HomeMy WebLinkAboutA001 - Council Action Form dated May 23, 1995 e }
ITEM #: G�
DATE: 05/23/95
COUNCIL ACTION FORM
SUBJECT: PUBLIC HEARING TO CONSIDER A REZONING OF PROPERTY,
LOCATED EAST OF THE CHICAGO NORTHWESTERN RAILROAD AND NORTH OF
BLOOMINGTON ROAD FROM A-1 TO R1-6 AND FROM A-1 AND R1-6 TO A
RESTRICTED R-2 WITH A ZONING AGREEMENT TO RESTRICT DENSITY TO NINE
(9) UNITS PER ACRE.
ACTION FORM SUMMARY: This is a request to approve the rezoning of 82.9 acres of
land from A-1 to 111-6 and from 111-6 and A-1 and a Restricted R-2 that will restrict the
density to nine (9) units per acre.
The Planning and Zoning Commission and staff recommend approval of this rezoning with
the stipulation that the density not exceed nine (9) units per acre for the two R-2 rezoning
areas.
BACKGROUND:
The applicant is requesting that the City rezone 82.9 acres of land. There are three
separate parcels that are part of this rezoning. Parcel A is an 11.865 acre piece of land
in the northeast portion of the site, which is being requested to be rezoned from A-1
(Agricultural) and R1-6 (Low-Density Residential) to a Restricted R-2 (Low-Density
Residential) designation. In all likelihood the developer will be requesting a PUD
(Overlay) in order to develop a PUD in the future with town homes at a density not to
exceed nine (9) units per acre. A second parcel in the northwest portion of the site,
which contains 12.796 acres, is also being requested to be rezoned from A-1
(Agricultural) to a restricted R-2 (Low-Density Residential) designation. This area will also
be an area in the future where a PUD (Overlay) will be requested for townhomes at a
density not to exceed nine (9) units per acre. The rezoning of the remainder of the site,
which is shown as Parcel B and contains 58.274 acres of land, is a request to rezone
from A-1 (Agricultural) to R1-6 (Low-Density Residential) in order to develop lots for
single-family homes as a continuation of the single-family development in Bloomington
Heights, and a future school site is also included in the R1-6 district.
The legal descriptions of Parcels A, B, and C are attached.
The reason given by the applicant for the proposed rezoning is to develop single-family
detached lots as a continuation of the Bloomington Heights development, to provide for
a future school site, and to create an opportunity to develop townhomes on Parcels A and
C. Parcel A is a portion of the approved Bloomington Heights CDP, and this area was
previously intended for lots for single-family detached housing. The property where
Parcels B and C are located has not had a plan developed for them previously.
' r ,
The Land Use Policy Plan (LUPP) Map designation for the entire site is RL Residential:
Low-Density, which allows one (1) to nine (9) units per acre.
Concurrent with this rezoning request, is a request for approval of a revised
Conceptual Development Plan (CDP) for Bloomington Heights, which includes 252
lots. Planned Unit Development (PUD) plans for Parcels A and C have not been
submitted at this time, however, the developers are requesting a restricted R-2
zoning designation with restrictions to the density and the type of expected units,
as stated above. The density within these future PUD areas will be limited to nine
(9) units per acre. This will occur through the use of a "Zoning Agreement" that
must be approved as part of this rezoning request. This "Zoning Agreement" is
provided for in Section 414.5 of the Code of Iowa.
ANALYSIS:
Zoning District. Most of Parcel A has been zoned R1-6 (Low Density Residential) since
1991 when the original Bloomington Heights site was zoned R1-6 after annexation. The
remainder of Parcel A, which is in Section 28, along with Parcels B and C were zoned
A-1 upon the completion of the annexation of the former Iowa Methodist property in
February of 1995.
Existing Land Use/Zoning
Property Land Use Zoning
Subject Property Agricultural A-1 (Agricultural)
R1-6 (Low-Density Residential)
North of Site Agricultural A-1 (Agricultural County)
East of Site Agricultural R1-6 (Low-Density Residential)
S.F. Residential
South of Site Agricultural R1-10 (Low-Density Residential)
S.F. Residential
West of Site Railroad A-1 (Agricultural County)
Agricultural
The subject property is located about 350 feet north of Bloomington Road, east of the
Chicago Northwestern Railroad tracks, south of an existing agricultural area, and west of
Bloomington Heights Plats 1, 2, 3, and 4. The developed part of this area of the
community is located to the east and south of the site. It consists of single-family
detached residential development in the developed portion of Bloomington Heights,
single-family detached and single-family attached housing in the Stonebrooke PUD, and
single-family detached housing south of Bloomington Road in the Parkview Heights
development.
2
Land Use Policy Plan. The subject property is designated as RL (Residential: Low-
Density) on the 1988 Land Use Policy Plan Map. The RL designation allows between
one (1) and nine (9) units per acre. The following goals and policies from the Land Use
Policy Plan (LUPP) apply to this zoning amendment 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 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.
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.
B.2. GOAL:
To effectively link all residential neighborhoods to a transportation 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, educational and religious institutions
will be encouraged to develop on the periphery of neighborhoods so as to
be accessible from arterial streets.
3
The proposed rezonings are consistent with the LUPP Map designation of RL
(Residential: Low-Density), since the R1-6 designation allows up to 7.2 units per acre and
the developers are requesting a limit of nine (9) units per acre on the areas proposed for
R-2 PUD through the use of a Zoning Agreement, and with the goals and policies for
residential development in the community as outlined in the LUPP. These proposed
rezonings will allow for a wide choice of housing adjacent to existing development, which
will be linked to the City's present future transportation network.
Utilities. Utilities are adequate to serve the proposed development.
Water:
12-inch and 16-inch water mains in Bloomington Road, 8-inch water
mains in Eisenhower Avenue, and a 6-inch water main in Windfield
Drive.
Sanitary Sewer:
8-inch sanitary sewer mains in Bloomington Road, in Eisenhower
Avenue, in Stone Brooke Road and in Windfield Drive.
Storm Sewer:
There is an existing storm sewer in Eisenhower Avenue that is 30
inches in diameter adjacent to this property. A storm water
management plan will be completed for this site as part of the
platting process.
Electric: This site can be adequately served by the City's electric utility. The
electric transmission and distribution line along the existing county
road will need to be relocated on a phase by phase as the
Bloomington Heights Subdivision develops at the developers
expense.
Access/Traffic Impact. Access to the rezoning sites will be from the new streets that
will be constructed as part of the revised and expanded CDP for Bloomington Heights.
The major north-south County road that extends north from Bloomington Road and
follows the eastern boundary of Parcel B, will be relocated to the west as part of the new
street system for Bloomington Heights Subdivision.
A traffic impact study has not been required for this rezoning, however, the developers
have worked with staff to include Eisenhower Avenue, Hyde Avenue, and Stone Brooke
as collector streets, and Harrison Road as a future east-west arterial street as part of the
platting process for Bloomington Heights. This is a low-density residential development
and the traffic will be appropriately directed from the local streets to the collectors and
then to the arterial system as the Bloomington Heights Subdivision is developed.
4
STAFF COMMENTS:
Staff believes that these rezonings are consistent with the Land Use Policy Plan for the
City, however, because of the specific locations of the two restricted R-2 rezoning areas,
which are tied to the future street design of the revised CDP for Bloomington Heights
Subdivision, approval of the proposed rezonings should be dependent on the approval
of the revised CDP. The City Council should be aware that in all likelihood the applicant
will be coming back to the City seeking an approval from the city Council for a PUD
zoning overlay and the approval of a specific PUD plan.
The Planning and Zoning Commission reviewed this request at their meeting of May 3,
1995 and recommended that this request be approved.
ALTERNATIVES:
1. The City Council can approve the request to rezone the three parcels, located
north of Bloomington Road and east of the Chicago Northwestern Railroad tracks
from A-1 and R1-6 to R1-6 and a restricted R-2 zoning designation, with the use
of a Zoning Agreement that restricts the density of nine (9) units per acre, and with
the stipulation that the rezoning is contingent upon approval of the revised CDP
for Bloomington Heights.
2. The City Council can deny approval of this request to rezone the three parcels,
located north of Bloomington Road and east of the Chicago Northwestern Railroad
tracks, from A-1 and R1-6 to R1-6 and a restricted R-2 zoning designation, with
the restriction that density not exceed nine (9) units per acre.
3. The City Council can approve this request with modifications.
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.
This will approve the rezoning of the three parcels, as requested by the developer. This
will also approve the Zoning Agreement that restricts the density in the R-2 areas to no
more than nine (9) units per acre, which is consistent with the Land Use Policy Plan of
the City. This approval will allow the developer to proceed with the subdivision phases
of this project.
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