HomeMy WebLinkAboutA004 - Council Action Form dated October 8, 1991 ITEM #:
DATE: 1 08/91
COUNCIL ACTION FORM
SUBJECT:
Motion to Set October 22, 1991 as the date of Public Hearing to Consider a
Request for the Rezoning of Property Generally Located West of 24th
Street and South of County Road R-50, Described as Northridge Parkway
Subdivision (9th - et sequentia).
ACTION FORM SUMMARY: This is a request to approve a rezoning petition
for the proposed Northridge Parkway Subdivision (9th - et sequentia).
The proposed rezoning proposal conforms to the LUPP Map for this area.
The Planning and Zoning Commission and staff recommend approval of the
request with the conditions specified in this report.
BACKGROUND:
Rezoning Request.
Existing Zoning Proposed Zoning Number of Acres
R-2 (PUD) R1-6 (Low-Density Residential 105.0746 Acres
R-2 (PUD) R-3 (Medium-Density Residential) 39.1646 Acres
R-2 (PUD) P-C (Planned Commercial) 2.2706 Acres
146.5098 Acres
Zoning History. This property is zoned R-2 (Low-Density Residential) in
1979 at the time the property was, annexed to the City. At that time, a
PUD concept plan was approved for the site which permitted an overall
density of 6.1 units/acre, and included single family detached lots, lots
for single family attached units and designated for multiple family develop-
ment.
The developers have filed a petition for rezoning the entire site from R-2
to R1-6 for Lots 6-205, from R-2 to R-3 for Lots 2-5 and R-2 to P-C for
Lot 1. The possible future school site, which is located on proposed Lot
5, is included in the rezoning to R-3.
2
ANALYSIS:
Eidsting Land Use/Zoning.
Location Land Use Zoning
Subject Property Agricultural R-2 (PUD)
North of Site Agricultural A-1 (Agriculture) (Story County)
East of Site Agricultural A-1 (Agriculture) (Story County)
South of Site Single-Family Res. R1-6
West of Site Agricultural A-1 (Agriculture) (Story County)
Land Use Policy Plan (LUPP). The LUPP Map designates this property as
suitable for Medium-Density and Low-Density Residential development. A
low-density residential designation allows between one (1) and nine (9)
units per acre. A medium-density designation allows ten (10) to twenty-
two (22) units per acre.
A commercial area is shown on the LUPP Map in the vicinity of this pro-
posed subdivision. This is intended to be a "neighborhood commercial"
area to serve the needs of residents in the northwest sector of the
community.
The following goals and policies of the Land Use Policy Plan apply to this
rezoning proposal:
B. RESIDENTIAL
B.1 GOAL:
To provide a wide choice of housing types and locations to
serve the residential needs of the present and future popula-
tions.
B.1.1. Policy•
The Land Use Policy Plan will serve as the basis to provide
for functional new developments, conservation and preservation
of existing neighborhoods and the rehabilitation and/or rede-
velopment of deteriorating areas.
- The Planning and Zoning Commission plays a key role in
the review of new developments including both internal
and external land use relationships. This role places
the Commission in the position to direct the type and
quality of new development.
The Commission plays a similar role regarding existing
neighborhoods. Through the recommendation of modifi-
cation in existing ordinances and approval of redevelop-
ment studies, the Commission provides direction for
preservation and redevelopment efforts.
3
B.1.2. Policy:
New housing development will be located adjacent to existing
development to better utilize existing public facilities and to
ensure the orderly growth of the community.
- This is accomplished by adherence to the City Council
policy that no development outside the corporate limits
will be served by public utilities. Identification of areas
suitable for residential development in proximity to
existing development can be accomplished through the
Land Use Policy Plan.
C. COMMERCIAL
C.1. GOAL:
To create opportunities for the expansion of business in
appropriate areas while maintaining the usefulness and vitality
of existing commercial development.
C.1.4 Policy:
Adequate land will be designated for future community-oriented
and neighborhood-oriented commercial development.
G. NATURAL ECOLOGICAL SYSTEMS
G.1. GOAL:
To preserve the natural environment through the proper
allocation of uses of land to assist in maintaining an ecological
balance between the activities of man and the environment.
G.1.1. Policy:
The natural character of stream slopes and valleys, areas of
natural beauty, and historical, geological and archeological
sites of significance in the Ames area will be preserved.
- This can be accomplished through preparation of a
natural resources inventory and prioritization of areas to
be preserved and protected. Once those areas are
identified, methods of accomplishing preservation should
be adopted by the City. The inventory should be
prepared by the Planning and Housing Department and
the Parks and Recreation Department.
4
Utilities. The utilities available to serve this site are adequate for the
project's needs.
Water.
Existing - 8-inch main in Ridgetop Road
8-inch main in Valley View Road
Proposed - 16-inch main in R-50 to be constructed by the City
8-inch mains to be constructed in all rights-of-way
within the subdivision
Sanitary Sewer.
Existing - 15-inch sanitary sewer main in Valley View Road
Proposed - Extension of the 15-inch sanitary main generally in a
northerly direction to proposed Lot 4 and then
westerly to Bayberry Circle
8-inch sanitary sewer main to serve lots within the
subdivision
Storm Sewer.
Existing - 48-inch storm sewer in Valley View
Proposed - A storm water drainage system has been designed
that will drain the south one-third of the site
to the 48-inch storm sewer in Valley View Drive.
The west portion of the site is drained to west
through an outlet between proposed Lots 53 and 54,
and the north part of the site is drained to the
northwest to a storm water detention area located
on proposed Lot 3.
Electric. There is adequate electric capacity to serve the site.
5
Comparison of Bulk Regulations.
P-C R-3 R1-6
Planned Commercial Medium-Density Residential Low-Density Residential
Lot Area: Council Approval S.F. : 6,000 sq. ft. S.F. : 6,000 sq. ft.
Required T.F. : 7,000 sq. ft. T.F. : 7,000 sq. ft.
Lot Width: Council Approval 35 feet @ street line 35 feet @ street line
Required 50 feet @ building line 50 feet @ building line
Front Yard: Council Approval 25 feet minimum 25 feet minimum
Required
Rear Yard: Council Approval 25 feet minimum 20 feet minimum
Required
Side Yard: Council Approval 6 feet - 1 story 6 feet - 1 story
Required 8 feet - 2 stories 8 feet - 2 stories
10 feet - 3 stories 10 feet - 3 stories
15 feet - street side 15 feet - street side
for corner lot for corner lot
Max. Height: Council Approval 4 stories or 50 feet 3 stories or 40 feet
Required
Proposed Permitted Uses for P-C Area. The developer of the proposed
P-C (Planner Commercial) property proposes the following list of intended
land uses:
Service Station;
Retail;
Office;
Grocery; and,
Restaurant.
Staff believes that permissible uses for this P-C property should include
the following:
Convenience Store with Fuel Pumps, and
Dry Cleaners.
6
Staff proposed the following list of impermissible uses:
Apothecary Shop
Barbershop
Beauty Shop
Business Office
Dwelling
Gasoline Service Station (excluding Convenience Store with
Fuel Pumps)
Grocery, fruit or vegetable store
Hotel/Motel
Professional Office
Restaurant
Retail Store (for specific and general merchandise)(excluding
Dry Cleaners)
Studio -- photography, artist, dance or musician
Staff believes that the neighborhood commercial areas are intended for use
by persons who live in the immediate vicinity. Such commercial develop-
ments are not designed to attract customers from other parts of the
community.
Unrestricted use of P-C districts for retail, restaurant, and office devel-
opments is contrary to LUPP policies for neighborhood commercial areas.
At the Planning and Zoning Commission meeting of September 18, 1991, the
Commission directed that the permitted uses be limited to convenience
stores only.
Cultural Resource Survey. An archeological survey of the area included
in this proposed subdivision has been completed by consultants retained by
the subdividers. The agreement called for soil probing and shovel-assist-
ed survey in the western portion of the project area, which is primarily
under forest and dense grass ground cover. The eastern portion of the
project area, most of which is presently under cultivation for row crops,
was inspected via an archeological surface reconnaissance to ascertain
whether truncated burial mounds and/or domestic settlement areas were
present.
The shovel-assisted survey of the wooded portion of the project area
resulted in the discovery of a flat burial, designated 13SR19. (See the
attached map.)
The surface reconnaissance survey of the cultivated area resulted in the
discovery of two archeological sites, one prehistoric Indian habitation area
(13SR20) and one historic Euro-American Farmstead (13SR21). (See the
attached map.)
7
Recommendations by the surveyors are as follows:
1. The flat burial site (13SR19) should be deleted from the construction
plans and preserved along the lines stipulated for 13SR18. Site
13SR18 is the burial mound discovered in the Northridge Subdivision
south of this site. The State Archeologist has determined that the
development plans for that particular Northridge lot must avoid the
destruction of the burial mound and the human remains it contained.
The final decision on this matter rests with the State Archeologists
and the American Indian Advisory Committee.
NOTE: A telephone conversation with the State Archeologist on
August 15th indicates that site 13SR19 must be restricted in a
manner similar to 13SR18.
2. That development plans be allowed to proceed if provisions are made
for the archeological monitoring of earth-moving activities on the
higher topographic features along the ridge.
3. A consideration should be given to deleting site 13SR20 from the
development plans since important prehistoric cultural remains may
be preserved at this locus. If that alternative is not possible,
provision should be made for additional surface reconnaissance and
sub-surface testing to determine the significance of the site and its
eligibility for inclusion on the National Register.
4. If the development plans call for the destruction of 13SR21, it is
recommended that provisions be made for additional surface collec-
tions and archival research to determine more fully the historical
significance of the site. It is possible that this work could be
undertaken by an anthropology student interested in registering for
a Special Topics course assignment. Minimal funding would be
needed to defray laboratory analysis of the artifacts and transporta-
tion costs associated with the archival research.
In response to the findings from the archeological survey, the developers
have agreed to a Conservation and Preservation Easement as a means of
preserving the prehistoric American Indian burial site. In addition,
permission has been granted to Iowa State University staff and students,
under their supervision, to research a 10 acre section of land in the
northwest corner of the proposed subdivision for any archeological finds.
This permission has been granted for a period of two years. Although the
surveyor has also identified a Euro-American Farmstead, City staff believes
the significance of this site does not warrant preservation efforts by the
City since the consultant's report indicates the site was used into at least
the 19601s.
A separate survey of prairie remnants was conducted and identified two
prairie grass areas in the northwest corner of the proposed subdivision.
These prairie areas are included inside the boundaries of the proposed
Conservation and Preservation Easement.
8
STAFF COMMENTS:
At the Planning and Zoning Commission meeting of August 21, 1991, the
Commission requested further clarification on a number of issues prior to
making a decision on the Conceptual Development Plan (CDP) and rezoning
proposal for Northridge Parkway Ninth et Sequentia.
The first issue was drainage and slope concerns on the site. The devel-
opers have reviewed the storm water management proposal for this proper-
ty, and they have revised the storm water management plan to eliminate
the pipe discharge to the west. The new plan will take water from the
proposed developed areas either to the storm water detention site shown on
proposed Lot 3 on the north edge of the site or to 48-inch storm sewer in
Valley View Road on the south edge of the development. The proposal for
storm water management will divert storm water from some of the area
along the ridge to a detention basin that is proposed on Lot 3. The storm
water management proposal is to release the storm water from this deten-
tion basin at a rate that is no greater than the rate of flow prior to
development.
This proposal meets the normal storm water management standard of the
City. The staff and the Planning and Zoning Commission find this ap-
proach acceptable however, the staff is not certain that this proposal,
which meets the City's standard, will be acceptable to the adjacent land-
owner who owns the property across which this storm water must flow.
Concern had also been expressed about the existence of natural springs
along the west slopes of the site. The developers are agreeing to a Con-
servation and Preservation Easement for the west slope of the site which
will not permit any disturbance to this area. As a result, the natural
springs should not be disturbed within these slopes. This meets with
Planning and Zoning Commission approval.
There have been several archeological concerns expressed on this site
including the identification of one burial mound known as site 13SR19, and
the potential for a second burial mound known as site 13SR23. In order to
prevent possible disturbance to either of these sites, the developers have
included their locations within the proposed Conservation and Preservation
Easement area. (A copy of the proposed Conservation and Preservation
Easement document is attached for your information.) This document has
been developed by the City and has been submitted to the developers.
Cost estimates were received for the further archeological work that was
suggested to the developers. It has been suggested that monitoring of
excavation for street construction and utility installation should be done
along the west ridge, as well as, monitoring of the excavation of founda-
tions for homes on the lots along that ridge. The estimate of that moni-
toring could cost approximately $25 to $30 per hour. Goldenrod Circle,
which is the cul-de-sac that penetrates the ridge most significantly, would
require approximately 80 hours of excavation time for street grading and
the excavation of utility trenches. Assuming a monitoring cost of $30 per
hour, the total cost for monitoring Goldenrod Circle would be $2,400.
Ridgetop Road and the two other cul-de-sacs, Balsam Circle and Alderwood
Circle, do not appear to penetrate the area where burial mound locations
would be likely, and therefore may not require monitoring.
9
Approximate cost for further exploration of the prehistoric village site,
located on the northwest corner of the site, would be between $2,000 and
$3,000. As mentioned in this report, the developers have agreed to grant
permission for research of this site for a period of two years from the
approval of the Conceptual Development Plan. As of this writing, no
funding sources for this exploration have been identified.
The Planning and Zoning Commission advises that the City or the State
Archeologist be responsible for further costs associated with Archeological
monitoring.
The staff continues to believe that the Euro-American (farmstead site) does
not have a high level of significance, however, the developers have agreed
to allow recovery of artifacts in a timely manner from this site as a
student project.
As mentioned above, the City staff has developed a Conservation and
Preservation Easement for a significant portion of the west ridge on this
site. This area, which is shown on the attached CDP, includes the two
prairie grass sites; site 13SR19, the identified burial mound; site 13SR23,
the possible burial mound site, and the trees along the west side of the
slope. The terms of this easement restricts disturbance to the wooded
area, burial sites, and the prairie grass areas while permitting some access
for necessary work to maintain the prairie and woodland. The City is a
party to the easement and is defined as the grantee. (See attached
proposed Conservation and Preservation Easement.)
The Planning and Zoning Commission recommended that the proposed
Conservation and Preservation Easement be used as a means to protect
these natural resource areas. The Commission also directed that some form
of relaxing of the easement be included in the final document.
The staff has since worked with the developers to finding ways to relax
the easement. The following items are a result of that effort.
1. Moving soil to control erosion;
2. Defining what constitutes good husbandry practices; and
3. Allowing the construction of fences, deck and/or gazebos made of
post and beam construction and not exceeding 250 square feet in
area.
The following stipulations need to be included as part of the approval of
the proposed rezoning:
1. That the developers of the proposed subdivision grant permission for
the Iowa State University staff and/or students to research an area
of approximately 10 acres in the northwest corner of Northridge
Parkway Subdivision (9th et sequentia) for any archeological finds
for a period of two years from the date of approval of the Conceptu-
al Development Plan for this subdivision. Evidence of this permis-
sion must be provided to the City prior to the approval of the
Administrative Plat.
10
2. The Final Plat of Northridge Parkway Subdivision (9th et sequentia)
must conform to the proposed zoning boundaries.
3. That the developers agree to the terms of a Conservation and
Preservation Easement which will restrict removal, destruction and
cutting of trees within the easement area; protect the identified and
potential burial sites; and preserve and maintain the prairie grass
areas. A recorded copy of the easement must be provided to the
City prior to the approval of each Administrative Plat included in
this subdivision. No building permits will be issued before the City
has received a recorded copy of this easement.
4. That the following list of impermissible uses be approved as part of
rezoning the proposed commercial land to P-C (Planned Commercial) :
Apothecary Shop
Barbershop
Beauty Shop
Business Office
Dwelling
Gasoline Service Station (excluding Convenience Store with
Fuel Pumps)
Grocery, fruit or vegetable store
Hotel/Motel
Professional Office
Restaurant
Retail Store (for specific and general merchandise)(excluding
dry cleaners)
Studio -- photography, artist, dance or musician
ALTERNATIVES:
1. The City Council can approve of the the rezoning request for land
generally located west of 24th Street and south of County Road R-50
from R-2 (PUD) to R1-6, R-3, and P-C with the stipulations listed
as recommended by the Planning and Zoning Commission, and set
October 22, 1991 as the date of public hearing to consider this
request.
A. That the developers of the proposed subdivision grant permis-
sion for the Iowa State University staff and/or students to
research an area of approximately 10 acres in the northwest
corner of Northridge Parkway Subdivision (9th et sequentia)
for any archeological finds for a period of two years from the
date of approval of the Conceptual Development Plan for this
subdivision. Evidence of this permission must be provided to
the City prior to the approval of the Administrative Plat.
B. The Final Plat of Northridge Parkway Subdivision (9th et
sequentia) must conform to the proposed zoning boundaries.
C. That the developers agree to the terms of a Conservation and
Preservation Easement which will restrict removal, destruction
' 11
and cutting of trees within the easement area; protect the
identified and potential burial sites; and preserve and maintain
the prairie grass areas. A recorded copy of the easement
must be provided to the City prior to the approval of each
Administrative Plat included in this subdivision. No building
permits will be issued before the City has received a recorded
copy of this easement.
D. That the following list of impermissible uses be approved as
part of rezoning the proposed commercial land to P-C (Planned
Commercial):
Apothecary Shop
Barbershop
Beauty Shop
Business Office
Dwelling
Gasoline Service Station (excluding Convenience Store
with Fuel Pumps)
Grocery, fruit or vegetable store
Hotel/Motel
Professional Office
Restaurant
Retail Store (for specific and general merchandise)
Studio -- photography, artist, dance or musician
2. The City Council can approve of the the rezoning request for land
generally located west of 24th Street and south of County Road R-50
from R-2 (PUD) to R1-6, R-3, and P-C with the stipulations listed
as recommended by staff, and set October 22, 1991 as the date of
public hearing to consider this request.
A. That the developers of the proposed subdivision grant permis-
sion for the Iowa State University staff and/or students to
research an area of approximately 10 acres in the northwest
corner of Northridge Parkway Subdivision (9th et sequentia)
for any archeological finds for a period of two years from the
date of approval of the Conceptual Development Plan for this
subdivision. Evidence of this permission must be provided to
the City prior to the approval of the Administrative Plat.
B. The Final Plat of Northridge Parkway Subdivision (9th et
sequentia) must conform to the proposed zoning boundaries.
C. That the developers agree to the terms of a Conservation and
Preservation Easement which will restrict removal, destruction
and cutting of trees within the easement area; protect the
identified and potential burial sites; and preserve and maintain
the prairie grass areas. A recorded copy of the easement
must be provided to the City prior to the approval of each
Administrative Plat included in this subdivision. No building
permits will be issued before the City has received a recorded
copy of this easement.
12
D. That the following list of impermissible uses be approved as
part of rezoning the proposed commercial land to P-C (Planned
Commercial):
Apothecary Shop
Barbershop
Beauty Shop
Business Office
Dwelling
Gasoline Service Station (excluding Convenience Store
with Fuel Pumps)
Grocery, fruit or vegetable store
Hotel/Motel
Professional Office
Restaurant
Retail Store (for specific and general
merchandise)(excluding dry cleaners)
Studio -- photography, artist, dance or musician
3. The City Council can recommend denial of the rezoning request for
land generally located west of 24th Street and south of County Road
R-50 from R-2 (PUD) to 111-6, R-3, and P-C.
4. If the City Council believes that the Conservation and Preservation
Easement prepared by City staff does not go far enough in
accomplishing the policy of preservation contained in the Land Use
Policy Plan, the City Council should direct that the easement
document be revised to be more restrictive and better accomplish the
preservation of this area.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt
Alternative #1. This will approve of the rezoning request for the land
generally located west of 24th Street and south of County Road R-50 from
R-2 (PUD) to 111-6, R-3, and P-C with the stipulations listed above and
set October 22, 1991 as the date of public hearing to consider this re-
quest.
The development of the Conservation and Preservation Easement proved to
be the most difficult task associated with preparing a recommendation for
this project. Originally the staff had created a document which was more
restrictive than the one that is attached. The developers strongly
disagreed with our attempt to place restrictions on private property and
the Planning and Zoning Commission requested that we "relax" our
restrictions prior to bringing this matter before the City Council.
We therefore were faced with the challenge of how to accomplish the
preservation policies contained in the Land Use Policy Plan in the absence
of any specific policy direction from the City Council. The attached
easement agreement represents a substantial level of compromise by the
City staff and developers. Some could argue this agreement is far less
restrictive than is required to adequately preserve the woodland area,
13
while others may argue it is far too restrictive.
Attachment
y\bpo\caf\northrdg.o08
957 '9691961
;
o
' PROJ CT 1
- RE A-
A ,
954
�� 1t
411
- '� i Alt •'�L � `� '� :!f .1 I - ;8::': ;• ---
�� 1. mptn4 Icy' !3Vp�u tation 1 :i 1_ /%—
920
1.j.
��'r i= ,1 i•i �;�$ eenke Memorial ' •:<<= :• /.�
Golf Course Q;r • 'i;:
,�—
967
7 .......
••••• I.•IIIIf
.. K — — ••I �. - I .1(.( ( �O lot i
t ZSQQ it. 1
SCALE
Figure 1. Vicinity Map Showing the Location of the Northern Addition
to the Northridge Subdivision. Adapted from the USGS Ames
West Quadrangle (1975) .
j
13 SR`20 =
13SR21
Surface Survey
Area
0
SQ
C
•
e4 NORTHRIDGE
2000 ft. }
SCALE
Figure 3. Portion of the Project Area Investigated by Surface Reconnaissance.
Archaeological sites 13SR20 and 13SR21 are indicated.
,
I. � ',r ��+'� 1 !1 \ ♦\\�` , N • \ ` \ riteq V
\
Xx
1\ J
Ir IN
10
Ol
00.
IL
,U. .: , � , fit.• ,,��� � (tC�� �,,, .,�\� 1� > i1; 1 ,�, \�
1
•tom.
let
ezz
ar
16
Cloa
8.4
1.2
tx
%N
.77.8 •� �. H20 9.3 1 \. .\�U) ��� 1`•,1.\�
0511
FIGURE I. Location of archaeological sites 13SR18 (Burial Mound) and
13SR19 (Human Burial ) at the Northridge Subdivision, P.mes,
Iowa. Provisional map adapted from ({unziker and Furman
development map. Scale: r