HomeMy WebLinkAboutA002 - department report CITY OF ROES
DEPARTMENT OF COMI NITY DEVELOPMENT
REPORT TO THE PLANNING $ ZONING COMMISSION'
DATE PREPARED: August 28, 1979
MEETING DATE: September 5, 1979
ZONING CASE NO. : Z 79-8
APPLICANT: Iowa State University Research Foundation
STATUS OF APPLICANT: Owner
REQUESTED ACTION: Rezone from A-1 to R-1 with PUD and C-5
LOCATION: Northwest corner of U. S. Highway 30 and Elwood Drive
SIZE: Approximately 21 acres
EXISTING LAND USE: Much of the property is vacant except for three residential
structures.
SURROUNDING LAND USE F ZONING:
North: Agricultural & vacant; A-1
South: U. S. Highway 30, Gateway Center 4 Green Hills; A-1, R-2, C-5
East: Agricultural, Vet Med Facility; A-1
West: Agricultural; A-1
FINDINGS:
Land Use Policy Plan
The Land Use Policy Plan designates this area as being suitable for low density
and medium density residential uses.
Zoning History
The northwest portion of the property is zoned A-1 and in the City. The remainder
of the area is in the County and zoned R-1. A request for annexation of the county
land portion is presently pending recommendation by the Planning & Zoning Commission.
Public Utilities
Water -- 12" line in Elwood Drive
Sanitary Sewer -- 21" line in Worle Creek
Storm Sewer -- N/A
Vehicular Access
Access is provided from Elwood Drive via an unimproved road. That road will be
improved as part of this development.
Physical Characteristics
Vegetation -- The northwest portion of the parcel is heavily wooded.
The remainder of the site has a cover of natural grasses
and small trees.
Terrain -- The parcel is gently rolling in nature with steep slopes
along Worle Creek.
Drainage -- Drainage is generally in all directions onto adjacent
properties.
Soils -- See attached sheet.
Flooding -- No part of the area to be developed is subject to flooding
although sheet flaw may be a problem.
REPORT:
1. At the formal meeting in August, the Commission examined the preliminary
proposal for this development and the comments made at that time have been
incorporated into this proposal. The Commission indicated a basic satis-
faction with the design concept reviewed at that time.
2. The applicant is requesting the following action:
a. Rezoning of the western portion of the subject property from
A-1 (Agricultural) to R-1 (Single-family Residential) . That
area comprises approximately 15.0 acres. The eastern portion
of the property is requested to be rezoned from A-1 to C-5 and
comprises approximately 5.9 acres.
b. Request that the Commission review and make a recommendation
for the PUD/CDP submitted for the R-1 area. The developer is
not requesting any action on the plan for the C-5 area.
3. The Department is requesting the Commission to make two recommendations.
The first recommendation should be an expression of the appropriateness
of the request for R-1 and C-5 zoning districts. The second recommendation
should deal with the adequacy of the PUD/CDP submitted for the R-1 area.
ANALYSIS:
1. Land Use Policy Plan
The LUPP map designates the area proposed for commercial development as
being suitable for medium density residential development, however, the
LUPP text states that major interchanges are appropriate for commercial
usage.
2. Land Use Relationships
The subject property occupies an isolated position with respect to its
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physical proximity to land use characterized by intensive urban develop-
ment. Worle Creek, steep slopes and intensive tree coverage bound the
site on the west and a portion of the site on the north. U. S. 30
right-of-way borders the subject property on the south. Elwood Drive,
a major 4-lane arterial, bounds a portion of the property on the east.
Elwood Drive provides the only public access point to the property.
These boundaries serve as significant barriers and restrict development
contiguous to the site, with the exception of the tract of land lying
directly north of the subject parcel and presently not within the corporate
limits.
This isolation created by physical barriers and limited access to the site
will result in few, if any, land use conflicts at this time. The only
potential conflict at this time may result from traffic noise from the
highway.
3. Environmental Concerns
A. Vegetation
The property is generally covered in trees and natural grasses with
the area being requested for R-1 having the most significant tree
cover. That area, because of the tree cover, is particularly
well-suited to single-family residential development on large lots.
Careful building site location and structure design should result
in a minimal amount of disturbance of the natural vegetation.
The areas proposed for townhouses and the commercial structure are
covered with grasses and small trees. Although development in
these areas would impact natural environment, the impact would be
minimal because of the relatively insignificant scale of the plant
materials in these areas.
B. Terrain
The topography of the site does not appear to be a problem for
development.
C. Drainage
The drainage on the site does not appear to be a problem. The
plan includes an area for a water retention pond to help control
runoff from the site.
D. Soils
The soils on the site should not pose a problem from a development
standpoint with regard to development limitations. Some of the
soils do have a corn suitability rating indicative of prime agricul-
tural land. At this time, none of the area is being cultivated.
It appears that from an environmental standpoint, the most significant
impact will be to the existing vegetation on the site.
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DEVELOREM DESIGN:
Description of Proposed Development:
The proposed development entails a combination of single-family unattached
units, single-family attached (townhouse) units, and commercial office uses.
Approximately 10% of the total site (15% of the PUD) has been dedicated for
public open space. An exact breakdown of the land usage and density of
development is summarized below.
Dwelling Units/
Total Units Acreage Acre
Planned Unit Development 37 12.4 3.0
- Single-family Detached 13 9.8 1.3
- Single-family Attached 24 2:6 9.3
- Road Right-of-Way 1.5
- Future Road Right-of-Way .3
- Dedicated Open Space .8
Planned Commercial Office
Development 5.9
TOTAL ACRES 20.9
PUD Plan
The proposed PUD plan provides for the lowest density in the area with
significant tree cover. This should result in minimal impact on the area
with few trees being destroyed if structures are carefully sited. The PUD
plan indicates a "building envelope" consistent with building setbacks as
required by the zoning ordinance. Buildable area designations will be a
part of the deed restrictions for each lot.
The area designated for townhouse development has been identified only to
the standpoint of indicating the maximum number of dwelling units--24--and
a maximum building height--3 stories or 40 feet. The PUD plan indicates a
general configuration for the structures, but the townhouse structures have
not yet been designed so the actual configuration will be determined at a
later time. Building setbacks will be those setbacks as required by the
R-1 zoning district. As requested by the Commission, a berm and additional
landscaping have been provided to serve as a physical buffer between the
townhouses and the highway right-of-way.
As noted on the PUD plan, the density of the single-family detached area
is 1.33 units/acre (9.8 acres with 13 single-family units) . The density
of the single-family attached area is 9.3 units/acre (2.6 acres with 24
single-family units) . The combined density of the two areas is 3.0 units/
acre (12.4 acres with 37 units) . That overall density does not include
the area to be dedicated to the City and is within the maximum density of
4 units/acre allowable in the R-1 district with a PUD.
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Based on the proposed PUD plan design and the allowable density in the R-1
district, the request for R-1 zoning is appropriate. It is not felt that the
use of the townhouse concept in the R-1 district compromises the intent of
that district. The basic intent of the ordinance is to allow for single-family
units with an average lot area density of 10,000 sq. ft. per unit. In this
case, there are single-family detached and attached units with a minimum overall
density of 10,000 sq. ft. of lot area per unit. Although R-1 development normally
takes the form of a detached structure on a 10,000 sq. ft. lot, the zoning ordinance
does not identify the type of housing unit but only indicates that the units should
be single-family dwellings.
The Department feels that this is basically a good design and depicts a reasonable
and acceptable relationship of land use activities. The approach used whereby the
single-family detached units (low density) are buffered from the Planned Commercial
by the single-family attached units (medium density) is a valid land planning
technique.
DEVELOPW4T CHARACTER:
The basic theme of the proposal appears to be an effort to work with and
use the existing site so as to preserve as much of the natural features
of the site as possible. Thus, if there is a "development character" to
be identified, it would be the relationship of the structures to the natural
features of the site.
From a structural standpoint the character is phased from multi-story commer-
cial structures of a large scale to single-family structures of a smaller
scale. This phasing of structure types creates a development character that
results in a variety of land use types and a compatible relationship
from the standpoint of land use patterns.
LANDSCAPING:
The landscaping as indicated on the PUD/CDP appears to be adequate. A final
landscaping plan must be submitted, reviewed, and approved prior to issuance
of building permits.
PARK DEDICATION:
The dedications as shown on the original plan reviewed by the Commission
included a park dedication on part of Lots 8 & 9 as well as the dedication
shown on the present PUD/CDP as Outlot A. Apparently, Parks & Recreation
Department did not want the dedication which was part of Lots 8 & 9 because
of access and maintenance problems, although access could be from the existing
park immediately north and it doesn't appear that the area would need any form
of maintenance.
VEHICULAR CIRCULATION:
Due to the physical barriers on the north and west and U.S. 30 along the south,
access to the site is provided via Elwood Drive which is a 4-lane arterial.
The single access road is adequate to serve the development and is acceptable
given the transition of land use intensities (planned commercial to single-family
detached units) from Elwood Drive and the relative volumes of traffic associated
with each of these uses. The access road from Elwood Drive should be improved
from its intersection with Elwood Drive.
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The proposed PUD plan provides land for a future right-of-way along the
northern boundary of the subject property between the C-5 area and the
single-family attached units. Thus a second road could eventually serve
the developable land north of Gateway Hills II. This future road would
similarly connect with Elwood Drive and would provide a secondary access
to the development.
The paved width of the street through the development should be increased
from 28' to 31' as required by the Subdivision Ordinance.
RECOMMENDATION:
The Department makes the following recommendations:
1. That the rezoning request for R-1 and C-5 zoning be approved.
2. That the PUD/CDP as submitted be approved with the following
conditions:
a. That a building envelope be depicted for Lot 14.
b. That a landscape plan be submitted, reviewed, and
approved prior to issuance of any building permits
in the townhouse area or Lot 14.
SOIL CHARACTERISTICS
Soil Type: 55
Name: Nicollet Loam
Drainage Class: Somewhat poorly drained
Corn Suitability Rating: 90
Development Limitations: Moderate limitations; somewhat poorly drained; seasonal
high water table
Soil Type: 138B $ 138C
Name: Clarion Loam
Drainage Class: Well drained
Corn Suitability Rating: (138B)-82 ; (138C) - 67
Development Limitations: Slight limitations on less than 9% slopes; moderate
on 9-18% slopes; severe on slopes greater than 18%;
well drained.
Soil Type: 236C
Name: Lester Loam
Drainage Class: Well drained
Corn Suitability Rating: 62
Development Limitations: Slight limitations on slopes less than 9%; moderate on
9-18% slopes; severe or very severe on slopes greater
than 18%; well drained.
Soil Type: 356G
Name: Storden-Hayden Loams
Drainage Class: (Storden Loam - well drained)
Corn Suitability Rating: 5
Development Limitations: Slight limitations on slopes less than 910; moderate on
9-18% slopes; severe or very severe on slopes greater
than 18%; well drained; good bearing capacity.
Soil Type: 5040
Name: Orthents, loamy (cut and fill)
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DESCRIPTION OF GATEWAY HILLS II PLANNED UNIT DEVELOPMENT
The application is for the approval of a planned unit
development of 15.0 acres of property northwest of the U.S.
30 and Elwood Drive interchange, presently known as Beach
Avenue Estates . The development will be a mix of single
family unattached houses on wooded lots and attached townhouse
units . It will become a part of the Gateway Hills Development,
with the goal of providing energy conserving housing that
protects the existing slopes and wooded environment.
Eleven single family unattached homes will be constructed
on lots ranging in size from approximately 15,600 square feet
to approximately '71,400 square feet. These will be in addition
to two single family homes presently existing on the site.
Including the two existing homes, thirteen single -family
unattached house lots will comprise 9.8 acres, making a density
of 1.3 units/acre. Single family unattached lots will have
front, side, and rear yards in conformance with the standards
for the R- 1-6 zoning district. In addition, twenty-four attached
townhouse units will be constructed on one P.6 acre parcel for
a density of 9.2 units/acre. This parcel is not on the wooded
portion of the property. The overall density of all 37 units
on 12.4 acres is 2. 9 units/acre, which is consistent with the
low density residential land use shown in the land use policy
!plan.
Of the remaining 2.6 acres, approximately 1.5 acres .,.ill
be used for the road right.-of-way. This road will lead to a
cul de- sac surrounded by single family unattached homes .
Approximately 0.3 acres will be set aside for a future road
right- of way.
The remaining 0. 8 acres ,•:,ill be dedicated as public open
space. This parcel is on the Worle Creek and adjacent to the
p�.r�: land in the flood plain of Worle Creek dedicated to the
:ity as part of the Gateway Hills development. Access to this
parcel is provided from the development by means of a strip
of lind between t-o single family lots .
AUG, 2, 2, 1979
STATEMENT OF INTENT FOR THE LANDSCAPING OF GAT9`AY HILLS II
The goals for the landscape plan of Gateway Hills II will
he similar to those of Gateway Hills I as expressed in "The
Guidelines for the Gateway Hills. " It will involve creating
a variety of environmental niches, designing plant masses to
aid in energy conservation, and protecting the character of
existing natural areas . The latter of these will be very
important as single family homes will be built in among the
trees . Major trees have been located and tagged and siting
of the structures will be done in such a way as to preserve
these. Other smaller trees on the lots will be moved with a
tree spade and planted elsewhere on the site. The location
of the road has been chosen in such a way as to preserve the
many large oaks in the area, many of which will be in the
center of the cul- de- sac, shading the road and providing
screening.
Plantings for visual screening are also intended on the
attached townhouse parcel. The townhouses can be screened from
the single family homes to the north with an evergreen planting
that will also act as a wind buffer. The view of the U.S . 30
bypass to the south can be effectively screened by a combination
of berms and deciduous trees.
Existing drainage swales will be planted with wet area
grasses and other high-water use plants . These will not only
help use the runoff water on the site, but will also protect
the swales from the increased flow rates of storm water runoff
associated with development. These wetter areas may also
become the basis for various environmental niches clustered
around groupings of native plants .
An important feature of the landscape will be energy
conservation. This includes evergreen barriers to protect
some presently exposed parcels from winter winds, deciduous
plants along south exposures to provide summer shade and
allot, winter sun, care in placing shrubs and understory trees
to allow cooling summer breezes to reach parcels, shading
of the roads to prevent the heating up of these breezes, and
placement of plants near exposed walls to help insulate and
protect the film of still air on the outside walls .
Plant materials will consist primarily of the abundant
native plants available on the site.
AUG 2. 2, 1979,
LEGAL DESCRIPTION (TOTAL TRACT SHOWN IN CONCEPTUAL DEVELOPMENT PLAN)
A part of the N.E. 1/4 of Section 16, Township 83 North, Range ^4
West of the 5th P.M. in the City of Ames, Story County, Iowa ,
containing Outlot V of THE GATM-TAY HILLS an O .P. and a part of
the Subdivision known as BEECH AVENUE ESTATES an O .P. described
as follows :
Beginning at the Southeast Corner of the N.1-1 . 1/4 of the N.E. 1/4
of Section 16, Township 83 North, Range 24 West of the 5th P.M. ,
Story County, Iowa, thence S 89.39103 E 11. 5. 15 feet along the
North line of the South Half of the N.E. 1/4 of said section 16
to the West Right--Of -Way line of Elwood Drive; thence S 00'31102"W
141. 90 feet along the West Right-Of--Way line of Elwood Drive;
thence S 48°4l '22"W 270.6 feet along the Right- Of-Way line ;
thence S 81°- 50152"'ITT 634.35 feet along said Right--Of-Way line;
thence N 81' 35 '53"W 552.35 feet along said Right-Of-Way line;
thence N 62057158"w 152.70 feet along said Right.-Of-Way line;
thence N 61 55129 W 329.25 feet along said Right- Of--Way line;
thence N 63° 48103 "W 18.60 feet along said Right- Of.-Way line ;
thence N 40' 14118"W 103.55 feet along said Right-Of-Way line;
thence N 32° 36113"tip 35.35 feet along said Right--Of-Way line
to the Southwest corner of Outlot V THE GATEWAY HILLS an O.P. ;
thence N 39*09137"E 261.00 feet ; thence N 14031157"E 285.00
feet; thence N 2°31 '57"E 224.00 feet ; thence N 72 1512411E
483.96 feet to a point on the East line of the N.W. 1/4 of said
Section 16; thence S 0"?2149"E 353. 89 feet along the East line
of the N.J. 1/4 of Section 16 to the point of beginning said
tract containing 22. 89 acres. (A bearing of S 89*39103�'E was
assumed for the North line of the S 1/2 of the NE 1/4 of
Section 16, T83N, R24W for the purpose of this description. )
.AUG, 2, 2, 079
LEGAL DESCRIPTION GATEWAY HILLS II PLANNED UNIT DEVELOPMENT
Outlot V of THE GATEWAY HILLS an Official Plat included in and
forming a part of the City of Ames, Story County, Iowa, more
particularly described as follows :
Beginning at the S.E. Corner of the N.W. 1/4 of the N.E. 1/4 of
Section 16, Township 83 North Range '14 West of the 5th P.M. ,
Story County, Iowa, thence N �9'3910311W 712.85 feet along the
South line of the N.W. 1/4 of the N.E. 1/4 of said section 16 to
the north right--of-way line of U.S. Highway No. 30• thence
N 39°09137"E 261.00 feet; thence N 14 31'57"E 285.00 feet •
thence N 2'31157"E 224.00 feet- thence N 72'15 '24 'E 483.9g feet
to the East line of the N.W. 1A of the N.E. 1/4 of said Section 16;
thence S 0022'49"E 853.89 feet to the point of beginning, said
tract containing 9.37 acres.
All that part of the S 1/2 of the N.E. 1/4 of Section 16, T33N,
R 24 T-'est of the 5th P.M. , in the City of Ames, Story County,
Iowa, (also being a part of the subdivision known as BEACH AVENUE
ESTATES an O.P. ) described as follows :
Beginning at the Southeast Corner of the N.W. 1/4 of the N.E. 1/4
Of Section 16, T 83 N, R 24 West of the 5th P.M. , Story County,
Iowa, thence S 89"39'03"W 21.5.00 feet along the North line of the
S 1/2 of the N.E. 1/4 of said Section 16; thence S 0�00'E 394.65
feet to the Right-Of- Way line of U.S. Highway No. 30; thence
N 81° 35 'S '1W 03.09 feet along the Right-of- Way line; thence
N 6 � i�
257'5 1-1 152.70 feet along said Right.-Of--Way line; thence
N 61° � 5 '29"W 329.25 feet along said Right -Of--Way line; thence
N 63� 8'03'lW 18.60 feet along said Right--Of-Way line; thence
N 40' 14 ' 1$"W 103.55 feet along said Right--Of.-Way line ; thence
N 3?036 '13"W 35.35 feet along said Right -Of--Way line to the
Southwest Corner of Outlot V of TIE GATEWAY HILLS an O.P. ; thence
S 89'39'03"W 712.85 feet along the South line of Outlot V of
THE GATEWAY HILLS an O.P. to the point of beginning, said tract
containing 5. 15 acres. (A bearing of S 89039103"W was assumed
for the North line of the S 1/2 of the N.E. 1/4 of Section 16,
T 83 N, R 24 West of the 5th P.M. , for the purpose of this
legal description. )
FILE
Cil Y CILRK
-AUG, 2, 2 1979