HomeMy WebLinkAboutA004 - Planning and Zoning Commission recommendation on rezoning and approval of PUD City of AMES, Iowa
50010
Department of Community/ Development (515) 232-6210
Patrick J. Switz Jr., Director
I
November 15, 1979
Honorable Mayor and Members of Council
Administration Building
Main $ Pearle Streets
Ames, Iowa 50010
Re: Request by C $ B Investments to
rezone property from A-1 to R=1,
to approve a CDP, and to approve
a PUD located north of Top-0-
Hollow and west of Hoover Avenue
extended (also known as Stone
Brooke Subdivision) .
Honorable Mayor and Members of Council:
The Planning $ Zoning Commission, during its regular meeting on November 7,
1979, considered this request and adopted the following motion relative to
rezoning which was approved by a 5 to 1 vote (with Whetstone voting nay and
Kahler absent) :
To recommend to City Council that the property be rezoned to R-1
from A-1 because it is in conformance with the Land Use Policy
Plan.
With respect to the request for approval of the CDP, the Commission failed
to adopt the following motion for approval by a vote of 3 to 3 (with Whetstone,
Zingg, and Manatt voting nay and Kahler being absent) :
That the CDP as presented for this subject property (with modifications
as seen tonight) be recommended for approval.
Inasmuch as the Commission failed to approve the CDP, no motion was entertained
to consider the PUD plan. i
I�
1
Division of Planning Division of Permits and Inspections
Ronald R. Wooldridge, Chief Planner John J. Luchan, Building Official f
Combining Education and Industry with Hospitcdity
Honorable Mayor and Members of Council
November 15, 1979
Page Two
Please find attached a copy of the Department's staff report on this matter
for your review.
Respectfully,
Patrick J. , r.
Director of Community Development
PJS:pr
cc: Terry Sprenkel
Arnold Chantland
Esther Whetstone
John Luchan
Ron Wooldridge
Dean Brennan
/ CITY OF AMES
DEPARTMENT OF COM'IUNITY DEVELOPMENT
REPORT TO THE PLANNING & ZONING COMMISSION
DATE PREPARED: November 1, 1979
MEETING DATE: November 7, 1979
ZONING CASE NO. : Z 79-5
APPLICANT: C & B Investments
STATUS OF APPLICANT: 0,,;ner
REQUESTED ACTION: Rezone from A-1 to R-1; Approval of PUD plan and CDP
PURPOSE FOR REQUEST (as stated by Applicant) : Development of a townhouse
project (single-family dwelling) under the Planned Unit Development
(PUD) provisions of the Ames Zoning Ordinance
LOCATION: North of Top-0-Hollow Road and west of Hoover Avenue extended
SIZE: Approximately 66 acres in rezoning request; 70 acres in PUD/CDP
EXISTING LAND USE: A portion of the property is presently cultivated and
part is in the natural state.
SURROUNDING LAND USE & ZONING:
North: Agricultural , natural area; A-1 (county zoning)
South: Residential ; R-1 (single-family residential )
East: Residential , natural area; R-1 (single-family residential )
West: Residential , agricultural ; R-1 & A-M (county zoning) , R-1 (single-
family residential ) , R-1 & A-1 (county zoning)
FINDINGS:
Land Use Policy Plan
The Land Use Policy Plan designates the area as being suitable for low
density residential development.
Zoning History
Most of the property is located outside the corporate limits and is zoned
A-1. The area within the corporate limits has been zoned R-1 since 1961.
Public Utilities
Water -- 13" line in Top-0-Hollow Road
Sanitary Sewer -- 8" line in Top-0-Hollow ; 12" line located on property
to the east
Storm Sewer -- 36" line from Top-O-Hollow across the property to a
drainageway
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Vehicular Access
Vehicular access is from Top-O-Hollow. There is 600' of frontage on
Top-O-Hollow.
Physical Characteristics
(Please refer to original Annexation Report. )
ANALYSIS:
A: Zoning Request
1. The Land Use Policy Plan designates this area as being suitable for
low density residential development which includes the type of
development permitted in the R-1 district. Thus, this request is
in conformance with the Land Use Policy Plan. The property is
located in the urban service expansion area and utilities are
available to the property, eliminating any need for expenditure
of public funds for extension of utilities to the development
which may take place on this property.
2. The analysis which was included in the annexation report is applicable
to this rezoning request as it applies to the sensitive nature of this
property.
This is a sensitive site for the following reasons:
a. Vegetation: A significant amount of natural vegetation exists
on the site and efforts should be made to preserve as much of
that natural vegetation as possible. The variety and scale of
vegetation may not be significant but taken as a whole the
vegetation is significant. This kind of natural area is not
typical of the Ames community.
b. Topography: The steep slopes to the north and east (some
exceeding 20%) will require special consideration if any kind
of development is to take place on or near these slopes. Because
of the problems encountered when slope areas are developed, any
development on the site should be restricted from the steep slope
areas.
c. Drainage: Storm water runoff may present a very serious problem
and special consideration must be given to a means to solve that
problem. Efforts will have to be made to control runoff and
erosion during construction and once construction is completed,
detention of runoff on site and elimination of possible water
pollutants should be a number one priority.
d. Soils: The soils on this site further reinforce the sensitive
site characteristics. Certainly of concern is the CSR of the
soils on the site and the fact that most of the site qualifies
as prime agricultural land. Thus development, if it is to take
place, should be of a concentrated density so as to maximize the
land use on the prime ag land. It should also be noted that most
of the soils on the site are subject to some form of erosion which
should be considered in preparation of a development proposal for
the site and in the preparation of grading plans and construction
plans.
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e. Hydrology: Any development on this site, and other sites
in the quarry watershed, has the potential of negatively
impacting the lake area of the quarry and thus the aquifer
which helps maintain stream flow in the Skunk River. That
point alone indicates that this property is an ecologically
sensitive area.
f. Flooding: Those areas subject to flooding are sensitive and
should not be developed other than for open space or recrea-
tional facilities which will not be harmed by flood waters.
This area is an ecologically sensitive area not only because of the varied
vegetation and topography of the site, but because of its location within
the watershed of Hallett's quarry. This point becomes even more important
when consideration is given to the fact that a supplemental source of water
will be necessary for Ames in the future, and the water contained in the
quarry is seen as that potential source. Any development in the watershed
of the quarry could negatively impact the water quality of the lake.
Because of the sensitive nature of the property, there is a need for
controls and guidelines to insure proper development of the property.
Although much of the site is considered prime agricultural land and thus
development should be concentrated to maximize land use, limitations on
the number of units per acre is appropriate because of the sensitive
nature of the site. The soils are prone to erosion; there is steep
topography on the site; a significant amount of natural vegetation exists
on the site that ought to be preserved; storm water runoff will present
a serious problem if not handled correctly; and most importantly, the
site has a potential for negatively impacting lake area of Hallett's
quarry. Also, the area in the northeast is in the floodplain.
The R-1 district limits development to a maximum of 4 units per acre.
The area to the south is zoned R-1 and is developed at a density of
3 units per acre. According to the developers, it is their intention
to develop this site at a density similar to the Parkview Subdivision.
Because of the sensitive nature of the area and the low density development
of the surrounding urban area, the R-1 district is probably the appropriate
designation for the site. In conjunction with the zoning, a PUD plan should
be approved before development takes place.
B. Planned Unit Development_
1. Proposed Use
The proposed use is for a residential development consisting of 91
townhousQs, 89 patio homes, and 26 single-family detached lots. The
total acreage is 70.56 acres of which 36.20 (51%) is open space.
(Please refer to PUD' sheets 1-5 for detailed development information. )
2. Land Use Policy Plan
The Land Use Policy Plan designates this area as suitable for resi-
dential development. The Land Use Policy Plan also states the following:
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Goal N1: To preserve the natural environment through a proper
allocation of uses of land to assist in maintaining an ecological
balance between the activities of man and the environment.
Policy Statement N1-2: Areas of natural , scenic, or historic
beauty lend balance, form, and texture to the urban environment.
It is the policy of the City of Ames to preservE the natural
character of stream slopes and valleys, areas of natural beauty,
and historical , geological , and archeological sites of significance
in the Ames area. It is also the policy of the city to protect from
development wet lands and prairie land which support a variety of
native plant and animal life. The development process should not
adversely affect these areas.
3. Land Use Relationships
An important consideration of the development is how it relates to
adjacent land use. The properties to the north, east and viest are
used for agricultural uses and this development should have little
impact-on -those properties, Property -to the south is developed resi-
dentially and residential development of the subject property does not
appear to be inappropriate.
4. Planned Unit Development Design
Before discussing the specific plans for Stone Brooke, it is reasonable
to review the intent of the PUD ordinance and then apply it to the Stone
Brooke plan to determine if the plan is satisfactory. The following list
is taken from the PUD section of the revised zoning ordinance. Although
not adopted, it is not inappropriate to use this list since it can serve
as a guide for PUD development.
(1) Promote and permit flexibility that will encourage a more
creative and imaginative approach in development and result
in a more efficient, aesthetic, desirable and economic use of
land, while maintaining density and intensity of use consistent
with the adopted Land Use Policy Plan.
(2) Provide minimal effect upon adjacent properties and existing
development. To this end, the Planning and Zoning Commission
may make appropriate requirements.
(3) Promote development that can be conveniently, efficiently, and
economically served by existing municipal utilities and services
or by their logical extension.
(4) Promote flexibility in design, placement of buildings , and use
of open space, pedestrian and vehicular circulation facilities,
and off-street parking areas in a manner that will best utilize
the potential of sites characterized by special features of
geography,, geology, topography, size or shape.
( 5) Provide, where it is shown to be in the public interest, for
the preservation of historical features and such natural features
as streams, drainageways, floodplains, ponds/lakes, topography,
rock outcroppings, unique areas of vegetation, stands of trees
and other similar natural assets.
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(6) Provide for more adequate recreational facilities and other public
and common facilities than would otherwise be provided under con-
ventional land development.
(7) Provide for the enhancement of the natural setting through care-
ful and sensitive placement of man-made facilities and plant
materials.
Applying this list to the Stone Brooke PUD, the following comments are
being made regarding the concept and design.
(1 ) PtLomote and pehmit 6Zex,ib.i P ity that wi U encourage a more ch eat,ive
and imaginative approach .in deve-opment and nesutt .in a moAe
e�6ic lent, aesthetic, dni)Lab2e, and economic use o6 .hand, whift
maintaining density and intensity o6 use consistent with the adopted
Land Use Po.ei c y P.Lan.
The land use density as proposed for this development is consistent
with the Land Use Policy Plan. The LUPP designates the area as
suitable for residential development. Through use of the PUD, the i
developer is given the opportunity for flexibility of design including
housing type, lot size, yard requirements, and building heights. This
approach has allowed the developer to place structures on
approximately 50% of the site and leave the remaining 50%
as open space.
(Z) Ptw vide mi n.i.mat e6 6 ect upon adjacent pnopenti es and existing
deveeopment. To this end, the PYann.ing and Zoning Commission
may maze appno pt i.at e nequiAementz.
Since much of the land adjacent to Stone Brooke is not developed,
the effect on adjacent properties is difficult to ascertain. The
most serious impact could result from additional runoff from this
development onto adjacent properties. The developers of Stone
Brooke have indicated that all storm water runoff will be retained
on site which should minimize that potential impact.
The proposal provides for natural open space areas along the north,
east, and south property lines. These open space areas will pro-
vide some physical separation between this development and adjacent
properties. There is no open space buffer along much of the west
property line and although there may be no immediate effect, the
proximity of development to the property to the west may eventually
be a determining factor for the type of development which takes place
on that property.
The area south of this PUD is developed and the property owners in
that area have expressed their concern regarding the impact that
development will 1tive on their properties. There is a 50' open
space/buffer area provided along the south property line. Since
the density character of the PUD is different than the density of
the existing development to the south, it may be necessary to provide
a larger. open space/buffer area so as to make a more satisfactory
density transition.
(3) Promote development that can be conven.ientty, e66 c-ientty, and
eco nom,icae ly s eAv ed by ex izt i.ng munic tpa e utititim and s eAv.ices
on by theilc togicat extension.
This development can be served by the existing utility systems in
the area. One expenditure for which the City will be responsible
will be sharing the cost of extension of the sanitary sewer trunk
line along the north property line of this PUD. In that case, the
City will pay for any costs in excess of the cost for a 8" sewer
line.
(4) Promote 6texibit ty in design, ptaeement os buitdi.ngs, and use os
open space, pedestkian and veh.ieutatc ciAcutati_on Sacititi_es, and
oss-st,.eet patek.ing areas .in a mannek that wi.Q,Q beat utit i.ze the
potenti.at o6 z teb ehakacteAized by 6peciat JeatuAm o6 geography,
g eotog y, to pogtLaph y, size oh shape.
By using the PUD approach, the developer has been given the oppor-
tunity of design flexibility. To that end, a variety of housing
types as well as clustering of housing units has been used in the
design. This flexibility has also allowed for the use of open
space areas to serve as connectors between various parts of the
development and to buffer this development from adjacent areas.
The design- takes advantage of special site features,- particularly- -
topography. This is accomplished through location of streets and
by placement of structures. The placement of structures in various
areas of the site allows for structures to be built into the
slopes or located in such a way so as to take advantage of an off-
site view.
(5) Pnov.ide, whvLe it is shown to be in the pubf i c .interest, Son the
p4e3 ehvation o6 h iztoh i.Cat Seatunes and such natwra,P Seatunes as
stheams, dAainageways, 4toodptaim, ponds/.-apes, topography, hock
outcAoppings, unique ateeas os vegetation, stands os trees and others
stmiZan notutat assets.
The most significant natural feature of the site is the large open
space area located in the northeast corner of the site. This is
basically a non-developable bog area which is interconnected with
the Hallett's watershed quarry. This area will be preserved as
permanent open space and will be used as a detention area for storm
water runoff. This area can certainly be considered a unique natural
feature of the site.
The second most significant natural feature of the site is the area
of natural vegetation located in the southeast corner of the site.
Although this is a unique area of vegetation, only a remnant of the
area will remain once the development is constructed. The area 's
uniqueness does not preclude development of this area and the
developer intends to construct units in the area. The developer
has indicated that most large trees in the area will be preserved,
yet the unique character of the area will be disturbed and possibly
destroyed.
A better design solution may be the removal of some of the units
from the natural area in the southeast corner of the development
in order to preserve more of that area. This solution has been
suggested to the developer and that suggestion has been disregarded.
(6) P&ov.cde Son mope adequate necAeati.ona e Sae.i.Ut i.eb and others pubf-ie
and common Sac i�es than wowed othv oiz e be p.,LDv.ided under con-
venti.on.ae .eand devee.opment.
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The PUD approach allows for the developer in this case to provide
more recreational and common facilities than would probably be
developed in a conventional subdivision. Since the bog area in
the northeast corner is not developable, that area would be provided
as open space in one form or another. Thus, that area cannot be
included as open space above that which would be provided in a
conventional development.
The development will provide a swimming pool , tennis court, and
club house located in the south central portion of the development.
This area as well as the common open space areas and oralkways pro-
vide more facilities than would otherwise be provided in a conven-
tional development.
(7) Pnov.ide Son the enhancement os the natwcat setting through cahesut
and sensitive ptacement oS man-made Sacititi.ea and pf-ant matexi.at6.
This proposed development will preserve the natural bog area in
the northeast corner of the site. The only changes will be the
trails through the area and the occasional inundation caused by
storm water runoff from the development. The developer intends
to plant prairie grasses so the area may be enhanced to the
point that it will be returned to a natural state as it was
prior to agricultural development.
The remainder of the site is going to undergo a change because
of the need to grade for streets and building sites. It is
doubtful that the area will be enhanced by the construction of
streets and structures. The uniqueness of the site will be
destroyed and only remnants of the existing vegetation will remain.
5. Density Consideration
The developer has requested R-1 zoning for the subject parcel . Use of
the PUD allows the developer to have a maximum density of 280 units (70
acres x 4 units/acre) . The proposal includes 206 units which result in
a density of 2.9 units per acre (206 units i 70 acres) . That density is
within the limits established for the PUD in the R-1 zone.
In computing the density, the developer has included approximately 23
acres of land that is not developable (an allowable practice, according
to the zoning ordinance) . If the density is determined based on the
amount of developable land--47 acres--the density is 4.4 units/acre which
is in excess of the allowable PUD density for the R-1 zone. (This
information is included because it is frequently requested by Commission
members. )
The density as proposed is relatively low and generally conforms to the
density of the residential development in the general area. Yet, residential
development in the area was not developed on property with such a sensitive
and unique ecosystem. As has been pointed out in the annexation report
and the rezoning report, the site is sensitive and any development pro-
posal needs to be carefully examined. The concern for the sensitive nature
of this site and other properties in the vicinity of the quarry prompted
the County and City Planning & Zoning Commissions to request a study of
the entire quarry watershed. The primary purpose of that study is to
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establish development guidelines for development of sensitive areas such
as this site. That study won't be complete until January, 1980, and thus
the development guidelines for this area have not been prepared.
6. Homeowners' Association
A homeowners ' association will be established which will own and maintain
the open space areas and the recreational facilities. The developer has
not indicated whether the bog area will be dedicated to the City, but it
is their intention at this time for the homeowners' association to retain
ownership.
7. Landscaping
The landscape plans as shown use groupings of plant materials at the
building edge to effectively identify entry areas and to screen and
separate private outdoor space. Smaller groupings at lot perimeters
of the townhomes and patio home clusters wil_1 define -the private °lot/ -- `public open space interface, without creating a "wall" between the two.
These plans show an average plant material count as follows:
Townhomes - Grouping of 2
Overstory 8
Understory 7
Conifers 4
Shrubs 100f
Patio Homes - Grouping of 2
Overstory 9
Understory 2
Conifers 3
Shrubs 100f
Single Family
Overstory 6
Understory 3
Conifers 15
Shrubs 851
8. Internal Traffic Circulation
The entrance street to the development is a boulevard with two 22'
lanes separated by a 20' median strip. This street narrows to a 60'
right-of-way as it forms part of an internal loop system. There are
four cul-de-sacs--three off the entrance street and one off the internal
loop that serves the residential lots. All traffic must enter and leave
the development via the entrance street.
Provision is made for connections with any development which may take
place to the west via two streets. The northernmost street will serve
several single-family attached lots, while the other connection is a
stub to be built later when the need arises. This stub should be moved
farther south for better spacing to serve the area to the west. In
addition, this stub should be improved to the western edge of the
development.
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It is the intention of the developer to develop this site in phases.
In the initial stage, the entrance road serving the single-family lots
and the two cul-de-sacs off this road will be constructed. Completion
of the entire development will take about ten years.
9. External Traffic Impact
The proposed Stone Brooke development will have an impact on the sur-
rounding traffic network. Top-O-Hollow Road, Bloomington Road, and
Hoover Avenue will be most directly affected.
Access to and from Stone Brooke is from Top-O-Hollow at the point
where Bloomington Road angles into Top-O-Hollow. The roadway is 45'
wide on Top-O-Hollow and on Bloomington Road. Bloomington Road is
completed as far as Hoover Avenue. In the 1995 Transportation Plan,
Bloomington Road is shown as being extended to Grand Avenue. However,
no work is scheduled to begin on this project until after 1985 as the
project is not a part of the 1980-85 Capital Improvements Plan. At
this time, it is anticipated that much of the traffic will move along
Bloomington Road to Hoover Avenue and then proceed south, or east or
west from Hoover.
10. Parking
A minimum of two parking spaces per unit will be provided on each lot.
There are additional parking spaces provided on Ridgetop Court and at
the end of Ridgetop Road. The PUD plan should include a minimum front
yard setback of 20' so as to provide adequate space for a car to be
parked and not hang over the sidewalk.
11. Soil Erosion
No soil erosion control plan has been submitted and because of topography
and soil conditions, a soil erosion problem could be created as a result
of construction. In order to prevent siltation of adjacent streams and
the quarry, an erosion control plan should be submitted, reviewed and
approved by the Public Works Department before construction will begin.
12. Neighborhood Participation
The Top-O-Hollow Neighborhood Association has met with C & B Developers
at least twice to discuss this proposed PUD. The members of the Associa-
tion present have expressed the following concerns:
1. The density is too high for the area and because of the sensitivity
of the site, fewer units should be constructed.
2. More of the natural area of vegetation in the southeast corner of
the property should be preserved.
3. Development will exacerbate the storm water runoff problem in the
area.
4. A problem may arise regarding the fact that there is only one access
to the property.
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C. Conceptual Development Plan
The CDP is in conforinance with the PUD and if the PUD is approved the CDP
should be approved with appropriate changes and stipulations as identified
for the PUD Plan.
RECOMMENDATION:
The Department of Community Development recommends that this agenda item be
tabled for the following reasons:
1. The Department met with the developers previous to submittal and
requested certain changes in the southeast portion of the site.
Those changes would have provided more open space and resulted in
a net loss of approximately 10-15 units overall . The Department
felt that suggestion was reasonable and would like to see it implemented.
2. A number of concerns of the Neighborhood Association have- not been
resolved to the satisfaction of the Association. A precedent has
been established in the case of the Green Hills development and the
Clear Creek Addition whereby the developer and neighborhood association
have been asked to try and reach some form of compromise.
3. Because of the complexity of the proposal , including the amount of
material included in this report as well as other information which
will undoubtedly be presented at the Commission meeting, the
Commission members may be hesitant to make a recommendation to the
City Council at the meeting on November 7. Tabling this proposal
would allow for additional review time for the Commission members.
REQUEST FOR PUD APPROVAL:
APPLICANT: C & B Investments--"Stone Brooke"
LOCATION: North of Top-O-Hollow, west of Hoover Avenue extended
P & Z MEETING: November 7, 1979
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Mayor and City Council S.irw�•
Planning and Zoning Commission
City of Ames , Iowa
s EP, 2l �
Re: Stone Brooke `
Residential Planned Unit Development .
Ile are pleased to present "Stone Brooke" , a low density " "
residential Planned Unit Development for the North edge _
of Ames. This project as planned would include multiple
family attached units (or townhomes) , single family
attached units (or zero-lot line homes) , and single fam-
ily detached homes. The proposed use is in conformance
with the Land Use Policy Plan for the City of Ames and
environs. Over 50% of the site would be preserved as j
open space and maintained by a home owners association.
The net density of the various housing types would range
from 12. 9 units/acre to 4. 1 units per/acre but the
gross density of the total site would not exceed 3 units/
acre.
Recreational facilities planned include a swimming pool,
several tennis courts , a club house, and a sidewalk/jogging j
trail network. The open space areas would be planted
with natural plant materials preserving as much of the
existing vegetation as possible and augmenting the ex-
isting material with native trees, shrubs , and grasses.
The large lowland area in the northeast portion of the
site will be reconverted to native prairie. The pond in
this area will be used for storm water retention and
function as an aquifer recharge area. This open area
will be very attractive to wetland wildlife.
The intent of the landscape plan is to preserve as much
existing vegetation as possible so as not to destroy �.
the character of the area. Additional landscape plant- f
in s will g provide screening and privacy for each unit
on the site. The overall theme of the design will be
to harmonize with the native plantings in the open space
areas.
We believe that Stone Brooke will be a desirable planned
residential addition to the Ames community.
Sincere
�y DEVEt
lCharles D. Gray J. �.
1979
J
Frank W. Allen s.J
is