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HomeMy WebLinkAboutA002 - Council Aciton Form dated July 25, 1995 ITEM #: 4=23alg DATE: 07/25/95 COUNCIL ACTION FORM SUBJECT: PUBLIC HEARING TO CONSIDER A REZONING OF PROPERTY LOCATED IN THE 400 BLOCK OF SOUTH DAKOTA AVENUE (FORMERLY KNOWN AS SOUTH DAKOTA PARK). ACTION FORM SUMMARY: This is a request to rezone property located in the 400 Block of South Dakota Avenue from A-1 (Agricultural) to R-2 (Low-Density Residential). This request also includes the approval of a Zoning Change Agreement (contract zoning). The Planning and Zoning Commission have recommended that the R-2 rezoning request not be approved and that the property be rezoned to 192-7. The staff recommends approval of the rezoning request and the approval of the Zoning Change Agreement. BACKGROUND: The applicant is requesting that the City rezone 10.795 acres from A-1 to R-2 in the 400 block of South Dakota Avenue. The legal description for this property is attached. The reason given by the applicant for the proposed rezoning is that he is unable to develop the land with the existing zoning. The Land Use Policy Plan (LUPP) map designates the subject property as appropriate for development as RL (Low-Density Residential). The density range is one (1) to nine (9) dwelling units per acre. From the beginning of this request, a number of neighborhood residents have expressed a concern about the loss of South Dakota Park. A plea was made to the City Council urging the City to do anything possible to save South Dakota Park. Ultimately, the neighborhood residents progressed to the point where they are willing to conduct a fund raising campaign as a means to purchase approximately 2.5 acres for a neighborhood park. On April 5, 1995, the Planning and Zoning Commission tabled the rezoning request for property in the 400 block of South Dakota Avenue and referred it back to the applicant and City staff for additional information. The Commission specified that the request for rezoning be tabled to enable the developer and the neighborhood to reach an agreement on the purchase of a portion of the subject property for use as a park. The progress that has occurred on the purchase of the park is listed as follows: 1. The property was purchased by Mr. Cochrane and an option for the northwesterly five acres has been secured by Mr. Joe Chang. 2. Mr. Cochrane and the neighborhood association have come to an agreement on the terms of the purchase of the 2.47 acre parcel shown on the attached plan. 3. The neighborhood association has initiated a fund raising campaign and has already received pledges for more than half of the purchase price. 4. The neighborhood association has secured the support and advice of the Ames Foundation to act as their agent in handling the tax deductible contributions and dispersing the rent until the closing date. 5. The neighborhood association has retained a local attorney to finalize the agreement with Ev Cochrane & Associates. 6. The City's playground equipment has been removed from the site and Mr. Cochrane has entered into negotiations with the Park and Recreation Department to allow continued use of the site as public open space in return for mowing of the site by the Parks and Recreation Department maintenance staff. ANALYSIS: Zoning District. The subject property has been zoned as A-1 (Agricultural) since it was annexed in 1975. Existing Land Use/Zoning. Property Land Use Zoning Subject Property Park A-1 (Agricultural) North of Site S.F. Residential R-2 (Low-Density Residential) T.F. Residential East of Site S.F. Residential R-2 (Low-Density Residential) T.F. Residential South of Site S.F. Residential R-2 (Low-Density Residential) West of Site S.F. Residential R1-6 (Low-Density Residential) Vacant M.F. Residential R-3 (Medium-Density Residential) 2 Land Use Policy Plan. The following goals and policies from the Land Use Policy Plan (LUPP) apply to this LUPP Amendment proposal: 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.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. RESIDENTIAL Community Priorities Maintain and enhance the integrity and character of existing residential neighborhoods. 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.1.1. 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 redevelopment 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. 3 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. E. INFRASTRUCTURE Community Priorities Encourage redevelopment, where appropriate, in existing areas in order to preserve prime agricultural land contiguous to the community. Encourage infill of existing urbanized areas of the community. H.1.2. Policy: Development of those areas within the Municipal Urban Service Area that presently are not being utilized for urban uses will be encouraged. H.1.3. Policy: Land presently served by the existing infrastructure system will have development priority over those areas not presently served. Utilities. Utilities are adequate to serve the proposed development. Water: 14-inch water main on South Dakota Avenue Sanitary Sewer: 18-inch sanitary sewer on South Dakota Avenue Storm Sewer: None existing. Storm water would drain into College Creek. 4 Electric: Service will be provided by the City of Ames. Access/Traffic Impact. The subject property includes 10.795 acres of land area. At a maximum density of nine (9) dwelling units per ace for the RL land use designation on the LUPP Map, the subject property could support 97 dwelling units. At a maximum traffic volume of 10 trips per day, generated by each dwelling, the volume of traffic on South Dakota Avenue would increase by 970 vehicles per day. South Dakota Avenue is an arterial street with a current traffic volume of 3,600 vehicles per day. The capacity exists to accommodate the additional traffic on South Dakota Avenue. If duplexes were constructed on this property, a maximum of 48 duplexes could be constructed on the subject property. At a maximum traffic volume of 12 trips per day generated by each duplex, the volume of traffic on South Dakota Avenue would increase by 576 vehicles per day. The capacity exists to accommodate this additional traffic on South Dakota Avenue. MAXIMUM DEVELOPMENT LIKELY DEVELOPMENT USE UNITS TRAFFIC VOLUME USE UNITS TRAFFIC VOLUME S.F. 97 970 S.F. 3 30 or or Duplex 48 576 Duplex 3 36 TOTAL 66 vpd Information available to staff at this point indicates that the developer anticipates the construction of four (4) dwellings units, although no formal decisions have yet been made on the division of this property into lots. The developer has not submitted a Conceptual Development (CDP) for this property. City staff believes that the development of this property should be limited to one access onto South Dakota Avenue. This will be a street that must align with the Clemens Boulevard/South Dakota Avenue intersection west of the subject property. The sketch plan, submitted by the developer, shows a cul-de-sac onto south Dakota Avenue south of Clemens Boulevard. This proposed street should be relocated to line up with Clemens Boulevard, since South Dakota Avenue is an arterial street. In the future, South Dakota Avenue will be widened to four lanes. As part of a development agreement, at the time of platting of this property, staff will recommend that cash be deposited in escrow for the future construction of the outside lane. The City will then construct the additional lane at the appropriate time as part of the planned widening of South Dakota Avenue. _5 A bicycle path is planned for the west side of South Dakota Avenue. Comparison of Bulk Regulations. -------------- A-1 Agricultural R-2 (Low-Density Residential) F[LotArea Single-Family Dwelling - 43,560 Square Feet S.F.: 6,000 Square Feet Lot Width 35 Feet for Single-Family Dwelling at Street Line 35 Feet at Street Line 100 Feet for Single-Family Dwelling at Building Line 50 Feet at Building Line Front Yard 50 Feet Minimum 25 Feet Minimum Rear Yard 50 Feet Minimum 20 Feet Minimum Side Yard 20 Feet Minimum 6 Feet - 1 Story 8 Feet 2 Stories 10 Feet - 3 Stories 15 Feet Street Side for Corner Lot Maximum Height 3 Stories or 40 Feet (with exceptions) 3 Stories or 40 Feet As stated earlier, neighborhood residents are progressing with the acquisition of a portion of the area that is being requested for rezoning. In addition to expressing a concern for the loss of South Dakota Park, neighboring residents have also expressed a concern about the R-2 rezoning and the potential for a large number of duplexes being constructed on the property. The neighboring residents believe that a rezoning of the park property to R2-7 would be more consistent with the existing land use pattern. As a compromise, staff has developed a "Zoning Change Agreement" as provided for in Section 414.5 of the Code of Iowa. This agreement would provide for a zoning designation of R-2 but would limit the number of duplex units to one duplex for every 2.159 acres. The applicant and neighboring residents are favorable to this approach. (A copy of the Zoning Change Agreement is attached.) STAFF COMMENTS: Rezoning of the subject property from A-1 (Agricultural) to R-2 (Low-Density Residential) is consistent with the Land Use Policy Plan (LUPP) in the following ways: 1. Development of the subject property provides another location for housing to meet the need for additional housing in Ames. 2. Development as single-family and/or two-family residential maintains the integrity and character of existing adjacent residential neighborhoods. 6 3. New housing constructed on the subject property will utilize existing public facilities, including street systems and utilities. 4. This is an example of infill in an existing urbanized area of the community. 5. The use of a Zoning Change Agreement limits the number of duplex units, which is favorable to the applicant and the adjacent residents. ALTERNATIVES: 1. The City Council can approve the request to rezone approximately 10.79 acres of land in the 400 block of South Dakota Avenue from A-1 (Agricultural) to R-2 (Low-Density Residential), along with the approval of a Zoning Change Agreement as recommended by staff. 2. The City Council can approve the request to rezone approximately 10.79 acres of land in the 400 block of South Dakota Avenue from A-1 (Agricultural) to 192-7 (Low-Density Residential), as recommended by the Planning and Zoning Commission. 3. The City Council can deny approval of the request to rezone approximately 10.79 acres of land in the 400 block of South Dakota Avenue from A-1 (Agricultural) to R-2 (Low-Density Residential). 4. The City Council can approve this rezoning request with modifications. 5. 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 request of the property in the 400 block of South Dakota (South Dakota Park) from A-1 to R-2 with the restrictions that are contained in the Zoning Change Agreement. This agreement will limit the number of duplex structures that can be constructed on this property. Attachment h\bpo\caf\s-dako1a.621 7 CAF APPROVAL SSA_ BK SL JK JP SR To be sent to Co ch rQne �'r0Box109 ATou—,o- 1� ENGINEERING PLUS, INC. 319 West Lincoln Way, Suite 2 Ames, Iowa 50010-3317 (515) 232-8553 FAX (515) 233-5976 Kenneth D. Janssen, P.E.,L.S. Engineers Randy D. Lueth, ASLA Planners Craig L. Nelson, P.E. Land Surveyors Paul R. Popelka, ASLA, AICP Landscape Architects Date: June 6, 1995 RECEIVES To: Planning and Zoning Commission ?' City of Ames 515 Clark i1CPT PLAIN, HC'ur Prt;� Ames, Iowa 50010 � Re: Rezoning Petition for 400 South Dakota Ave. (formerly South Dakota Park) From: Randy Lueth, for Ev Cochrane Assoc. We request that the Petition to rezone this property from A-1 to R-2 be reconsidered by the Planning and Zoning Commission at the meeting on June 21 ,1995. The following items have been accomplished since the April 5th meeting when the petition was tabled. 1 . The property was purchased by Mr. Cochrane and an option for the northwesterly five acres has been secured by Mr. Joe Chang. 2. Mr. Cochrane and the neighborhood association have come to an agreement on the terms of the purchase of the 2.47 acre parcel shown on the attached plan. 3. The neighborhood association has initiated a fund raising campaign and has already received pledges for more that half of the purchase price. 4. The neighborhood association has secured the support and advise of the Ames Foundation to act as their agent in handling the tax deductible contributions and dispersing the rent until the closing date. 5. The neighborhood association has retained a local attorney to finalize the agreement with Ev Cochrane Assoc. 6. The City's playground equipment has been removed from the site and Mr. Cochrane has entered into negotiations with the Park and Recreation Dept. to allow continued use of the site as public open space in return for mowing of the site by the Park & Rec. Dept. maintenance staff. Mr. Cochrane continues to request that the property be rezoned to R-2 because this is consistent with the surrounding properties and offers the greatest protection in the event of default by Joe Chang or the neighborhood association. 5 ID CL Cr. fl �. E o t Aplin Road f',1• �NEIGNBOf�N00 ���• T, PARK Wellons Cir., 2.41 AC62E$- — — 5,021AGR , llluuu Harris Street Clemens Blvd. 11 "4411 -�� � oLS�,VEL© ,M NT ARCftL �i -- ACES � � - '1 - _ ------- - ------ 20 100 1•i c- - '� 0 60 200 R LUE74 4AS/55 U011/2M-MAP.DLLs DEVELOPMENT CONCEPT 3 400 Block of South Dakota Avenue formerly South Dakota ParkCaPE, ENGINEERING PLUS INC. > a - R m -C '° 3 — E„ -- — ` - a a _ Aptin Road i rr R-2, R-37"71 _ CC 1,1 WellonslCir.. (6'xis',tii�g zoning) RT2 e. �{j , `(pr:o,p�o� d zoni'n ) R1-6 a I _ Harris Street Clemens Blvdl Li 20 100 I•' <- - --- Ilk 0 so 200 'sZ Il L--- R LL TN 31V.1%5 940"12 -MAp,W, REZONING PETITION 400 Block of South Dakota Avenue L� formerly South Dakota Park Developer: Everett Cochrane Assoc., 207 Stanton Ave. ENGINEERING PLUS INC. 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