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12.16.2021 FINAL REVISED COMP PLAN CC 2018 City of Ammon Comprehensive Plan 6. In certain limited locations, parks reflect natural features or limitations to development. 7. Development on the foothills is generally proposed to be lower density; therefore, residential th densities generally decrease further from regional commercial land uses and 25 East. Densities decrease as one travels farther from commercial land uses. 8. Residential densities are predominantly less than four units per acre. IGURE ECOMMENDED AND SE ATTERNS AT THE NTERSECTION OF AJOR AND F 3. R LU P I M INOR RTERIAL TREETS M A S . 1. In new developments, density declines as development moves further away from arterial and collector streets, with higher densities transitioning to lower densities. 2. Recognize natural features, such as topography, floodplains, drainage areas, and wildlife corridors, may be amenities to development and may be used to enhance the community and neighborhood (Figures 4 and 5). 3. Encourage completion and submission of site analysis, including topography, hydrology including water table, soil suitability, drainage patterns, slope and similar natural features, prior to submission of preliminary development designs. 4. Protect life and property from natural hazards through, but not limited to, identification of such areas, open space and park plans and acquisition, reduction of densities in such areas, and enforcement of construction codes. 5. Preserve and protect the major transportation corridors in Ammon and enhance the experience of the visitor and resident by ensuring such corridors are attractive and inviting. 6. Protect the public investment in major transportation corridors through land use decisions which discourage strip commercial development; discourage mid-block commercial uses except on designated arterial roadways; require, when necessary due to anticipated traffic demand, traffic studies and related improvements; control highway access; and use landscaping to beautify as well as control traffic movement. 22 Adopted by 2018-005R. Amended by Resolution Nos ________. 2018 City of Ammon Comprehensive Plan This sketch illustrates one approach to steep slopes and a floodplain. The private lots encompass a portion of the steep slopes and are partially covered with a no-build easement. The floodplain may be owned and included as a part of a platted lot with a no- build easement within the floodplain portion, in common by the homeowner association or is a natural park owned by the city. Another approach is to extend the lot lines to the stream and encompass the steep slopes and the floodplain within the no-build easement. SOURCE: Based on Figure 25 from Land Development 2 . IGURE NE PPROACH TO AND SE SSOCIATED WITH TEEP LOPES AND LOODPLAINS F 4. O A LU A S S F . 7. Recognize the benefits of different residential street layouts and encourage the use of the one which is most beneficial to the public in the proposed location. Grid layouts disperse local traffic, enhance walkability, and connect neighborhoods. Circular street layouts reduce costs for construction and maintenance, reduce the amount of impermeable cover, discourage through traffic, and encourage layouts which protect sensitive lands. Cul-de-sacs share the benefits of circular street layouts but should be used only when staff, Planning and Zoning and the City Council agree it to be in the best interest of the residents. Cul-de-sacs, while providing benefits, also provide significant issues when considering parking and snow removal. 8. If developments are constructed with circular street layouts or cul-de-sacs, pedestrian pathways should be provided to ensure neighborhood connectivity and to ensure convenient pedestrian access to schools, parks, and open space. Such paths might also provide access to small commercial facilities needed for daily goods. 9. Encourage infill development to ensure development is compact, economic and efficient. 10. Establish land use patterns which build on existing water and sewer facilities. 11. Link homes, schools, parks and shopping areas with bicycle and pedestrian paths. Consider using sensitive lands in such linkages. 12. Continue to require adequate storm water management for new development and explore methods to safely allow multi-use of such facilities. 23 Adopted by Resolution 2018-005R 2018 City of Ammon Comprehensive Plan F IGURE 5. T WO DIFFERENT APPROACHES TO ADDRESSING STEEP SLOPES AND A FLOODPLAIN. 24 Adopted by 2018-005R. Amended by Resolution Nos ________. 2018 City of Ammon Comprehensive Plan 13. Develop site and design review standards to increase depth of yards adjacent to major streets and railroad. Encourage design treatments such as building orientation, height limitations, fencing, and landscaping to reduce land use conflicts, especially adjacent to major streets, the railroad, or heavier commercial and industrial areas. 14. To ensure open space on sensitive lands or to reduce conflicts with neighboring land uses, consider encouraging clustering of homes. Clustering reduces the cost of site preparation, provision of streets and utilities, and maintenance of streets and utilities. Housing clusters of 40 to 80 homes are safer for residents and offer the developer an economic unit. 15. Locate commercial and higher density residential uses at or near intersections of major roads, provided the layout of such uses allows sufficient land for safe ingress and egress not interfering with traffic flow near intersections. 16. Explore the development of a tech/research park to increase employment opportunities in Ammon. 17. Encourage land uses which generate major traffic to locate near major and minor arterial streets, provided the design of such uses reduces the impact on the street system by controlling access. 18. To retain the rural nature of Ammon, discourage lot splits in established subdivisions and protect existing farm operations from land use conflicts with proposed developments. The policies by land use categories found on the future land use plan are as follows: High-Density Residential 1. The maximum density for high-density residential is twenty dwelling units per acre. 2. High-density land uses are proposed adjacent to or near major arterial roadways and commercial areas. High density developments not located near an arterial roadway are not recommended. 3. High-density residential uses should be located within walking distance of commercial developments. 4. High-density residential uses offer flexibility in design. Parking, garages, storm water retention areas, landscaping, outdoor amenities, and larger yards can be used to buffer the dwelling units from the noise of neighboring land uses. Such buffering techniques should be encouraged in new high-density development. 5. Developments built at these densities should be walkable and, when available, can be served by transit. Site design should ensure such developments have walkways which connect housing with neighboring uses such as shopping areas, offices, schools, churches, and public facilities. 6. High-density developments that do not provide walking access to essential amenities, such as grocery stores and retail establishments, are not recommended. 7. A mixture of housing types should be encouraged that may include, walk-up buildings, twin homes and/or duplexes, town homes and/or row houses, and condominiums and/or apartments within one development which broadens the occupant mix, fosters a neighborhood environment, and reduces the monotony of multiple buildings of the same exterior design and scale. If done on a smaller scale or mixed, different housing types do not overwhelm one another. 25 Adopted by Resolution 2018-005R 2018 City of Ammon Comprehensive Plan 8. To create a walkable neighborhood, destinations should be within ¼ mile or five minutes walking time, sidewalks in residential areas should be at least five feet in width and wider in commercial areas, sidewalks should be separated from public roadways by a six to seven-foot wide planting strip, and vehicle speeds should be 15 to 25 MPH. Traffic calming measures such as narrow traffic lanes, gateways, landscaping, and corner flares also create a pleasant environment. 9. High-density residential should be located near or provide for transit pickups as they are available. As high-density developments are created in the City, there should be a review of the current transit stops for the potential of offering pickup on site or near the high density developments 10. Clustering buildings also offers the ability to buffer dwellings from major roads and neighboring land uses as well as offering an opportunity to create open space on sensitive lands. 11. Each living unit in a high-density residential development should be individually platted to encourage howmeownership. Medium High Density Residential 1. The maximum density for medium high density is twelve dwelling units per acre. 2. Apartments and town houses offer flexibility in design. Parking, garages, storm water retention areas, landscaping, fencing, outdoor amenities, and larger yards can be used to buffer the dwelling units from the noise of neighboring uses. Such buffering techniques should be encouraged in proposed medium high-density development. 3. Clustering buildings also offers the ability to buffer dwellings from major roads and neighboring land uses as well as offering an opportunity to create open space on sensitive lands. 4. As with high density, medium high-density developments should be located near or provide for transit pickups as they are available. 26 Adopted by 2018-005R. Amended by Resolution Nos ________. 2018 City of Ammon Comprehensive Plan 5. Convenient pedestrian access should be available through the development and to schools, parks, and neighborhood commercial uses. Medium Density Residential 1. The maximum density is four units per acre. Low-Density Residential 1. The maximum density is 6.0 units per acre for detached housing. 2. East of 45th East the maximum density shall be 4.0 units per acre. 3. Low-density residential may consist of single-family detached homes on larger sized lots with wider side yard setbacks. Low density may also consist of single-family detached homes on smaller lots as well as single-family attached twin-homes. Other creative solutions may exist in low-density developments, provided the maximum density is not exceeded. Often homes built at such densities will be a buffer between residential developments of higher densities and single-family homes on large lots or will be located on entrance ways to residential subdivisions. Institutional Uses (Schools and Churches) 1. Institutional uses such as elementary schools and churches should be located in residential neighborhoods on collector streets. Secondary schools should be located near minor or major arterial streets. 27 Adopted by Resolution 2018-005R