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HomeMy WebLinkAboutA001 - Council Action Form dated September 13, 1994 r i ITEM #: �� DATE: 09/13/94 COUNCIL ACTION FORM SUBJECT: Public Hearing to Consider the Rezoning of 31.21 Acres of Land Generally Located Southwest of the Intersection of Elwood Drive and Oakwood Road from Story County A-1 (Agricultural) to R-2 (Low-Density Residential). ACTION FORM SUMMARY: This is a request to rezone approximately 31.21 acres of land from Story County A-1 (Agricultural) to R-2 (Low-Density Residential) for a proposed residential subdivision. The Planning and zoning Commission and staff recommend approval of the rezoning to R-2 (Low-Density Residential) . BACKGROUND: The petition for rezoning includes approximately 31.21 acres of land, of which 1.69 acres is existing public road right-of-way. The developer proposes the construction of 264 apartment units as a low-density residential development. A zoning designation of "PUD", Planned Unit Development will be necessary for approval of the apartment units. A boundary survey and legal description are attached to this report. The developer has submitted an annexation petition concurrent with this request. Applications for approval of a Conceptual Development Plan (CDP) and a Planned Unit Development (PUD) Plan will follow the annexation and rezoning requests. The CDP was not accepted by the City because it was incomplete. As a result, the processing of CDP and PUD applications has not progressed. Without the CDP and PUD applications, the developer cannot request a "PUD" zoning designation at this time. Therefore, the rezoning request at this time is for R-2 zoning, not R-2 PUD. Once the CDP and PUD are accepted by the City, the developer will request an R-2 PUD zoning designation. • 1 ANALYSIS: Existing Land Use, LUPP Designation and Zoning. Property Land Use LUPP/County Development Plan Zoning Subject Property Agricultural RL (Residential: Low-Density) A-1 (Agricultural) Agricultural-Residential Story County North of Site Agricultural/Residential C (Commercial) P-C (Planned Commercial) RM (Medium-Density Residential) R-3 (Medium-Density Residential) East of Site Agricultural IS(Industrial Service)/Industrial Expansion A-1 (Agricultural) Story County South of Site Agricultural/Residential A(Agricultural)/Agricultural-Residential A-1 (Agricultural) Story County West of Site Agricultural/Residential RL (Residential: Low-Density) A-1 (Agricultural) Agricultural-Residential Story County Land Use Policy Plan (LUPP) Map. The LUPP Map designation for the subject property is RL (Residential: Low-Density), which allows a density of 1 to 9 dwelling units per acre. This is consistent with the proposed R-2 (Low-Density Residential) zoning designation, which allows a maximum density of 12.4 dwelling units per acre. Land Use Policy Plan. The following goals and policies of the Land Use Policy Plan (LUPP) apply to the proposed rezoning request: A. GENERAL 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. 2 I j A.2. GOAL: To plan land use for present needs and in anticipation of future land use needs which take into consideration a population a population of 53,000 by the year 2000. B. RESIDENTIAL Community Priorities Require adequate transition between different residential uses and between residential uses and non-residential uses. Carefully review new developments to eliminate conflicts with existing development and to ensure adequacy of City services. 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.1.2. 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. B.1.3. Policy: The use of innovative residential development techniques will be encouraged to provide open space, recreational facilities and other amenities not commonly associated with conventional development. The primary method for accomplishing innovative residential development techniques is through the use of the "Planned Unit Development" concept which currently exists in the Zoning Ordinance. Other innovative techniques should be identified and reviewed for use in implementing this policy. 3 B.1.9. Policy• Landscaping and open space or multiple-family development will serve as transition areas between low-density residential areas and areas of significant commercial activity. The identification of the need for transition areas and how those transition areas will function is an important role of the development review process. This can be accomplished through staff review and subsequent review by the Planning and Zoning Commission of proposed developments. B.2.3. Policy: Suitable landscaping or open space will be provided as a primary means of buffering neighborhoods from noise, congestion, or other disruptive conditions generated by major traffic carriers. This is accomplished through the development review process. The identification of development standards that address the requirement for buffering should be a priority of the staff and the Commission. Those standards can then serve as guidelines for the preparation of development proposals. H. PRIME AGRICULTURAL LAND/REDEVELOPMENT H.1. GOAL: To develop a land use pattern that encourages the preservation of prime agricultural land and redevelopment of appropriate existing urbanized areas. H.1.1. Policy: Concentration of new urban development will be encouraged so as to reduce the impact on prime agricultural land by minimizing the amount of land to be converted to urban uses. Conversion of land to urban uses will be allowed only after thorough analysis of the natural environment and the potential impacts that occur as a result of development. 4 Consistency of the Rezoning Proposal with the Goals and Policies Set Forth in the Land Use Policy Plan. The proposed rezoning is consistent with some of the LUPP goals and policies, described above, but fails to meet others. The subject property is located in close proximity to existing development inside the city, north of Oakwood Road, and would utilize existing public facilities that include the street network, Cy-Ride bus transit system, and municipal water system. It would be realistic to expect that property west and south of the proposed multiple- family development site would eventually develop as low-density residential areas. If that occurs, the subject property would function as a transition area between the ISU Research Park to the east, Planned Commercial (P-C) development to the north, and the low-density residential areas south and west. Conversion of the subject property from agricultural to more of an urban land use is in conformance with the LUPP since this is not classified by Story County as "prime agricultural land". It is classified as "low to moderate" value for agricultural purposes. The proposed development is not in an area that can easily be served by sanitary sewer. To reach the subject property, sanitary sewer must be extended approximately three-quarters of a mile and must cross one-half mile of private property outside Ames corporate limits. Utilities. Water: A 12-inch water main exists in the right-of-way for Oakwood Road, north of the subject property, and in the Elwood Drive right-of-way north of Oakwood Road. The Elwood Drive water main would be extended south along the east boundary of the subject property for a distance of approximately one quarter mile. The water main extension would be a 12-inch main. Fire Hydrant Flow: The fire hydrant located north of the site in the right-of-way for Oakwood Road was tested for water pressure. Test results show 3,200 gallons per minute at 20 pounds of residual pressure. This is a good pressure for a fire hydrant flow. The City fire trucks pump water at a pressure of 1,250 gallons per minute. 5 Fire Department Response Time: The estimated Fire Department response time is five and one-half (5.5) minutes from the time of alarm to the time of arrival. A five (5) minute response time is the maximum desired response time. This is one-half minute beyond the maximum desired response time. Three (3) minutes is ideal for first aid response. Sanitary Sewer: Sanitary sewer that would serve the subject property is located approximately three-quarters (3/4) of a mile northeast of the site at Airport Road north of the Ames Municipal Airport. A 15-inch sanitary sewer main exists at this location. Extension of the sanitary sewer would follow a drainage way through: Area No. 1 - City of Ames Municipal Airport property (15-inch main); Area No. 2 - Privately-owned land south of the ISU Research Park (15- inch main); and Area No. 3 - The subject property to the west boundary of the site (12- inch main). Storm Sewer: No additional storm sewer will be constructed as a result of the proposed apartment development on the subject property. Storm water will be discharged to open waterways. A storm water detention basin may be needed on the subject property. Electric: Electric service would be provided by Iowa Electric Light and Power Company to the proposed development. Existing electric facilities are adequate to serve the proposed housing units. 6 Comparison of Bulk Regulations. R-2 (City) A-1 (Story County) Low-Density Residential Agricultural Lot Area S.F.: 6,000 sq. ft. 35 acres T.F.: 7,000 sq. ft. Lot Width 35 ft. min. at street line 100 ft. minimum 50 ft. min. at street line Front Yard Setback 25 ft. minimum 50 ft. minimum Rear Yard Setback 20 ft. minimum 40 ft. minimum Side Yard Setback 6 ft. one story 10 ft. minimum 8 ft. two stories 37.5 ft. minimum on 10 ft. - three stories corner lot 15 ft. on street side for corner lot except when additional side yard is required to prevent motor vehicles from parking on the sidewalk. Maximum Height 3 stories or 40 ft. 2.5 stories or 35 ft. Permitted Uses in the R-2 (Low-Density Residential) District. The following uses are permitted uses in the R-2 zoning district: Single-family dwellings Two-family dwellings Multiple-family dwellings if constructed or under construction prior to November 1, 1983, and if originally designed and built pursuant to a zoning and building permit as a multiple-family dwelling, not a conversion, as evidenced by the plans on file with the Chief Building Official Cemetery Golf course, except miniature golf courses and driving ranges operated for commercial purposes Country club Places of worship Private schools having curriculum similar to that offered by public schools Public schools Supervised Group Homes R-2 Zoning/R-2 PUD Zoning. The developer has requested a zoning designation of R-2 PUD to accommodate the proposed 264-unit apartment complex. A Planned Unit Development (PUD) Plan must be approved by the City Council before the apartment complex would be allowed in an R-2 zoning district. The PUD designation for the subject property must be approved by adopting an ordinance designating the land as a PUD Overlay Area. The application has been amended, at this time, to request a zoning designation of R-2 until such time that the City accepts the application for PUD approval. It is anticipated that the PUD application will be accepted by the City in the next few days. The PUD proposal will then be processed by the City on a separate time schedule from the rezoning request. Separate public hearings will be conducted for the R-2 zoning and the PUD zoning designation. A zoning designation of R-2 allows the construction of single-family and two-family dwellings, but does not allow new apartment buildings that contain three or more dwelling units. If the subject property were rezoned to R-2 (Low-Density Residential), but the PUD designation was not approved, the property owner could divide the subject property into lots for any of the permitted uses. If the property is not subdivided into more than one lot, this would permit the property owner to construct two single or two-family dwellings on the entire 31.21 acres. Without extension of sanitary sewer to the subject property, the two buildings would be constructed with septic tank and drain fields as the waste disposal system. Traffic Impact Analysis. Two access drives are proposed as part of the proposed site plan for the subject property. One access to the apartment complex will be located to the north on Oakwood Road. A second access to the site will be located on the east boundary of the site onto Elwood Drive extended. Oakwood Road is a two-lane rural section road with drainage swales on either side. Elwood Drive, south of the intersection with Oakwood Road, is a gravel County Road. A traffic impact analysis has been completed by a registered professional engineer under the laws of the State of Iowa. The developer has indicated that 264 apartment units are proposed for the subject property. Given this number of dwelling units, the traffic engineer has projected the total weekday A.M. peak hour trips generated at 133 and the total weekday P.M. peak hour trips at 160 at ultimate build out of the site. The table below shows the peak hour trip rates and total trips. 8 TRIP GENERATION Period Direction Trip Rate Units Total Trips A.M. Peak Enter 0.1 264 27 A.M. Peak Exit 0.4 264 106 P.M. Peak Enter 0.4 264 106 P.M. Peak Exit 0.2 264 54 The distribution of traffic from this site, as projected by the traffic impact analysis, shows 70 percent of the traffic entering and exiting the site by the north access at Oakwood Road and 30 percent by the east access at Elwood Drive. Twenty (20) percent of the traffic would move east/west on Oakwood Road (west of Elwood Drive), 30 percent of the traffic would move east/west on Airport Road (east of Elwood Drive), 45 percent of the traffic would move north/south on Elwood Drive (north of Oakwood Road) and five (5) percent of the traffic would move north/south on Elwood Drive extended (south of Oakwood Road). Recommendations of the Traffic Impact Analysis include the following: • That Elwood Drive be a two-lane, hard-surfaced street from Airport Road south to the south property line of the project; • That stop sign control be retained for the Elwood/Oakwood intersection and that stop conditions be implemented for each of the site drives; and • That a left turn bay be constructed for westbound traffic on Oakwood Road at the north site drive. If the development proposal is approved, Oakwood Road will be upgraded to a three- lane street with acceleration and deceleration lanes at the Oakwood Road access. This will be part of the required public improvements for the proposed apartment complex. Elwood Drive will be upgraded to a two-lane paved street with additional right-of-way dedicated to the City for the possible future construction of an additional traffic lane as part of the required public improvements for this development. Bicycle Route Master Plan. The Bicycle Route Master Plan includes a bicycle route along the south side of Oakwood road. This route will continue west on Oakwood Road to State Avenue, then north on State Avenue. It also will extend east on Airport Road. 9 A bicycle path is also needed along the east boundary of the site next to Elwood Drive. This bicycle route is planned for future extension both north and south along Elwood Drive. The developer will be responsible for the cost of constructing the bicycle paths at the time of subdivision approval. Cy-Ride Bus Route. The subject property would be served by the Cy-Ride "Brown" bus route. This route also serves Oakwood Apartments on the north side of Oakwood Road and the ISU Research Park. Currently, the Research Park is served on an hourly interval. The proposed apartment development will help to support this route. As the ISU Research Park grows, it may be possible to add more service to this particular bus route. Cy-Ride is interested in using this development site as a turnaround area for the "Brown" route. Impacts on the Neighborhood. The proposed rezoning is consistent with the R-3 (Medium-Density Residential) and P-C (Planned Commercial) zoning to the north and the Story County A-1 (Agricultural) zoning to the east, south, and west. It is anticipated that the development of the subject property will function as a transitional area and will be compatible with existing residential and future commercial development to the north, future industrial development to the east, and residential development to the south and west of the subject property. STAFF COMMENTS: Based on a review of the rezoning request, staff believes the R-2 zoning classification is consistent with the LUPP Map designation of RL (Residential: Low-Density) and is compatible with the zoning and land use of surrounding property. This development will function as a transitional land use between future commercial/industrial development to the north and east and future low-density residential development to the south and west. City Council adopted the LUPP Map designation of RL (Residential: Low- Density) with stipulations regarding the developer's responsibilities for public improvements. The stipulations will become part of a Developer's Agreement that requires approval by the City Council prior to approval of the Conceptual Development Plan (CDP) and the Planned Unit Development (PUD) Plan. Additional details of the provisions to be included in the Developer's Agreement will become available once City staff has reviewed the CDP and PUD applications. 10 The stipulations for approval of the RL LUPP Map designation, as they relate to public improvements, are described below: 1. The developer of the property is responsible for the cost of street improvements necessary to construct a third lane for left/right turns and acceleration and deceleration lanes for the access on Oakwood Road. The third lane will extend from the intersection of Elwood Drive and Oakwood Road to the west property line of the subject property; 2. The developer of the property is responsible for the cost of constructing a bicycle path along the south side of Oakwood Road and the west side of Elwood Drive; 3. The developer of the property is responsible for one-half (1/2) of the cost of extending two (2) lanes of Elwood Drive to the south property line of the subject property; 4. The developer of the property is responsible for one-half (1/2) of the cost of extending an 8-inch water main in the right-of-way for Elwood Drive to the south property line of the subject property; 5. The developer of the property is responsible for the entire cost of extending an 8-inch sanitary sewer line from Riverside Drive to the west boundary of the subject property; 6. The developer is responsible for all normal costs of public improvements within the subject property; and 7. It must be understood that other requirements will likely be asked of the developer as more detail regarding the project is available through subsequent platting and site planning procedures. The Planning and Zoning Commission reviewed this request at their meeting of August 17, 1994 and recommended that this request be approved. ALTERNATIVES: 1. The City Council can approve the request to rezone 31.21 acres of land generally located southwest of the intersection of Elwood Drive and Oakwood Road from Story County A-1 (Agricultural) to R-2 (Low-Density Residential). 2. The City Council can deny approval of the request to rezone 31.21 acres of land generally located southwest of the intersection of Elwood Drive and Oakwood Road from Story County A-1 (Agricultural) to R-2 (Low-Density Residential). 11 3. The City Council can modify this request to rezone 31.21 acres of land generally located southwest of the intersection of Elwood Drive and Oakwood Road from Story County A-1 (Agricultural) to R-2 (Low-Density Residential). 4. The City Council can table this request and refer it back to City staff and/or the applicant for additional information. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #1, a recommendation to approve the request for rezoning. Following the annexation, the developer will submit CDP and PUD applications for consideration. A Developer's Agreement, that incorporates the stipulations of approval of the LUPP Map Amendment and others that are determined during review of the CDP and PUD, will be required as part of the approval of the CDP and PUD requests. Attachment h\bpo\caf\sussex-r.913 12 CAF APPROVAL SS BK h4 SL JK JP SR To be sent to ORDINANCE NO. AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF AMES, IOWA, ADOPTED BY SECTION 29.5 OF THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA; CHANGING THE BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON SAID MAP AS PROVIDED IN SECTION 29.6 OF THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA; REPEALING ALL ORDINANCES AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND ESTABLISHING AN EFFECTIVE DATE BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa: Section 1: The Official Zoning Map of the City of Ames, Iowa, adopted by Section 29.5 of the Municipal Code of the City of Ames, Iowa, is amended by changing the boundaries of the districts established and shown on said Map in the manner authorized by Section 29.6 of the Municipal Code of the City of Ames, Iowa, as follows: That the following described real estate, generally located at the southwest corner of Oakwood Road and Elwood Drive, will be rezoned from County Zoning and A-1 (Agricultural) to City of Ames R-2 (Low-Density Residential) : PROPERTY DESCRIPTION: The East 32 acres of the Southeast Quarter of the Southeast Quarter, Except the Right-of-Way of the Chicago and Northwestern Railway Company and Except the land lying Southeast of said Right-of-Way, and Except the Public Highway, all in Section 16 Township 83 North, Range 24 West of the 5th P.M. , Story County, Iowa, more particularly described as: Beginning at the Northeast corner of the Southeast Quarter of the Southeast Quarter of said Section 16; thence 5890 44'41" W, 1065. 79 feet along the north line of the South Half of the Southeast Quarter of said Section 16; thence S00000'02"E, 1310.87 feet to the south line of the Southeast Quarter of said Section 16; thence S89051'33"E, 835. 72 feet along said south line to the westerly right-of-way line of the Chicago and Northwestern Railway Company; thence N32029'43E", 429. 17 feet along said right-of-way to the east line of the Southeast Quarter of the Southeast Quarter of said Section 16; thence N00001'S1"W, 955. 70 feet to the point of beginning, containing 31.21 acres, which includes 1.69 acres of existing public road right-of-way. Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of such conflict. Section 3: This ordinance is in full force and effect from and after its adoption and publication as provided by law. ADOPTED THIS day of 1994. Sandra L. Ryan, City Clerk Larry R. Curtis, Mayor saw gaff nF 3 s x xrrE C w ��+�a��� g x�xr r5 a t .ze c• '» ` ws,ia G » 'MIN I F •h`Y 1�53>>� 3 t"' DSyS`.i `�r«u„°`7 c`,�` Z;�S<^�� ��' ...r. `? .•z ..w x..,,�.^``.•�'? -»i�>�a��s�� � ' �.ir��l`�x.�e�'i�s:c>',£'x` '"?`eiy?�{' �..''�."��:F�.'.� �':>'£•:: IOWA �..,�'. u: ..z ....Ai>;•. ,.,L�;;;,�>.�' .a•t' s,2R. .:�:E w..<< as �' a a:L°... :� °`ir3•' 'z; ?ABii: �>'i,,�,"``fi.':r: vim, s.. �R.'� <'� v:9. ,,h::�v ..°'4::..:.Yr."':6qr ��n...r:... �'"M.:�.YE'.' Yi{'.'t,F:' .3.� `).. '•,Y.,: '�,. � ..�.: S<v }. .. 5,'E..n ...�uav::.'..:.w v`tx;tt.pp•..,: i;.. �y :>SrC: ':R »a.: ,:.s. sA4:. ,•r:`£r:: -2`:a' :%:Y.:i ..2A ...F:. .`�7: O: r] L! ,! 4> l:R`, "1�>..AR'. e,` .;Q.:. i1;,3 ;iN�": �J^5.9'lv;'«+.�.,i 4 ',�,s•.:)r.. %:W..< ..h: :W.'��"h>6__�a851'+�1Q::i�ll H ':::1�59Q?,7, n <.�:?ar�;..`� `Oar �•�:: s1Q':��J4 a v t35��79,.t •...�:�r��'�t :���Xr ; CORPORATION LINE OAKN AD -NW CORNER Q NE CORNER V SW1/4, SE1/4 SE1/4, SE S/4 SEC. 16-83-24 SEC. ]6-81 4 I.P. FOUND UNDEVELO ED AREA 24 I.P. FOUND n o w f� U o in Ln n ccw w �`p2P rn� w O cc w< cj�0' 3 \ a Ld PARCEL 'A' o L'l EA v wN 31.21 ACRES TOTAL o 0 w -1.69 ACRES ROAD O c 29.52 ACRES NET Z Z O O W W J O ul w O w O �v 3 Ul J J�- W W W N SO Ln ' Ln 3 N S1/4 CORNER 20 m SEC. 16-63-24 I.P. SET I.P. FOUND (TYP.) S89'5] '33"E 247. 15' S89'51 '33'E 835.72' /od S. LINE OF THE SE1/4. SEC. 16. 10 � 23 76' • = I.P. FOUND °� /cP • �r GRAPHIC SCALE 1"=300' c SEC.CORNER 24 SE CORNER PIPE FOUND 0 300 600 900 PROPRIETOR. Survey Description - Parcel 'A'. The East 32 acres of the Southeast Quarter of the Southeast Quarter, Except the Right-Of-Way of the Chicago and Northwestern Railway Company and Except the land lying Southeast of said Right-of- Way, and Except the Public Highway, all in Section 16, Township 83 North, Range 24 West of the 5th P.M., Story County, Iowa, more particularly described as: Beginning at the Northeast corner of the Southeast Quarter of the Southeast Quarter of said Section 16; thence S89'44'41"W, 1065.79 feet along the north line of the South Half of the Southeast Quarter of said Section 16; thence S00'00'02"E, 1310.87 feet to the south line of the Southeast Quarter of said Section 16;,thence S89"51'33"E, 835.72 feet along said south line to the westerly right-of-way line of the Chicago and Northwestern Railway Company; thence N32'29'43"E, 429.17 feet along said right-of-way to the east line of the Southeast Quarter of the Southeast Quarter of said Section 16; thence N00 01'51"W, 955.70 feet to the point of beginning, containing 31.21 acres, which includes 1.69 acres of existing public road right-of-way. Certification: I hereby certify that this land surveying document was made by me or under my direct personal supervision and that I am a duly Registered Land Surveyor under the laws of the State of Iowa. obe L. to o L.S. !! 5 �`' �sT� G My registration is due for renewal on December 31 1994 ' Stumbo and As"s'Otiates-L'and Surveying, Inc. Job #11126 Box 1664 110 North Duff Avenue 1 Ames, Iowa 50010; Date:9/23/93 �• 0 vi a Ph.#(515)233-3689 Fax#(515)233-4403 l''••,.,, pQ . . q'yd SUR�� 4 C ^Ri /OF ( TH 16TH S r N G E 24 w E S 7 • - - - --- -- ci A-1Pvp • =.•; A-1 R. R_2 R- • • N Op _ •��: R I* S wKiO.� p < R�-10 - 2 - r r y .. 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