HomeMy WebLinkAboutA002 - Council Action Form dated July 30, 1996 ITEM #:
DATE: 07/30/96
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE AN ORDINANCE REZONING 39.16 ACRES OF
LAND FROM R-3 (MEDIUM-DENSITY RESIDENTIAL), 3.92 ACRES FROM R-2 (LOW-
DENSITY RESIDENTIAL), AND 2.27 ACRES FROM P-C(PLANNED COMMERCIAL)TO
R1-6 (LOW-DENSITY RESIDENTIAL) GENERALLY LOCATED IN THE NORTHRIDGE
PARKWAY SUBDIVISION SOUTHWEST OF GEORGE WASHINGTON CARVER
AVENUE AND NORTH OF ASPEN DRIVE.
ACTION FORM SUMMARY: This is a request to rezone the subject property for single-
family residential development. The developers propose to substitute medium-density
residential development that will be lost if this rezoning request is approved with medium-
density residential development on land located east of the subject property in an area
commonly referred to as the "Taylor Farm".
Approval of this request for rezoning is recommended with the stipulation described in this
report.
BACKGROUND:
The applicants are requesting that the City rezone 39.16 acres of land from R-3 (Medium-
Density Residential), 3.92 acres from R-2 (Low-Density Residential), and 2.27 acres from
P-C (Planned Commercial) to R1-6 (Low-Density Residential) in the Northridge Parkway
Subdivision. The total number of acres included in this rezoning request is 45.35 acres.
A boundary survey and legal description are attached to this report.
The reason given by the applicant for the proposed rezoning is to have the zoning of the
subject property conform with the type of development (single-family) proposed for this
property.
ANALYSIS:
Zoning District. The subject property has been zoned as R-3 (Medium-Density
Residential), R-2 (Low-Density Residential), and P-C (Planned Commercial) since 1991 .
Prior to that time, the subject property was zoned as R-2 PUD (Low-Density Residential).
Existing Land Use/Zoning.
Property Land Use Land Use Policy Plan *Zoning
Subject Property Vacant RL (Residential: Low-Density) R-2, R-3, P-C
North of Site Agricultural A (Agricultural) A-1 (Story County)
East of Site Agricultural RL (Residential: Low-Density) A-1 (Story County)
South of Site Single-Family Residential RL (Residential: Low-Density) R1-6
West of Site Single-Family Residential RL (Residential: Low-Density) R1-6
A-1 (Agricultural/Story County)
R1-6 (Low-Density Residential)
R-2 (Low-Density Residential)
R-3 (Medium-Density Residential)
P-C (Planned Commercial)
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 rezoning is consistent with the established land use
pattern in Northridge Subdivision. Undeveloped property to the east
has the same RL (Residential: Low-Density) designation as the
subject property.
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.
• Single-family residential development is consistent with the RL
(Residential: Low-Density) designation on the LUPP Map.
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B. RESIDENTIAL
Community Priorities
Maintain and enhance the integrity and character of existing residential
neighborhoods.
• Single-family dwellings constructed in the subject area will maintain
and enhance the integrity and character of the existing neighborhoods
is Northridge Parkway Subdivision.
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 provide an additional 129 single-family
detached dwellings.
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.
• The LUPP Map designates the development of the subject property
to be low-density residential. Rezoning will enable the construction
of a functional new development consistent with the adjacent existing
neighborhood.
B.1.2. Policv:
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
to the south and can be served by the extension of public utilities.
B.2. GOAL:
To effectively link all residential neighborhoods to a transportation network which
is safe, efficient and convenient.
• The subject area will be linked to the community's transportation
network by George Washington Carver running north/south along the
east boundary and by County Road R-50 running east/west along the
north boundary.
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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."
• A total of 129 dwelling units are proposed. With an average household size
of 2.29 persons, the increase in Ames' population would be 295 people.
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 an 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 in-fill and urbanization.
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 internodal transportation
system."
• The proposed development will be integrated with the surrounding land uses
and 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 an in-fill area for which utilities are available.
Objective 5.6. "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 in this area.
4
Utilities. Utilities can be extended into the area to serve the proposed 129 single-family
dwelling units that will be built on this site.
Water Distribution.
Existing. There is a 16-inch water main in George Washington Carver
Avenue and 8-inch water mains in all abutting streets within
the developed portion of the subdivision.
Proposed. 8-inch water mains will be installed in the north and east sides
of the streets within the development.
Sanitary Sewer.
Existing. A 15-inch Sanitary sewer will be extended northeast between
Lots 21 and 22 from Evergreen Road.
Proposed. A 15-inch sanitary sewer main will be extended northwest
along Bayberry Road to Ridgetop Road and then east on
Ridgetop Road to Valley View Road and then north to the
extent of the subdivision. 8-inch sanitary sewer mains will be
constructed in all the remaining streets of the revised CDP.
Storm Water Management.
A storm water management plan has been devised for this site which is
similar to the previous storm water management plan for this project. The
revised plan takes into consideration the new lot configuration and the
addition of the triangular piece of property in the northeast corner of the site.
Existing drainage patterns have not changed as a result of this plan. It has
been reviewed by the Municipal Engineer and he concurs with this proposal.
Electric.
There is adequate capacity and provision is being made for electric service
to meet the needs of this development.
Access/Traffic Impact. Access to the area proposed for rezoning will be from George
Washington Carver Avenue on the east and County Road R-50 on the north. These
streets are designed to accommodate the traffic generated by development of the subject
property.
5
Zoning Change Agreement. A Zoning Change Agreement (see attached) is part of the
approval of the rezoning of the subject property. The Agreement specifies the following:
"Multiple family dwelling units that could have been developed on the area to be
rezoned, but for the rezoning, shall be replaced in quantity in this general area of
the City. Specifically, not less than 448 multiple-family dwelling units shall be
constructed on a part of the Taylor Farm site...all in accordance with the approved
Master Plan of the Village as approved by the City Council pertaining to the said
Taylor Farm site."
STAFF COMMENTS:
Staff believes the rezoning of this property is consistent with the LUPP designation and the
goals and policies of the LUPP. Therefore, staff recommends approval of the rezoning
request with the stipulation that the Zoning Change Agreement be part of this approval.
PLANNING & ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed this request at their meeting of July 3,
1996 and have recommended that this request be approved with the stipulation that the
Zoning Change Agreement be approved with this request also.
ALTERNATIVES:
1 . That the City Council approve the request to rezone 39.16 acres of land from R-3
(Medium-Density Residential), 3.92 acres from R-2 (Low-Density Residential), and
2.27 acres from P-C (Planned Commercial) to R1-6 (Low-Density Residential)
generally located in the Northridge Parkway Subdivision southwest of George
Washington Carver Avenue and north of Aspen Drive, with the following stipulation:
• The Zoning Change Agreement must be part of the approval of the
rezoning.
2. That the City Council deny approval of the request to rezone 39.16 acres of land
from R-3 (Medium-Density Residential), 3.92 acres from R-2 (Low-Density
Residential), and 2.27 acres from P-C (Planned Commercial) to R1-6 (Low-Density
Residential) generally located in the Northridge Parkway Subdivision southwest of
George Washington Carver Avenue and north of Aspen Drive.
6
3. That the City Council approve a modification of the request to rezone 39.16 acres
of land from R-3 (Medium-Density Residential), 3.92 acres from R-2 (Low-Density
Residential), and 2.27 acres from P-C (Planned Commercial) to R1-6 (Low-Density
Residential) generally located in the Northridge Parkway Subdivision southwest of
George Washington Carver Avenue and north of Aspen Drive with the following
stipulation:
• The Zoning Change Agreement must be part of the approval of the
rezoning.
4. Action on this request can be postponed and referred back for additional information
from City staff and/or the developers.
RECOMMENDED ACTION:
Adoption of Alternative #1 . This would approve the request to rezone 39.16 acres of land
from R-3 (Medium-Density Residential), 3.92 acres from R-2 (Low-Density Residential),
and 2.27 acres from P-C (Planned Commercial) to R1-6 (Low-Density Residential)
generally located in the Northridge Parkway Subdivision southwest of George Washington
Carver Avenue and north of Aspen Drive with the following stipulation:
• The Zoning Change Agreement must be part of the approval of the rezoning.
Attachment
h\bpo\caf\north-r.730
7
CAFAPPROVAL
SS BK SL
JK, JPTFT
To be sent to Paul Popelka, Engineering
Plus, 612 Fifth Street, Ames, Iowa,
along with a copy of the CDP report
for same.
DEVELOPMEMT DA7 A u L
TOTAL AIREA 150.4 AC 4
LOT 1 (EXISTING P-CI 2.27 AC
LOTS 2,3,4,5 (EXISTING R-3) 30.17 AC
EXCESS RIGHT-OF-WAY (EXISTING A-1) 3.9 AC
EXISTING R7-8 108.85 AC
(INCLUDES ROAD R/W & PRIVATE OPEN SPACE)
ZONING
EXISTING ZONING A-1, 117-6, R-3. P-C
PROPOSED ZONING (ALL LOTS) 1111-6
LEGAL DESCRIPTIONS
LOT 1 - REZONING P-C TO 111-6 LOTS 2-5 - REZONING R-3 TO RI-6
A part of the Southwest Quarter (SWt/4), of Section 2B - T84N
A part of the Southwest Quarter (SW1/4), of Section 28 - T84N - R24W of the Sth P.M., in the City of Ames, Story County. Iowa; located
R24W of the 5th P.M., in the City of Ames, Story County, Iowa; boated westerly and southerly of the right-of-way for County Road R-50, 'w
westerly of the right-of-way for County Road R-50; described as follows: described as follows:
Commencing at the Southeast (SE) comer of the Southwest Quarter Commencing Qt the Southeast (SE) comer of the Southwest Quarter rT1
(SW1/4) of Section 28.- T84N - R24W of the 5th P.M., In the City of SW7 4 of Section 28 ,r T84N - R24W of the 5th P.M., in the City of w
Ames, Story County, Iowa: thence S 89' 36' 23" W, 60.00 feet along the Ames, Story County, Iowa• thenee 5 89' 36' 23- W, 60.00 feet along.the
south line of the SWi/4 of said Section 28; thence N 00' 19' Of W.
1,605.48 feet along a line parallel with and 60.00 feet West of the east south inefeet along aof the /I e f parallel with nand�60 thence West the east line
line of the SW1/4, to the Point of Beginning; thence continuing
N OOr 19' Of W, 70.00 feet; thence Northwesterly, along a 894.93 foot of the SWouth thence Northwesterly, along a 1. 4.93 foot radius curve,
radius curve, concave southwesterly, an arc distance of 181.24 feet (the concave southwesterly, , are distance of the
feet (the long chord
long chord hears N O6' 07' Og' W, 180.93 feet; thence S 89' 40' 58- W, bears N 06 07' 08' W, 180.93 feet), to the Point of Beginning; thence
381.71 feet; thence S 00' 19' 0T E, 250.00 feet; thence N89' 40' 5T E, continuing
on earceridistance of B92213910 fee[ (the longt radius curve,
qrd bears
400.00 feet to the Point of Beginning' N 51' 02' OT W, 1,129.19 feet); thence S 89' 50' 5T W, 349.54 feet
Area contains: 98,907 square feet or 2.2706 Acres. along a line parallel with and 60 feet South of the North line of the
Bearings based on State Plane & Northridge Parkway Subdivision SW1/4; thence S 00' 28' 28" E. 20.00 feet along the west line of the
NEt/4 - SWt/4; thence S 85 50' 58- W, 591.01 feet along the south line
The recorded Deed bearings were based an NORTH for the of the North 80 feet of the NW1/4-SW1/4; thence S tXT 28' 28" E.
east line of the SW1/4. 276.20 feet along the west line of the East 591 feet of the NWI/4 -
SWI/4; thence S 73' 32' 25- W. 171.76 feet; thence S 26' 17' 4V W,
174.45 feet; thence S 59' 00' 25- E. 1960.75 feet along the center of
the existing 2' gas main; thence 00 19, Of W, 801:21 feet; thence
EXCESS RIGHT-OF-WAY - REZONING A-1 TO R1-8 N 89. 40. 5T E, 381.71 feet to the Point of Beginning." u
A part of the Northeast Quarter of the Southwest Quarter
Area contains: 1.706,011 square feet or 39.1646 Acres.
(NE1/4-SW1/4), Iyying northerly and easterly of the Southwesterty Bearings based on State Plane & Northridge Parkway Subdivision
Right-of-Way of George W. Carver Avenue (formerly known as County Road orded Deed bearings, were based on NORTH, for
The rec
R-50); in Section 28 - T94N - R24W of the 5th P.M., in the City of the east lino of the SW1/4. O
Ames, Story County, Iowa; described as follows:
Commencing at the Southeast (S corner of the Northeast Quarter
of the Southwest Quarter (NE1/4-SW1/4i. of Section 28 - TM - R24W
of the 5th P.M., in the City of Ames, Story County, Iowa; thence
S 89• 43' 42- W, 60.00 feet along the south One of the N1/2 - SW7/4, ...o.._
(�olnt also being the Northeast (NE) corner of Lot Fifty-three (53). .�"," e le
Eleventh Addition, Northridge Parkway Subdivision to Ames. Iowa; thence �+3 -•J 4 �'`�� f� `' "^`
N OQ 19' 02" W 381.58 feet along the west line of the East 60 feet of x ,,,rE f;.,.x F c..a. s.
the NE1/4-SW1/4 to the Point of Beginning; thence continuing r
N 00' 19, Of W, 892.33 feet alongthe west line of the east 60 feet of i
the NE1/4-SW1/4; thence S 87 50' 5T W. 892.33 feet along the south
line of the North 60 feet of the NE1/4-SW1/4; thence Southeasterly, along
a line parallel with and 80 feet southwestery of the centerline of George W.
Carver Avenue and along a 894.93 foot rddus curve, concave southwesterly,
an arc distance of 1403.15 feet (the long chord bears S 45 14' 02' E,
1263.78 feet), to the Point of Beginning.
S g f e h
Parcel contains: 170,713 square feet or 3.9190 Acres. �I; tJ(" ;i!'.'it:�. , t Y;F:I
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Prepared February 12,1996
A-1 AGRICULTURAL by the Ames Department
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131-6 LOW DENSITY RESIDENTIAL
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