission meeting the Commission reviewed the
proposed PUD with Site Plan and Preliminary Plat. Four community members attended the
meeting. The Developers engineer representative also attended.
The public in attendance expressed concerns over traffic as well as density and the proposed
setback deviations did not match neighboring existing development. One individual was
pleased that the vacant lot was being developed but expressed concern over the proposed
number of units and the setback. Another attendee also expressed concern that too many
rules were being waived through this process and that standards should be adhered to for
construction of new housing as is allowed within in the base zoning district.
The Commission reviewed the proposal and discussed the open space attributes of the site.
The setback deviations were discussed by the Commission and how the 10 feet and projecting
stoop fit on the lot and the area. One Commissioner articulated they preferred that the setback
be required to be at least 15 feet to have more front yard area. However, another member
didn't believe the reduced setback was an issue since the street is less busy and dead ends to
the east. One member did state some concern over density but believed that ultimately the
added housing was more important.
The Planning & Zoning Commission voted 5-1 to recommend approval of the proposed
PUD Site Plan and Preliminary Plat to City Council.
ALTERNATIVES:
1. The City Council can approve on first reading the rezoning to S-SMD with a PUD
Overlay for 400 South 4th Street with the attached:
a. Planned Unit Development (PUD) Major Site Development Plan; and
b. Preliminary Plat
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2. The City Council can approve with modifications or conditions to the rezoning to S-SMD
with a PUD Overlay for 400 South 4th Street and include a 15-front yard setback to the
4th Street façade with a modified site design and plat to reduce the rear row driveways
by 5 feet to accommodate the additional setback, subject to updating of plans prior to the
third reading for the:
a. Planned Unit Development (PUD) Major Site Development Plan; and
b. Preliminary Plat
3. The City Council can deny the rezoning to S-SMD with a PUD Overlay for 400 South 4th
Street.
4. The City Council may defer action on this request and refer it back to City staff and/or
the applicant for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
Staff finds that the proposed Rezoning to a Planned Unit Development (PUD) with a
Major Site Development Plan and Preliminary Plat complies with the underlying base
zone standards within the allowances of the PUD Overlay, including the deviations
identified on the site plan and described within the addendum.
In this case the PUD allows for more single-family attached housing units than would
otherwise be permitted under base zone standards without the PUD flexibility. The design
orientation of units fronting S. 4th Street was a priority for staff with the layout of the site along
with prioritizing townhome style units over apartment building options.
The project takes advantage of reduced front and rear yard setbacks to accommodate the site
layout. Although no common area is provided, some units include private outdoor space to
address the PUD principles. Additional private space or greater setback could be provided
with reduced internal driveway depths for the units if the requested deviations for setbacks or
yard area is not deemed adequate. However, the project can be found to meet the PUD
standards should the City Council approve the open space text amendment that precede this
agenda item.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #1, thereby approving the request for Rezoning to S-SMD with a PUD, and Major
Site Development Plan, and Preliminary Plat for South 4th Commons.
ATTACHMENT(S):
400 S 4th Street Rezoning.docx
Attachments A-G.pdf
ADDENDUM 4th St PUD.docx
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE, RESERVED FOR RECORDER
Prepared by: City Clerk’s Office, 515 Clark Avenue, Ames, IA 50010 Phone: 515-239-5105
Return to: Ames City Clerk, P.O. Box 811, Ames, IA 50010
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES, IOWA, AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OF AMES, IOWA; REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in Section
29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the boundaries
of the districts established and shown on said Map in the manner authorized by Section 29.1507
of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate, generally located
400 S 4th Street rezoned to Mixed Use District (S-SMD).
Real Estate Description: Clarks Subdivision Outlot A Parcel G, Lots 2-6
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of , .
Renee Hall, City Clerk John A Haila, Mayor
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Attachment A- Location & Zoning Map
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Attachment B- Applicants Narrative.
Justin Moore, City Planner
&
Kelly Diekmann, City Director
City of Ames
515 Clark Avenue
Ames, IA 50010
Re: Rezoning Request for South 4th Commons
On behalf of JJR Holdings LLC, please find the following information in support
of the proposed development:
1. Reason for Rezoning Request
The rezoning is requested to allow for the development of residential duplex units.
Rezoning to PUD will provide the flexibility needed to thoughtfully design the site in a
way that is both compatible with the surrounding neighborhood and responsive to
modern housing needs.
2. Consistency with Ames Plan 2040
This proposal is consistent with the Ames Plan 2040, particularly in supporting infill
development within established residential neighborhoods. The subject property is
currently zoned RN-2; however, the PUD designation will allow us to align the project
more closely with the RN-5 zoning found directly south of the site. The proposed
transition supports the Plan’s goals of providing diverse housing options, increasing
residential density where appropriate, and making efficient use of existing infrastructure.
3. Proposed Use
The intended use for the site is multifamily residential, specifically the development of
duplex-style units that meet the growing demand for attainable housing in Ames. The
design will be tailored to blend with the surrounding neighborhood while offering high-
quality living spaces for residents.
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Attachment C- PUD Site Plan- Excerpt
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Attachment C Cont.- Elevations
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Attachment D- Preliminary Plat- Excerpt
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Attachment E- Ames Plan 2040- Land Use
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Attachment F- Ames Plan 2040- Redirection Description
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Attachment G- Code Sections- S-SMD & PUD Standards
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ADDENDUM
GENERAL DEVELOPMENT STANDARDS
Parking
All units contain three bedrooms and a two -car garage. A minimum of two parking spaces
is required. Because required parking is in the garge, the driveways are not counted as
parking spaces. However, the 20 foot driveway depth for the north row of homes al igns
with minimum vehicle dimensions and ensures the sidewalk is not encroached upon by
pared vehicle in a driveway. The south 15-foot driveway is not formally recognized as
meeting parking dimensions.
Although no on site guest parking exists, it is estimated that five parking spaces are
available along the south side of South 4th Street with the street frontage improvements
of the project to remove old driveway approaches. Approval of private streets requires
consideration of adequacy of guest parking, staff believes as designed the availability of
public parking is adequate without on-site private guest parking on site.
Streets and Traffic
The private street aligns with Washington Avenue intersection. The private street must
meet specifications of the Subdivision Code for paving thickness and durability. Private
streets are allowed to have reduced widths and modified turnaround compared to public
streets. Maintenance of private street is the obligation of the property owners. A
certification by the engineer of record of the as-built is required at the time of final plat to
ensure it meets specifications.
A 5-foot sidewalk is being provided on the north side of the interior private street
connecting northward to the public sidewalk system along South 4th Street.
S-SMD Density
The 16 unit project has a density of 12.59 units per gross acre. The S-SMD includes no
specific density standard, but instead relies on a minimum lot size based on housing
type. It also includes maximum apartment building size and a floor area ratio limits to
control overall development intensity. S-SMD requires a minimum of 3,500 square feet
for each end unit of single-family attached. At 3,500 per unit, 15.8 units would be
allowed. If more units were attached the density allowance could increase. Apartment
dwelling density would be much higher. Based upon the range of allowed densities, the
proposed 16 unit is in conformance with development levels planned for the site, even
with the deviations needed to accommodate 16 bi-attached single family units.
Landscaping and Screening
Street Trees are proposed along the internal private street that meet spacing
requirements typical of a public street. No front yard formal landscaping is required for
single family attached units. Due to power lines along the frontage, street trees would
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be difficult to add to the frontage. The reduced front yards do not accommodate large
tree plantings, but other decorative planting could be installed.
Signs and Lighting
Lighting is proposed along the private streets in 3 locations. Also, each home will have
a small light near the front entrance on the south row of units and at the rear entrance
near the garages on the north row of units. No lighting will be installed on the north side
of the north row of units facing 4th Street. The lighting output has been reviewed to
ensure all City light output standards are met.
Infrastructure
South 4th Street will provide access into the subdivision. A Private internal street,
Juniper Street will extend from South 4th Street and provide vehicular access to all of
the units on site. Water and Sewer can be extended on site from South 4 th Street.
Electric is available on site.
Four existing curb cuts along 4th Street serving the property will be closed off as part of
the development as a new single curb cut for the new entrance will be done with
construction. The cuts are remaining from the former single-family homes that existed
here many years ago. The developer is also responsible for relocating some underground
electrical line and updating the transformer location along the west and southwest portion
of the site. An electric light pole may also need to be moved a short distance to
accommodate the new single entrance to the site.
Stormwater Management
All City Stormwater Management standards have been met. The development will
discharge into the exiting City Stormwater Management system. Public Works has
reviewed the Stormwater Management Plan and approved.
REQUESTED DEVIATIONS, COMPATIBILITY STANDARDS, AND PUD FINDINGS
AND PURPOSE
Excerpts of the S-SMD development standards are listed in Tables 29.1003(3) and
excerpts of the PUD Standards in 29.1114(5) of the Zoning Ordinance in Attachment G.
The PUD Overlay allows with a Master Plan for deviations that are identified as part of
the Plan. The following table lists the requested deviations to permit the proposed
configuration of townhomes.
Standard Base Zone
Requirement
Requested
Deviation
Front Perimeter Setback with South 4th Street 25 feet 10 feet
Front Setback from private street South Row of
Units
25 feet 5 feet (minimum 20
feet to garage door)
Side Setback Without Party Wall (internal to
project)
8 feet 5 feet
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Rear Setback Without Party Wall (internal and
external*)
25 feet 15 feet
Driveway From Garage to Private Street Lot on
South Row Of Homes
20 feet 15 feet
Minimum Lot Area Exterior Units
(Interior allows 1800, but no units are interior)
3,500 square feet 2,096 square feet
(Lot 4)
Floor Area Ratio Maximum of 75% Aprox. 85% smallest
lot
*15 feet from south property line due to topographic conditions.
**Encroachments permitted per MSDP with 4-foot stoop, and allowed for mechanical
equipment in the side yards, subject to building permit approval.
Certain features of the buildings are permitted to encroach on setbacks without deviations
under the Zoning Ordinance’s allowed extensions into required setbacks.
Architectural features at first-floor building entrances, such as the covered stoops on the
units along South 4th Street, are typically permitted to encroach into a required front yard
setback up to 8 feet. The proposed covered stoops will encroach 4 feet into the setback.
This means the covered stoops will be 6 feet from the public sidewalk along South
4th Street. The encroachment must be expressly stated with the PUD approval.
PUD DESIGN STANDARDS
(6.) Compatibility Standards. Minimum lot area, lot width, lot frontage, setback, and
maximum site coverage requirements may be reduced to provide for a variety of
dwelling types. Any such modification to the Zoning District requirements must be
noted on the Master Plan.
Due to the concentration of dwelling units that will occur if these dimensional
requirements are reduced, the following compatibility standards are required:
a. Garages and Driveways. Garages and off-street parking areas must be
located so that they do not define the front façade of the dwelling. This
standard is met when a garage does not protrude forward from the front
façade or the front entry is setback typically no more than 12 feet to the front
door and includes the required entrance design requirements. City Council
may approve a development on through-lots without meeting this standard
when it is determined to be impracticable for the home design and street
types. The development must include adequate right -of-way and driveway
spacing to accommodate parking and street trees. The width of driveways
may need to be reduced and garages setback an adequate distance to
accommodate these elements. Shared driveways are encouraged to
address street design goals. Alley or private rear lane access is also an
option.
The garages are located on the south side of the north row of units that face
South 4th Street. The garages on the backside of the north row of units
protrude from the rear entrance by 13 feet. The garages on the south row
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of units that face the internal private street protrude from the front door to
the units by 12 feet.
b. Entrances. Main entrances to dwelling units must be clearly identifiable and
accessible to the owner and visitors. The main entrance must be
demarcated by one of the following: covered porch or stoop; sidelight
windows; or other significant architectural treatment that emphasizes main
entrances. Main entrances shall be directly connected to the pedestrian
circulation system of the development.
The north units that face South 4th Street have covered stoops that project
4 feet from the front door and are 6 feet wide. A sidewalk will connect from
the entrances to the main sidewalk system along South 4th Street. The south
row of units have front doors that face the internal private street. A sidewalk
on the north side of the private street connects to a sidewalk along the
entrance of the site that connects to the South 4th Street sidewalk which
provides access for the residents in the south row of units to connect to the
public sidewalk along 4th Street.
c. Massing. Multi-family buildings proposed abutting single-family and or two-
family buildings should be of a scale, massing, window proportions, and
architectural style that is compatible with abutting lower density residential
development.
Not applicable, not multi-family buildings.
d. Commercial. Commercial buildings shall have main entrances that are
clearly identifiable and accessible. The buildings will be oriented towards
the street or towards a pedestrian/bicycle corridor.
Not applicable.
e. Pocket Neighborhood.
Not applicable.
PUD Overlay Purpose. Sec. 29.1114(1) outlines the intent of a Planned Unit
Development. Staff finds that the proposed development complies with the standards:
(a) Provide for innovative and imaginative development through flexibility in the
design, placement of buildings, clustering of housing types, use of open space,
and related site and architectural design considerations;
The development uses the PUD to cluster the units in two rows with a private street
in the middle on individual lots to facilitate additional townhome units compared to
individual conforming lots or an apartment building. The designs emphasize the
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fronts of units along S. 4th Street. Some units include private usable space.
(b) Increase the stock of diverse housing types for a variety of income levels;
The townhomes will be three-bedrooms and located on individual lots so that they
may be owner-occupied. This is a diverse type of ownership housing for the City
that is not as commonly found.
(c) Promote efficient land use and infrastructure construction, while maintaining high-
quality living environments for privacy, architectural interest, streetscape,
walkability, and open spaces for private and common use;
Each townhome on the north row of units will have some small walkout space in
the rear next to the driveways. The south row of units will have back doors that
open to rear yards. The southwest and s outheast corners of the site have slopes
that are being stabilized with retaining walls. The walls are 5 -6 feet in height.
Street trees are proposed on the property line of each lot along the private street
as well as along South 4th Street to the north.
A sidewalk on the north side of the private street connects to a sidewalk along the
entrance of the site that connects to the South 4 th Street sidewalk.
(d) Provide for a variety of private and common open space areas corresponding to
smaller lot sizes along with additional amenities for larger developments;
The development allows for some small area of private space near the entrances
to the units next to the garages. The developer prioritized driveway apron space
for each home as extra space for residents compared to yard area.
(e) Encourage and preserve opportunities for energy efficient development; and
The development of the townhomes will provide single-family attached homes in a
style that provides infill housing in an existing neighborhood. This style of housing
does not require the extension of new infrastructure and thus provides housing
where it would have been historically expected and can take advantage of existing
transportation lines and infrastructure which avoids additional vehicular trip times
reducing long term carbon footprint. lines. The townhomes will also be designed
to the latest energy code. Rooftop solar could be installed if desired. The internal
private street will include street trees for relief and shading.
(f) Encourage context-sensitive infill development.
The scale and mass of the townhomes is similar to what can be found in the
general nearby neighborhood and in the S -SMD district. The façade design and
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roof line add aesthetic value that can be expected in the zone and neighborhood.
The reduced front yard setback will provide more of a close walk-up presence to
the street than other homes in the area. However, staff believes that the aesthetic
value and lack of garages facing the street justify the requested reduced front yard
setbacks with encroaching covered stoops.
Findings of Fact. Sec. 29.1114(3) sets out the findings required in order to approve a
rezoning with PUD. Staff makes the following findings of fact.
(a) The Zoning District and Overlay are consistent with the comprehensive plan.
The Redirection designation focuses on areas of existing neighborhoods with a
variety of current uses that includes scattered low and medium density residentia l
and potentially other mixed uses in existing neighborhoods such is the surrounding
neighborhood here. S-SMD is compatible with the Redirection designation.
(b) The property on which the PUD is requested has a residential zoning of RL, RM,
UCRM, RH, FS-RL, FS-RM, S-SMD, or is concurrently proposed to be changed to
one of these Zoning Districts.
The property is currently zoned S-SMD which is permitted to have a PUD applied
to it.
(c) The design of the commercial area is compatible with the overall PUD design
concept and integrated into the development.
No commercial element is proposed.
(d) The existing and proposed infrastructure is sufficient in design and capacity to
support the project with water, sanitary sewer, storm drainage, streets and other
transportation related facilities.
Infrastructure is adequate to serve the site. Water, sanitary sewer, electric, and
storm sewer are all available from South 4th Street.
(e) The PUD Master Plan includes interconnected pedestrian and bicycle circulation
routes to the surrounding areas and within the development.
Sidewalk connections are provided from the front doors of the north row of units
facing South 4th Street to the public sidewalk along South 4th Street. A sidewalk on
the north side of the private street connects to a sidewalk along the entrance of the
site that connects to the South 4 th Street sidewalk which provides access for the
residents in the south row of units to connect to the public sidewalk along 4th Street.
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(f) The proposed PUD Master Plan is consistent with the requirements of this
ordinance and all deviations, exceptions, and limitations stated on the Master Plan
are clear, identifiable, and necessary in support of the design concept and the
purpose statements of the overlay.
The applicant’s narrative and Major Site Development Plan illustrate the requested
deviations. Compatibility standards for granting deviations are met.
(g) The proposed PUD Master Plan is in harmony with the purpose of the overlay.
A Major Site Development Plan was submitted in lieu of a Master Plan. The site
plan illustrates the layout of the proposed homes, private streets and pedestrian
connections.
(h) Findings for approval of a Master Plan with a PUD Overlay rezoning may be
deferred, when the City Council initiates a property rezoning.
Not applicable.
REZONING BACKGROUND:
Legal Description. Clarks Subdivision Outlot A Parcel G, Lots 2-6
Current Zoning and Land Use. The property is currently zoned South Lincoln Mixed
Use District (S-SMD) and previously contained detached single-family dwellings. It is now
vacant.
Surrounding Zoning and Land Use. Land uses that occupy the subject property and
other surrounding properties are described in the following table.
Direction from Subject
Property
Existing Primary Land Uses and Zoning
Districts
Subject Property Vacant – South Lincoln Mixed Use (S-SMD)
North Single-Family & Small Apartment Residential – South Lincoln
Mixed Use (S-SMD)
East Single-Family & Apartment Building — South Lincoln Mixed
Use (S-SMD)
South Apartment Building — Residential High Density (RH)
West Single-Family & Apartment Building — South Lincoln Mixed
Use (S-SMD)
Ames Plan 2040. The Ames Plan 2040 Future Land Use Map designation for the property
is Redirection (Redir) (see Attachment E- Future Land Use Map Excerpt). Plan 2040
describes the designation as focused on evaluation of development and redevelopment
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options for the broad area, likely requiring a sub -area or neighborhood plan. This was
previously done in 2003 for this area, but the area is planned for reevaluation in the future
of the old plan meeting future needs. In the interim current zoning applies.
Attachment F includes the excerpt of Plan 2040 for the Redirection designation, including
a full description of characteristics.
Proposed Zoning. The S-SMD zone is intended to accommodate attached townhomes
and to serve as a mix of residential styles and densities along with some limited mixed
use commercial development. The zone allows detached and attached single -family
homes, two-family dwellings, and apartments of 18 units or less.
Infrastructure. Infrastructure is available to serve the site. Extensions of water and
sanitary sewer mains onto the site from South 4th Street will occur with the development.
All streets are proposed to be private.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1. The subject property is owned by JJR Holdings, LLC and SRM Holdings, LLC. The
rezoning request applicant statement is included as Attachment B.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map.
3. The proposed rezoning is consistent with the designation of Redirection as identified
on the Ames Plan 2040 Future Land Use Map.
4. The proposed rezoning to a PUD with S-SMD is consistent with the surrounding area
where the primary development type is a mix of single -family residential detached,
attached and apartments. The townhome design fits into this variety of styles.
5. The Major Site Development Plan (MSDP) will be the controlling plan for development
of the site upon approval of the PUD. Densities and perimeter setbacks prescribed the
S-SMD base zone will be met.
6. The rezoning includes a PUD Overlay that allows for flexibility in design standards and
uses. The findings for a PUD Overlay support the intent of the MSDP in its
arrangement of uses, clustering, and preservation of open space.
7. Infrastructure is adequate to serve the site.
Public Notice. The City provided mailed notice to all property owners within 400 feet of
the subject property and placed a sign on the property, prior to the Planning and Zoning
Commission meeting in accordance with the notification requirements of Chapter 29.
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MAJOR SITE DEVELOPMENT PLAN CRITERIA
The PUD requires a site plan approval for development, which is typically a Major Site
Development Plan that sets building types, site development features, and deviation
allowances.
When acting upon an application for a Major Site Development Plan approval, the
Planning and Zoning Commission and 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 (Ames Plan 2040),
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 downstream property.
The Public Works Department has reviewed the proposed development and
stormwater. It has satisfied this requirement through the use of Best Management
Practices to slow the rate of runoff and direct runoff to City storm sewer infrastructure.
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.
Existing water, sanitary sewer, and electric services are adequate to serve the site. A
sanitary sewer main and water main are in place along South 4 th Street. The sanitary
sewer will be extended into the site from the connection point at South 4 th Street and
extended underneath the private streets to serve the units. Water service will extend
from the north side of South 4th Street near the access to the site south into the site
along the private street and then east-west along the private street to serve the units.
Electric is in place on the west side of the site and can be easily extended eastward
along the private street to serve all units.
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. The access into the
site and private street design meets access and circulation standards for fire
apparatus.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
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Stormwater runoff will be directed to City storm sewers. Retaining walls will be used
on the southwest, and southeast sides of the site to stabilize slopes. Best
management practices to slow the rate of runoff from the site will also be employed.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
The site is mostly flat except for near the far southeast and southwest corners.
buildings are placed on site to take advantage of the flat terrain. Retaining walls will
be designed near the far southwest and southeast corners of the site to stabilize the
grade as necessary at the corners.
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 site will have one access off South 4th Street leading into the subdivision in the
middle of the site. A sidewalk will be provided on the north side of the east-west portion
of the private street leading to the north along the east side of the private street
connection to South 4th Street.
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.
Each unit will have individual trash collection.
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 site will have one access off North Dakota and turning movement diagrams were
submitted to show that left turns into and out of the site would not cross into the turn
lane at Lincoln Way and North Dakota.
9. Exterior lighting shall relate to the scale and location of the deve lopment in
order to maintain adequate security, while preventing a nuisance or hardship to
adjacent property or streets.
Streetlights are proposed along the interior private street in 3 locations. Also the
entrances on the south side of the north row of u nits and the north side of the south
row of units facing the private street have small lights near the doors for entrance
lighting. All lighting plans have been reviewed to ensure that output limitations have
been met.
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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 will not create any air pollution, nuisances, dust, odor,
glare, or noise disturbances.
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 proposed building height is two stories. Architectural features such as the roof
line and the covered stoops associated with the north units give the appearance that
of one that can be expected form detached or attached single -family homes in the S-
SMD zone. The façade meets both the S-SMD standards as well as the PUD
standards. Larger buildings in the form of apartments exist nearby and on neighboring
property in the area. The addition of the townhomes adds a smaller scale of housing
between single family and apartment styles. The PUD includes deviations from
setbacks that can be seen to be justified due to the façade and design aesthetic as a
single family attached home in the neighborhood.
APPLICABLE SUBDIVISION LAW
The laws applicable to this Preliminary Plat Subdivision include, but are not limited to, the
following: (verbatim language is shown in italics, other references are paraphrased):
Code of Iowa Chapter 354, Section 8 requires that the governing body shall determine
whether the subdivision conforms to its Land Use Policy Plan.
Ames Municipal Code Chapter 23, Subdivisions, Division I, outlines the general
provisions for subdivisions within the City limits and within two miles of the City limits of
Ames.
Ames Municipal Code Section 23.302(3):
(3) Planning and Zoning Commission Review:
(a) The Planning and Zoning Commission shall examine the Preliminary Plat, any
comments, recommendations or reports assembled or made by the
Department of Planning and Housing, and such other information as it deems
necessary or desirable to consider.
(b) Based upon such examination, the Planning and Zoning Commission shall
ascertain whether the Preliminary Plat conforms to relevant and applicable
design and improvement standards in these Regulations, to other City
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ordinances and standards, to the City’s Land Use Policy Plan, and to the City’s
other duly adopted Plans.
Ames Municipal Code Section 23.302(4):
Planning and Zoning Commission Recommendation: Following such examination and
within 30 days of the regular meeting of the Planning and Zoning Commission at which a
complete Application is first formally received for consideration, the Planning and Zoning
Commission shall forward a report including its recommendation to the City Council. The
Planning and Zoning Commission shall set forth its reasons for any re commendation to
disapprove or to modify any Preliminary Plat in its report to the City Council and shall
provide a written copy of such reasons to the developer.
Public Notice. Notice was mailed to property owners within 400 feet of the subject site
and a sign was posted on the subject property.
Private Street Design Standards
Ames Municipal Code Section 23.403(16):
City Council may approve private streets and alleys as part of a Subdivision. Private
streets and alleys are subject to the following requirements:
(a) The proposed private street serves as access to a cluster or small group of housing
units and is not intended for use by through traffic. Private streets and alleys may
also serve as access to townhouse-style developments.
(b) (b) The proposed private street or alley is designed and constructed such that it
meets or exceeds Iowa Statewide Urban Design and Specific ations (SUDAS)
standards and the City of Ames supplement design standard requirements
regarding, pavement profile, base, and drainage. The typical private street and
alley will have a minimum design life of 30-years.
(c) (c) Verification of finished construction according to approved plans by the
engineer-of record or other qualified engineer.
(d) (d) Responsibilities for maintenance, upkeep, and snow removal, are established
through a legally binding instrument.
(e) (e) A permanent easement for shared access and emergency vehicle access is
recorded.
(f) (f) The design and layout of the private streets and alley shall address the following:
(i) Street width to allow for two-way traffic.
(ii) Fire access and turnaround requirements as required by the Ames Fire Code.
(iii) For developments of six or more single-family detached or attached dwellings
along a block face, provides on-street parking spaces similar to the spacing
included on a public street or provides for guest parking bays within common area.
(iv) Sidewalks along the street or other pedestrian circulation system
improvements connecting to front doors of homes.
(v) Street tree planting plan.
(vi) Lighting plan.
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The City Council may modify the private street requirements when the street serves non-
residential development or apartment dwellings; however, Section 23.403(16)(d) shall still
apply.
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