HomeMy WebLinkAboutA001 - Council Action Form dated October 8, 1996 ITEM #: .30
DATE: 10/08/96
COUNCIL ACTION FORM
SUBJECT: REZONING OF 0.50 ACRES OF LAND, LOCATED AT 3311 EMERALD
DRIVE, FROM R1-10 (LOW-DENSITY RESIDENTIAL) TO R-3 (MEDIUM-DENSITY
RESIDENTIAL).
ACTION FORM SUMMARY: This is a request to rezone the subject property for
multiple-family development on property located on the west side of Emerald Drive, south
of Jewel Drive.
Three (3) members of the Planning and Zoning Commission voted in favor of the rezoning
request and three (3) members voted in opposition of this request.
Staff is recommending approval of this rezoning request.
BACKGROUND:
The applicants are requesting that the City rezone 0.50 acres of land from R1-10
(Low-Density Residential) to R-3 (Medium-Density Residential).
The legal description is attached to this report.
The reason given by the applicant for the proposed rezoning is to create a uniform zoning
designation with the property adjacent to the north.
ANALYSIS:
Zoning District. The subject property was zoned as R-1 (Single-Family Residential) at the
time of annexation in the late 1960's. In 1980, the R-1 zoning district became the R1-10
(Low-Density Residential) district as a result of a change in the zoning district designations.
Existing Land Use/Zoning.
Property Land Use Land Use Policy Plan (1988& 1996) Zoning
Subject Vacant 1988: RM (Residential: Medium-Density) R1-10 (Low-Density Residential)
Property 1996: RL (Residential: Low-Density)
North of Vacant 1988: RM (Residential: Medium-Density) R-3 (Medium-Density Res.)
Site 1996: RL(Residential: Low-Density)
East of Vacant 1988: RL(Residential: Low-Density) R1-10 (Low-Density Residential)
Site 1996: RL(Residential: Low-Density)
South of Single-Family 1988: RL (Residential: Low-Density) R1-10 (Low-Density Residential)
Site 1996: RL (Residential: Low-Density)
West of Single-Family RL (Residential: Low-Density) R1-10 (Low-Density Residential)
Site 1996: RL(Residential: Low-Density)
Land Use Policy Plan. The following goals and policies from the Land Use Policy Plan
(LUPP) apply to this rezoning request:
A. GENERAL
Community Priorities
Encourage urban development to occur only within the corporate limits.
• The proposed zoning applies to land located within the corporate
limits.
A.1. GOAL:
To develop land use patterns which make possible a safe and pleasant
environment and enhance social and economic welfare.
• The proposed zoning is consistent with the existing zoning of
properties to the north.
B. RESIDENTIAL
Community Priorities
Maintain and enhance the integrity and character of existing residential
neighborhoods.
• Multiple-family dwellings would be permitted by the proposed zoning.
This type of land use is consistent with the existing zoning of property
adjacent to the north.
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B.1. GOAL:
To provide a wide choice of housing types and locations to serve the
residential needs of the present and future populations.
• The developers intend to construct apartment buildings on the subject
property. Construction of multiple-family dwellings on this property
will contribute toward the supply of housing for current and future
residents of the community.
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.
• Rezoning will enable the construction of a functional new
development on land that was previously undeveloped.
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.
• The subject property is adjacent to existing residential development
and can be served by public utilities adjacent to the property.
B.2. GOAL:
To effectively link all residential neighborhoods to a transportation network which
is safe, efficient and convenient.
• The subject property will be linked to the community's transportation
network by Jewel Drive which connects with South Duff Avenue.
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Proposed 1996 Land Use Policy Plan.
The following portions of the proposed LUPP apply to this rezoning request:
GOAL NO. 1. "...to plan for and manage growth within the context of the community's
capacity and preferences," and "...to manage its growth so that it is more sustainable,
predictable and assures quality of life."
• Utility capacity exists adjacent to this property to serve the proposed
development.
Objective 1.C. "...a population base of 60,000 - 62,000 ...is targeted within the City."
• Multiple-family dwellings are proposed for the subject property. This will
provide housing for an expanding population base.
GOAL NO. 2. "...it is the goal of Ames to assure the adequate provision and availability
of developable land, and ... to guide the character, location and compatibility of growth with
the areas natural resources and rural areas."
• The City is guiding the development of the subject property as a logical area
for development.
Objective 2.13. "Ames seeks to assure the availability of sufficient suitable land resources
to accommodate the range of land uses that are planned to meet growth. Sufficient land
resources shall be sought to eliminate market constraints."
• The rezoning proposal contributes toward this objective.
Objective 4.13. "...physically connect existing and new residential and commercial areas
through the association of related land uses and provision of an intermodal transportation
system."
• The proposed development will be integrated with the surrounding land uses
and the transportation system.
GOAL NO. 5. "...establish a cost-effective and efficient growth pattern for development in
new areas, and ... to link the timing of development with the installation of public
infrastructure including utilities, multi-modal transportation system, parks and open space."
• This is a development of an in-fill area for which utilities are available.
4
Objective 5.C. "Ames seeks the continuance of development in emerging and in-fill areas
where there is existing public infrastructure and where capacity permits."
• This objective is met by the proposal for development of this in-fill area.
Objective No. 6. "...increase the supply of housing and to provide a wider range of
housing choices."
• Construction of multiple-family units will increase the supply of housing in the
community and will provide a wider range of housing choices in this area.
Consistency of the Development (Rezoning) Proposal with the 1996 Land Use Policy
Plan (LUPP) Map. The 1988 LUPP Map designated the subject property as RM
(Residential Medium-Density), which allows 10 to 22 dwelling units per gross acre. The
1996 LUPP Map designates the subject property as Low-Density Residential. A Low-
Density Residential designation on the 1996 LUPP Map allows development at an average
density of six dwelling units per net acre.
The 1996 LUPP includes a paragraph that states, "it is recommended that residential
developments that are ... currently under construction keep their current zoning
densities... . This will serve to limit the creation of non-conforming uses and
properties." The 1996 LUPP goes on to state, "It is not the intention of this Plan to
create a great degree of non-conforming uses and properties as a result of new
regulations that may be developed to implement this Plan. Where uses of land exist
in the ... New Lands area, these should be allowed to remain with respect to use and
other applicable zoning requirements where they lawfully exist."
City staff believes it is the stated intent of the City Council, with regard to the 1996 LUPP,
to not change previously planned densities (1988 LUPP) in developed areas of the
community. Although the paragraph above does not clearly describe this, nor does it
discuss redevelopment, staff asserts that it was the Council's intent to address these
issues. The paragraph should be rewritten to clearly state the Council's position.
Therefore, staff believes the density of the proposed development (9.17 dwelling units per
net acre) is consistent with the Council's intent, as stated in the 1996 LUPP.
Utilities. The utilities in the area are adequate to serve the proposed subdivision.
Water:
Existing: There are 6-inch water mains in the east side of Emerald Drive.
Proposed: No new water mains are proposed.
5
Sanitary Sewer:
Existing: There is an 8-inch sanitary sewer in the center of Emerald Drive.
Proposed: No new sanitary sewer mains are proposed.
Storm Sewer:
Existing: There is a 12-inch storm sewer main in the south side of Jewel
Drive, and a sump line in Emerald Drive.
Proposed: No new storm sewer mains are proposed.
Electric: Iowa Electric will serve the subject property.
Access/Traffic Impact. Access to the area proposed for rezoning will be from Jewel Drive
on the north and Emerald Drive on the east. These streets are designed to accommodate
the traffic generated by development of the subject property.
STAFF COMMENTS:
The subject property is on the dividing line between the RM (Residential: Medium-Density)
and RL (Residential: Low-Density) areas, as shown on the 1988 LUPP Map. The current
zoning of property in this area reflects that dividing line with R-3 (Medium-Density
Residential) zoning to the north and R1-10 (Low-Density Residential) zoning to the east,
south and west of the subject property.
Retaining the zoning of the subject property as R1-10 could be supported by the
surrounding zoning and the fact that the LUPP Map designations of RM and RL meet on
this property.
A decision to rezone the subject property to R-3 is consistent with the land use designation
and the zoning of property to the north. Rezoning to R-3 would enable development of this
vacant property in conjunction with the redevelopment of land adjacent to the north. Staff
supports this position.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed this request at their meeting of October
2, 1996. Three members of the Commission voted in favor of the rezoning request and
three members voted in opposition. The Commission members that voted against this
rezoning did so because of their concern for the affect of future apartment construction on
the existing single-family home that is located immediately south of the site to be
developed. Additionally, their concern is based on the uncertainty at this time with respect
to what will ultimately be constructed on the multiple-family area north of the single-family
home.
6
ALTERNATIVES:
1 . That the City Council approve the request to rezone 0.50 acres of land, located at
3311 Emerald Drive, from R1-10 (Low-Density Residential) to R-3 (Medium-Density
Residential).
2. That the City Council deny approval of the request to rezone 0.50 acres of land,
located at 3311 Emerald Drive, from R1-10 (Low-Density Residential) to R-3
(Medium-Density Residential).
3. That the City Council approve a modification of the request to rezone 0.50 acres of
land, located at 3311 Emerald Drive, from R1-10 (Low-Density Residential) to R-3
(Medium-Density Residential).
4. Action on this request can be postponed for additional information from City staff
and/or the developers.
RECOMMENDED ACTION:
Adoption of Alternative #1 . This would approve the request to rezone 0.50 acres of land,
located at 3311 Emerald Drive, from R1-10 (Low-Density Residential) to R-3
(Medium-Density Residential).
Attachment
h\bpo\caf\jewel-r3.o08
7
LEGAL DESCRIPTION FOR 3311 EMERALD DRIVE
COMMENCING AT THE NORTHWEST CORNER OF THE NW 1/4 NE 1/4 SEC 23 -
T83N-R24W OF THE 5TH PM; AMES, STORY COUNTY, IOWA; THENCE SOUTH
ALONG THE WEST LINE OF SAID NW 1/4 NE 1/4 TO THE NORTH LINE OF EMERALD
SUBDIVISION; THENCE EAST ALONG THE NORTH LINE OF EMERALD SUBDIVISION
267.5 FEET; THENCE SOUTH 100 FEET TO THE POINT OF BEGINNING; THENCE
SOUTH 100 FEET; THENCE EAST TO THE CENTERLINE OF EMERALD DRIVE;
THENCE NORTH ALONG THE CENTERLINE OF EMERALD DRIVE 100 FEET; THENCE
WEST TO THE POINT OF BEGINNING.
CONTAINING 0.568 ACRES MORE OR LESS.
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