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HomeMy WebLinkAboutA001 - Council Action Form dated March 24, 1992 ITEM #: / CAF 4 92 DATE: 0 / COUNCIL ACTION FORM SUBJECT: Motion to Set April 14, 1992 as the Date of Public Hearing to Consider a Request to Rezone Property Located at 1019, 1021, 1025, and 1029 Dela- ware Avenue. ACTION FORM SUMMARY: This is a request to approve the rezoning of the subject property from R-2 (Low-Density Residential) to R-3 (Medium- Density Residential). City staff recommends approval of this request with conditions. The Planning and Zoning Commission has no recommendation on this request since the vote of the Commission was tied two (2) in favor and two (2) in opposition. BACKGROUND: Rezoning Request. The property owners are requesting that the City rezone property located at 1019, 1021, 1025, and 1029 Delaware Avenue from R-2 (Low-Density Residential) to R-3 (Medium-Density Residential). This tract of land contains approximately .78 acres (33,932 square feet). Zoning History. This property was rezoned to R-2 (Low-Density Residen- tial) in 1966 from "A" (Residential). Proposed Subdivision. The Administrate Plat for Valley East Subdivision includes the subject property, which is described as Lots 1 and 2. The Final Plat for Valley East Subdivision has not been submitted to the City of Ames. Action by the Planning and Zoning Commission. On February 5, 1992, the Planning and Zoning Commission referred this rezoning request back to the developer and City staff to work toward an alternative which would allow the construction of multiple-family dwellings on the property, while main- taining a degree of "transition" between the subject property and the low-density residential land located to the south and west of this property. In response to this direction from the Commission, City staff has met with the developer to discuss site planning measures that may be taken to 2 provide buffering and screening between the proposed development and the single-family residential properties. ANALYSIS: Existing Land Use/Zoning. Location Land Use Zoning Subject Property Vacant R-2 (Low-Density Residential) North of Site Multiple-Family R-3 (Medium-Density Residential) Residential East of Site Two-Family & R-2 (Low-Density Residential) Single-Family South of Site Vacant (Planned for R-2 (Low-Density Residential) the construction of R1-6 (Low-Density Residential) two-family and single-family). West of Site Vacant (Planned for R1-6 (Low-Density Residential) the construction of single-family dwellings). Land Use Policy Plan (LUPP). According to the LUPP Map, this property is located on the dividing line between Medium-Density (R-M) and Low- Density (RL) Residential. A medium-density residential designation allows 10-22 dwelling units per acre. The low-density residential classification allows 1-9 dwelling units per acre. The size of the parcel of land proposed for rezoning would allow 16 dwelling units, based on the gross area of land. All zoning and building code requirements must be met prior to approving the construction of 16 units on this site. Construction of 16 dwelling units on this property (.78 acres) is equiva- lent to a density of 20.3 dwelling units per acre. The following goals and policies of the Land Use Policy Plan apply to this rezoning proposal: B. RESIDENTIAL Community Priorities - Require adequate transition between different residential uses and between residential uses and non-residential uses. 3 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 Po 'cy: 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. 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. B.2. GOAL: To effectively link all residential neighborhoods to a transportation network which is safe, efficient and convenient. E. INFRASTRUCTURE Community Priorities - Direct development to those areas of the community which have adequate capacity to serve such development. - Identify land uses that coincide with the capacity of the existing infrastructure system. Utilities. Existing municipal utilities are adequate to serve this site. Water. A 16-inch water line is located in the right-of-way for Delaware Avenue. Sanitary Sewer. An 8-inch sanitary sewer line is located in the right-of-way for Delaware Avenue. Storm Sewer. A 15-inch storm sewer is located in the right-of-way for Delaware Avenue. Electric. An electric transformer is located directly north of this property to meet the needs for electric service. Traffic. In October, 1991, a traffic report was completed assessing the impact of future traffic from the Valley East Subdivision on area streets. Current traffic volume on Delaware Avenue is 1,160 vehicles per day (vpd). With the development of Valley East Subdivision, traffic volume is expected to increase to approximately 2,012 vpd. 4 Construction of sixteen (16) dwellings units on the subject property (in an R-3 zoning district) as opposed to four (4) dwelling units (in an R-2 zoning district) would add approximately 72 additional vehicles per day is not significant for Delaware Avenue. The City has adopted a Level of Service (LOS) "C" as the minimum acceptable level of traffic operations to be used for roadway design purposes. The roadway capacity for a LOS "C" is 10,000 vehicles per day (vpd). Therefore, the projected traffic volume is 2,084 (2,012 + 72) vpd is well below the traffic volume to maintain LOS "C". Comparison of Bulk Regulations. R-3 R-2 RI-6 Medium-Density Residential Low-Density Residential Low-Density Residential Lot Area: S.F. : 6,000 sq. ft. S.F. : 6,000 sq. ft. S.F. : 6,000 sq. ft. T.F. : 7,000 sq. ft. T.F. : 7,000 sq. ft. T.F. : 7,000 sq. ft. For each unit over two, an additional 1,800 sq. ft. Lot Width: 35 feet @ street line 35 feet @ street line 35 feet @ street line 50 feet @ building line 50 feet @ buildable 50 feet @ building line line Front Yard: 25 feet minimum 25 feet minimum 25 feet minimum Rear Yard: 25 feet minimum 20 feet minimum 20 feet minimum Side Yard: 6 feet - 1 story 6 feet - 1 story 6 feet - 1 story 8 feet - 2 stories 8 feet - 2 stories 8 feet - 2 stories 10 feet - 3 stories 10 feet - 3 stories 10 feet - 3 stories 20 feet - 4 stories 15 feet - street side 15 feet - street side for corner lot for corner lot 20 feet - street side for corner lot Max. Height: 4 stories or 50 feet 3 stories or 40 feet 3 stories or 40 feet Site Plan. The developer has submitted a site plan (see attachment) to illustrate his proposal for landscaping, building location, and off-street parking on the subject property. This site plan is provided to the Plan- ning and Zoning Commission for their use in determining the adequacy of this plan in meeting the "community priority" in the Land Use Policy Plan (LUPP) which reads as follows: Landscaping. The developer proposes a landscaped area along the western 18 feet of the property including a berm, and a landscaped area along the southern 12 feet of the property. 5 The landscaped borders include: A. Twenty-four (24) Coniferous Trees (White Pine and/or Austrian Pine and Scotch Pine); B. Two (2) Deciduous Trees (Northwood Maple and Ash); C. Eleven (11) Shrubs (Arrowwood Viburnum and Redtwig Dogwood); D. Groundcover (Grass); and E. Berm (south side only, no height or slope is specified). The spacing between the coniferous trees varies from approximately 9 feet to 17 feet between the centers of the trees. No size of plant materials, at the time of planting, has been specified. The Zoning Ordinance requires that the coniferous trees be a minimum of 6 feet in height from the ground when planted. The deciduous trees must be a minimum of 1-1/2 inch caliper. All the trees and shrubs specified by the site plan are hardy to the climate in Ames, Iowa. Building Location. A general location for the proposed building, the building envelope, has been shown on the site plan. The number of dwelling units that are proposed in this building has not yet been determined. The maximum number of units that would be allowed is 16. The proposed height and design of the building is yet to be determined. A maximum building height of four (4) stories or 50 feet is allowed in an R-3 (Medium-Density Residential) zoning district. Off-Street Parking. The minimum number of off-street parking spaces that will be required for this development depends upon the number of dwelling units that are constructed. Two parking spaces will be required for each unit. The developer has shown a total of 32 parking spaces on the site plan, based on the construction of 16 dwelling units. Berm. A berm is proposed along the west property line and in the southwest corner of the property. No dimensions are proposed for the berm, but City staff would recommend a 3-foot height and a slope of 3 to 1. This height and grade of the berm would provide for screening of the headlights in the adjacent parking lot, and the grade of the berm at 3 to 1 would allow for easy maintenance. Transition. The Planning and Zoning Commission must determine if the proposed landscape and site plan features would function as an effective "transition" between the proposed apartment building and future single- family dwellings, or if it is appropriate zoning practice to maintain the present R-2 (Low-Density Residential) zoning designation for this property as a "transition" between R-3 (Medium-Density Residential) zoning and R1-6 (Low-Density Residential). 6 STAFF COMMENTS: City staff maintains that the property proposed for rezoning functions as a "transition" between the apartment units to the north and future single- family dwellings to the south and west. Rezoning of this property allows multiple-family dwellings to project into the neighborhood planned for two-family and single-family dwellings, and thereby eliminating transition zoning. As an alternative, the developer is providing a berm and landscape materi- als between the proposed apartment structure and single-family properties. This softens the impact of the apartment structure on the neighborhood, but is not as effective a "transition" as a two-family structure would be. It will be a considerable length of time before the landscape materials are large enough to provide an effective buffer between the subject property and adjacent single-family properties. The Land Use Policy Plan (LUPP) addresses a policy intent that landscaping and open space may serve as an alternative means of providing "transition". The Planning and Zoning Commission reviewed this request again at their meeting of March 4, 1992 and could not arrive at a majority opinion and therefore have no recommendation on this request. ALTERNATIVES: 1. The City Council can approve of the rezoning request for property located at 1019, 1021, 1025, and 1029 Delaware Avenue from R-2 (Low- Density Residential) to R-3 (Medium-Density Residential), as original- ly submitted by the applicant and set April 14, 1992 as the date of public hearing on this request. 2. The City Council can approve of the rezoning request for property located at 1019, 1021, 1025, and 1029 Delaware Avenue from R-2 (Low- Density Residential) to R-3 (Medium-Density Residential), with the following conditions: (a) The landscape materials are installed in the locations as shown on the proposed site plan; (b) The quantity of landscape materials equals or exceeds that shown on the proposed site plan; (c) The type of plant materials is the same as shown on the proposed site plan; (d) The size of plant materials meets or exceeds minimum zoning ordinance requirements; (e) The proposed berm be constructed at a height of three (3) feet with a slope of three (3) feet horizontal for every one (1) foot vertical distance; and 7 (f) The site plan meet all applicable codes and regulations. (g) Further, the City Council can set April 14, 1992 as the date of public hearing on this request. 3. The City Council can deny approval of the rezoning request for proper- ty located at 1019, 1021, 1025, and 1029 Delaware Avenue from R-2 (Low-Density Residential) to R-3 (Medium-Density Residential), as submitted by the applicant and set April 14, 1992 as the date of public hearing on this request. 4. The City Council can refer this request back to the property owner or City staff for further information. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #2. This will recommend approval of the rezoning request from R-2 to R-3 with the conditions stated above. Further, the City Manager recommends that these conditions be incorporated into a contract for rezoning as provided in 414.5 of the Code of Iowa. 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