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HomeMy WebLinkAboutA002 - Council Action Form dated June 9, 1992 C4F ITEM #: DATE: 192 c2 COUNCIL ACTION FORM SUBJECT: Motion to Set June 23,1992 as the Date of Public Hearing to Consider a Rezoning of Land Generally Located North of Ontario Street, West of Kentucky Avenue and South of the Right-of-Way for the Chicago and Northwestern Railroad. ACTION FORM SUMMARY: This is a request to rezone approximately 43.97 acres of land presently located outside the City limits from A-1 (Agricultural, Story County) to R1-6 (Low-Density Residential, City of Ames) . The Planning and Zoning Commission and the Department recommend approval of this request. BACKGROUND: The developer is proposing the rezoning of 43.97 acres of land from A-1 (Agricultural, Story County) to R1-6 (Low-Density Residential, City of Ames) for the purpose of developing a low-density residential subdivision. The property is legally described as shown on the attached graphic. A petition for annexation of this property into the City of Ames is being processed concurrently with the rezoning request. It is the policy of the City of Ames to serve only property located inside the corporate boundaries with city utilities. The property is located inside the M.U.S.A. (Municipal Urban Service Area) . This includes property presently served by public utilities and locations of property where the extension of existing utilities is planned in the future. The Public Works Department states that it is feasible to extend public utilities to the entire site. 2 ANALYSIS: Existing Land Use/Zoning. Property Land Use Zoning Subject Property Agricultural A-1 (Agricultural, Story County) North of Site Agricultural A-1 (Agricultural, Story County) East of Site S.F. Residential R1-6 (Low-Density Residential) South of Site Agricultural A-1 (Agricultural, Story County) West of Site Agricultural A-1 (Agricultural, Story County) Land Use Policy Plan (LUPP). The Land Use Policy Plan (LUPP) Map designates this property as suitable for Agricultural (A) development. The R1-6 (Low-Density Residential) zoning proposed for this property would allow a maximum density of 7.26 dwelling units per acre. This density falls with the range for RL (Low-Density Residential), 1 to 9 units per acre. The LUPP Map designates property directly to the east as suitable for RL development. The following goals and policies of the Land Use Policy Plan apply to this annexation proposal: A.1. GOAL: To develop land use patterns which make possible a safe and pleasant environment and enhance social and economic welfare. A.1.1. Policy' The physical development of land in Ames will be guided by the Land Use Policy Plan. The Plan is formulated with attention to harmonious design, natural/ecological features, transportation patterns, public utilities, and economic viability. - The Land Use Policy Plan is a general overview planning document for the community. The LUPP is not an end in itself, but must continue to be further defined through the development of special studies. Examples are the Urban Revitalization Redevelopment Studies, H-M Area Study, and the study recently undertaken with Story County for the area north and northwest of Ames. A.2. GOAL: To plan land use for present needs and in anticipation of future land use needs which take into consideration a popula- tion of 53,000 by the year 2000. 3 A.2.1. Policy• The evaluation of change and the monitoring of levels of activity in urban land use will be a constant planning process to provide indications of quality and quantity of land which should be reserved or planned to accommodate future land needs. A.2.2. Policy: The evaluation of annexation proposals from the standpoint of infrastructure availability will continue to be an important consideration. City policy concerning extension of the infra- structure to only those areas within the corporate limits will be continued. - The Commission should encourage and/or recommend for approval those developments to which utilities have been extended or can easily be extended. Development involving expenditure of public dollars for infrastructure improvements should be carefully analyzed on a cost/benefit basis to determine the fiscal impact on the community. 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- cations in existing ordinances and approval of redevelop- ment studies, the Commission provides direction for preservation and redevelopment efforts. 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. 4 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. B.2. GOAL: To effectively link all residential neighborhoods to a transpor- tation network which is safe, efficient and convenient. B.2.1. Policy: The integrity of residential neighborhoods will be protected by eliminating, where possible, major streets through neighbor- hoods and encouraging peripheral traffic. Major recreational, educational and religious institutions will be encouraged to develop on the periphery of neighborhoods so as to be acces- sible from arterial streets. - This can be addressed through the planning review process for new development. Detailed land use studies of existing areas of the community may identify methods for maintaining the integrity of those areas where through traffic may negatively impact the residential character of an area. I.1. GOAL: To develop land use patterns that encourage energy conserva- tion which will result in a more energy-efficient community. I.2.4. Policy: Residential densities will be concentrated so as to minimize extension of water utility lines. Utilities. The utilities in the area are adequate to serve the proposed subdivision. Water Distribution: 1. The extension of the 16-inch main in Ontario must occur. The City will pay the extra costs of the oversized main as provided for in Section 23.27(2) of the Code. All other costs are the responsibility of the developer. 2. All other water mains will be eight (8) inches in diameter. Water services to each lot will be a minimum of one (1) inch in diameter. . 5 3. The design of the water distribution system will be a looped system to the 16-inch main in Ontario and to the mains in the adjacent Patio Homes Subdivision. Water mains in the cul-de- sacs may be dead end mains. Sanitary Sewer 1. The Public Works Department will consult with Bishop Engi- neering as to the best location of the trunk sewer providing service for the overall subdivision and surrounding area. The developer will pay the cost of extending the sewer and the City will pay the cost of the oversized main. 2. There is an 8-inch sanitary sewer main in Ontario. 3. All other sanitary sewer mains will be eight (8) inches in diameter. Storm Sewer 1. The design for storm water detention must store sufficient storm water to control the rate of storm water run-off so that it does not exceed the pre-development rate. Particular attention is being given to the design of the storm water management system for this proposed subdivision in an effort to improve the control of storm water runoff in this area of the community. 2. Storm water detention facilities will be placed in detention easements. Comparison of Bulk Regulations. A-1 (Agricultural-Story Co.) R1-6 (Low-Density Residential - City of Ames) Lot Area: 35 acres subject to exceptions S.F. : 6,000 sq. ft. for LESA scores T.F. : 7,000 sq. ft. Lot Width: 100 feet minimum 35 feet at street line Front Yard: 50 feet minimum 25 feet minimum Rear Yard: 40 feet minimum 20 feet minimum Side Yard: 37.5 feet minimum on corner lots 6 feet minimum 10 feet minimum for other side 8 feet for two stories yards 10 feet for three stories 15 feet on street side for corner lot except when additional side yard is required to prevent motor vehicles from parking on the sidewalk Maximum Height: 2-1/2 stories or 35 feet 3 stories or 40 feet 6 STAFF COMMENTS: Rezoning of this 43+ acre parcel of land is appropriate from A-1 to RI-6 in the following ways: 1. Public utilities can be extended to serve this development. 2. The subject property is adjacent to an existing low-density residen- tial development. The Planning and Zoning Commission reviewed this request at their meeting of May 20, 1992 and recommended that it be approved with the following stipulation: (a) Prior to City Council's third reading and approval of the rezoning request, that the storm water management plan prepared by the developer and submitted to the City is satisfactory to the City prior to the approval. ALTERNATIVES: 1. The City Council can approve of the rezoning request as submitted for the 43+ acre parcel generally located north of Ontario Street, west of Kentucky Avenue, and south of the right-of-way for the Chicago and Northwestern Railroad and set June 23, 1992 as the date of public hearing. 2. The City Council can deny approval of the rezoning request for the 43+ acre parcel generally located north of Ontario Street, west of Kentucky Avenue, and south of the right-of-way for the Chicago and Northwestern Railroad and set June 23, 1992 as the date of public hearing. 3. The City Council can approve of the request to rezone the 43+ acre parcel located north of Ontario Street, west of Kentucky Avenue, and south of the right-of-way for the Chicago Northwestern Railroad with the stipulation as recommended by the Planning and Zoning Commission. The City Council can also set June 23, 1992 as the date of public hearing. 4. The Planning and Zoning Commission can refer this request back to the developer or City staff for further information. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #3. This will approve of the rezoning request to City Council, with the stipulation as recommended by the Planning and Zoning Commis- sion and set June 23, 1992 as the date of public hearing. 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Said tract of land being subject to and together with any and all easements of record. Said tract of land contains 43 . 97 acres more of less .