HomeMy WebLinkAboutA001 - Council Action Form dated January 12, 1993 ITEM #: Z�
DATE: 01/12/93
COUNCIL ACTION FORM
SUBJECT:
Public Hearing and First Passage of An Ordinance Rezoning Land Generally
Located South of College Creek and West of South Dakota Avenue.
ACTION FORM SUMMARY: This is a request to rezone approximately 59.66
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 of Planning and
Housing recommends approval of this request.
BACKGROUND:
The developer is proposing the rezoning of 59.66 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.
The Planning and Zoning Commission should understand that there is an
existing capacity constraint in the sanitary sewer system.
This problem must be corrected by the City in a future Capital
Improvements project.
2
ANALYSIS:
Existing Land Use/Zoning.
Property Land Use Zoning
Subject Property Agricultural A-1 (Agricultural, Story County)
North of Site S-F and M-F R1-6 (Low-Density Residential) &
Residential R-3 (Medium-Density Residential)
East of Site Park & S-F A-1 (Agricultural) &
Residential R-2 (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 Low-Density Residential (RL)
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 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 population 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 con-
sideration. City policy concerning extension of the infrastruc-
ture 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 improve-
ments 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 populations.
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 Com-
mission 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 modifica-
tions in existing ordinances and approval of redevelopment
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 suit-
able 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 neighborhoods
and encouraging peripheral traffic. Major recreational, educa-
tional and religious institutions will be encouraged to develop on
the periphery of neighborhoods so as to be accessible 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 conservation
which will result in a more energy-efficient community.
1.2.4. 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:
Existing.
10-inch main on Thackery Avenue.
14-inch main on South Dakota.
Proposed.
Water main system within the development will be designed
as part of the subdivision. Water main will be looped
through the site.
5
Sanitary Sewer:
Existing.
8-inch sanitary sewer main in Thackery Avenue.
15-inch outfall along College Creek.
18-inch main from west end of College Creek, which turns
south along the east side of South Dakota Avenue.
Proposed.
Sanitary sewer extension through the site will be designed
as part of the subdivision process.
Note: The capacity of the College Creek sanitary sewer system
will require upgrading in the Campustown area at the time that
the growth rate of an additional 3,500 people is achieved in the
service area.
As the City gets closer to achieving this growth rate, the City
must include upgrades to this system in the Capital
Improvements Program.
This proposed development should not exceed the sanitary sewer
capacity, at this time.
Storm Sewer:
Existing:
15-inch storm sewer on South Dakota.
Proposed:
Storm water management plan will be designed for the site
as part of the subdivision process.
Electric:
There is adequate provision for electric service to meet the
needs of this future development.
6
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
STAFF COMMENTS:
Rezoning of this 59.66 acre parcel of land is appropriate from A-1 to R1-6
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 residential
development.
3. This will provide a new location for housing opportunities in the city.
The Planning and Zoning Commission reviewed this request at their meeting
of December 16, 1992 and recommended that it be approved.
ALTERNATIVES:
1. The City Council can approve of the rezoning request as submitted
for the 59.66 acre parcel generally located south of College Creek and
west of South Dakota Avenue.
2. The City Council can deny approval of the rezoning request for the
59.66 acre parcel generally located south of College Creek and west of
South Dakota Avenue.
3. The City Council can modify this request and approve of the rezoning
request.
4. The City Council can refer this request back to the developer or City
staff for further information.
7
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 as submitted by
the applicant.
The City Council must understand that there is a capacity constraint in
the existing sanitary sewer system. This must be corrected by the City
as part of a future Capital Improvements project.
Attachment
h\bpo\caf\rezone.112
W
> 6
I lva-4!ZQN4
1 4 C 3C 2C I C C[M EF — JCIq[LA:i C
SC a
1
C
BC
C 9 C 12
Cr 9 10 It
i
9 �
13
`- - M
PARKA•/0C NORTHBROOK ;
CIrErT CC
CIRCLE F
TRAIL o?`
a RIDGE
N lJ o Ci ;
0 15
0 9 7 6 54 a 5
o i 3`2 10
L I N C 0 L N WAY
a t�1t W 5 G
C�NC0 LN w�N 1 3 •
v 1 2 3♦ SI6 _- 6 S
O D 2;.
c COOPS a,
8 CT. o i 3 R04D1
_
scNC aE��r B S 6 S
:P:; ................. I C LO
I
z
F -
:iCs+:
H
.�I.:�: 3':$ 3ii:i$'.:i:::':'i:';`33:'i`%;ii:iiS:i:::;i,•'.i%:i^2Y%%i;ii;piii':oy: :$`i%:ii2;'?% ^'?i i
j .#:ii::ii:4i: ?:ri::9iz;%<ii:"_; .ii;S>:•::c::::S;;S;::::;::::::�5w>:as::;r.;:;:;);:::.:
u �.
C
O
i
L
a
h�yH�4
r �
NI
I
i
I
I
--- 18 - - - -- - -- -T---
49 46 40
J
�a EEi i a a
Cl)
„IIIIIII�II n WIyNJII HIWIIN 11lulua.uulYYYUWIUIIiIIpYWIIIYIIIIIIIIIN111111W IIIIIIYtlIIIIIIIMII11111Y1 I 1LYlpyyypyyyl �•
2� I`�i'��3�"n I c``�� ,6-ds�z � L a �91W➢� '4 W r
\ oo,00,00w 2
,OB'L GG
EE
J n N
---------- ---
-_
• i : } S i
o N n v In m F i•.• ;� �y —od
�,
( v Y •. ♦ a • • W :�[�31re� �� :3 �l�
-N F a i -....... s �J �4ib-_ E
o } QS
yeCL
t y
• `4 a� i !eE !gE =fF =fE °fE :E -E :t t'E a_t ,aE aE
a `y n b� yr m w o N n v In m •r. s w J 2 =�S Gai
n n
1• Y'�o ��yN - �o f ¢
Nfl
� IIfifiIIII
c � IIIII'
C � N ; � � • 1 � - � 4
88
as o ee e s: �a: :H. 3xe tso Fso ?so soe .ss !
q
"
a
` �G
YL 1 E ¢
LLI
- °-
-s° rsa x° :ss- : s i : o psi aa!
°D m lit Eh 7i ;: 3i a! 8: Wqr
w. E E E t :E -:1
- 3 I ,:! i ! , ! K! i ! -?! ::I ::! g:! :_! Y ! i:! Z p s goZ go _
% .e m n m o o S ^ .. Z
N
N
06'SG 6
4 M.Ec,ii.00s
b �
d' Z
G "I,I IInIm11111 1111111 I ...........II11Ii.111111111141111iM111i11i11111111111tI...................................................................... W I
41