HomeMy WebLinkAboutA004 - Council Action Form dated November 14, 2000 r I � ITEM # �i
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COUNCIL ACTION FORM
SUBJECT: ORDINANCE APPROVING THE MASTER PLAN AND REZONING FOR
PROPERTY KNOWN AS THE UTHE FARMS SUBDIVISION, WHICH IS LOCATED
NORTH OF BLOOMINGTON ROAD, EAST OF GEORGE WASHINGTON CARVER
AVENUE, AND WEST OF THE UNION PACIFIC RAILROAD, FROM "A"
(AGRICULTURAL) TO "SRLD" (SUBURBAN RESIDENTIAL LOW DENSITY) AND
"SRMD" (SUBURBAN RESIDENTIAL MEDIUM DENSITY).
ACTION FORM SUMMARY: This is an analysis of a request to approve a master plan and
to rezone the proposed Uthe Farms Subdivision from "A" (Agricultural) to "SRLD"
(Suburban Residential Low Density) and "SRMD" (Suburban Residential Medium Density).
Approval of this request is recommended.
BACKGROUND:
The developers have submitted a request to approve a Master Plan for residential
development under the Suburban Residential regulations and to rezone the proposed Uthe
Farms Subdivision from "A" to "SRLD" and "SRMD". This property is located north of
Bloomington Road, east of George Washington Carver Avenue, and west of the Union
Pacific Railroad.
A total of 346 single family detached lots and 112 single family attached lots are proposed.
In addition, four lots are proposed for apartment development. The Master Plan indicates
that there will be a total of 300 apartment units on these four lots, including an existing
8-unit apartment building.
The Master Plan establishes the number, density, and location for all dwelling units to
be constructed under Suburban Residential regulations. It also establishes the location
and the amount of open space for public and private use that will be developed. Major Site
Development Plans will be submitted later for the townhouse lots and the apartment lots.
The single family detached lots can be developed with building permits after a Final Plat
is approved.
Concurrent with this request, the developers are also seeking approval of a Preliminary
Plat for this 224-acre site. The Preliminary Plat cannot be approved unless this Master
Plan is approved and the property is rezoned to "SRLD" and "SRMD".
ANALYSIS:
Existing Land Use. The subject property is currently under cultivation with the exception
of the existing farmstead and an 8-unit apartment building that will be located in the area
proposed to be zoned "SRMD". The undeveloped portion of the Bloomington Heights
Subdivision is located to the east. The land to the north and west is being used for
agricultural purposes. Northridge Subdivision, a low density residential development, and
the Taylor Farm are located to the south of the subject property.
Proposed Land Use. The developers are proposing to develop 346 lots with single family
detached units, 112 lots with single family attached units, and four lots with 300 apartment
units. There will also be a 4.0 acre park site and three outlots that will have detention
ponds and open space.
Land Use Policy Plan (LUPP). On March 28, 2000, the City Council approved an
amendment to the Land Use Policy Plan (LUPP) that designated this property with a
unique area classification titled "Near Term Land". The intended use for an area
designated "Near Term Land" would be either village residential or suburban residential.
In this case the developers have chosen to develop this site as a suburban residential
development with a combination of low density residential and medium density residential.
Therefore, the proposed zone changes to "SRLD" and "SRMD" are consistent with the
LUPP designation (see map titled "Land Use Policy Plan Map').
Since the "Near Term Lands" are not within the Priority Growth Area of the City, as
identified in the LUPP, the provision in the Capital Investment Strategy, regarding areas
outside Priority Growth Areas, is applicable. This provision states that all costs associated
with the development of land in the "Near Term Land" area are the responsibility of the
developer. That is why a Development Agreement regarding the developers'
responsibilities and costs for this development needs to be created and signed prior to the
Preliminary Plat and this rezoning petition being forwarded to City Council.
Zoning. The current zoning of this property is "A" (Agricultural), which is the zoning that
was applied to this site when the property was annexed into the City in March 2000. The
developers are making a request to rezone this site a combination of"SRLD" and "SRMD".
All of the single family attached and single family detached lots, as well as the proposed
park site, will be zoned "SRLD". The apartment unit lots are to be zoned "SRMD".
Utilities. The utilities for this site are discussed in the Action Form for the Preliminary Plat
for the Uthe Farms. This site can be adequately served by the extension of water, sanitary
sewer, storm sewer, and electricity. The Capital Investment Strategy in the approved
LUPP requires that all costs associated with the extension of utility infrastructure will be the
responsibility of the developer.
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Fire. The City's response time goal is to have 85% of the land area of the City within a
response time of five (5) minutes or less. The southeast portion of the subject property is
located in an area that meets the five-minute response time. The northwest portion of the
subject property is within an eight (8) minute response time, which would be within that part
of the City that comprises 15% of the area that is outside the City's desired response time.
The Preston Circle cul-de-sac is also a concern because it would increase the response
time for emergency vehicles using that street. A through street would improve the
response time.
Suburban Residential Development Principles. Property that is developed according
to the Suburban Residential requirements shall create a development pattern that adheres
to the following development principles:
(a) A development pattern that contains generally distinct and homogeneous land uses.
This development is to occur in the remaining in-fill areas and the targeted growth
areas where Village Residential development is not selected by the property owner.
■ The developers are intending to develop this 224-acre site with three types of
residential units: single family detached, single family attached, and apartment
units. Each of these residential types are in distinct locations and each of the
development areas are homogeneous. The "Near Term Lands" designation
specifically allows a choice between Village Residential development and
Suburban Residential development, and the developers have chosen to pursue
Suburban Residential development and have submitted a master plan.
(b) An economic and efficient subdivision design with respect to the provision of streets,
utilities, and community facilities with limited focus on building and development
design integration and greater emphasis on vehicular mobility.
■ The developers have submitted a Master Plan and Preliminary Plat that represent
an economic and efficient subdivision design that allows for larger and smaller
lots for single family detached residential units, lots for townhouses, and large lots
for apartment building development. The single family detached homes on this
site will be built conventionally without design criteria. Major Site Development
plans will have to be submitted later for the development of the townhouse units
and the apartment units. The only area of concern with the street design is the
proposal for the Preston Circle cul-de-sac. This should be a through street to
allow for efficient access for residents and emergency vehicles.
3
(c) Effective landscape buffers between distinctly different land uses.
■ The developers are proposing a landscape buffer in accordance with the
Suburban Residential regulations. The buffer will be 10 feet wide and will be
located on lot 460. Details for that buffer will be included on the Major Site
Development Plan when Lot 460 is developed.
(d) The provision of common open space in residential areas, where the maintenance
of the open space is the responsibility of those directly benefiting.
■ The developers are proposing a total of 24.4 acres of open space on this site.
The proposed 4.0 acre park site will be in public ownership, and will be
maintained by the City, however, all other open space areas will have to be
maintained by Homeowner's Associations.
(e) A development pattern that ensures compatibility in the design of buildings with
respect to placement along the street, spacing, and building height; and provides
for spaciousness and effective vehicular and pedestrian circulation.
■ The single family detached homes will be developed conventionally and will
meet the setbacks and height requirements that are prescribed by the Zoning
Ordinance. This site design allows for spaciousness and effective vehicular and
pedestrian circulation with the exception of Preston Circle, a cul-de-sac, which
should be extended through to Valley View Road.
(f) A development pattern that is compatible with the surrounding neighborhoods and
is consistent with the Goals and Objectives of the Land Use Policy Plan.
■ The proposed development pattern is compatible with the Northridge
neighborhood to the south and the future development of the Bloomington
Heights neighborhood to the east. Valley View Road will be extended north from
Northridge into a similar single family detached housing area. Provision is being
made to extend Harrison Road across the railroad tracks in the future to connect
Bloomington Heights with this development.
■ The development of this site will be consistent with the goals and policies of the
Land Use Policy Plan, provided that the Capital Investment Strategy is followed
for all public improvements. This property is designated as "Near Term Land",
which is not in a Growth Priority Area of the City. This means the property can
be developed as a Suburban Residential Development, provided the developer
is responsible for all costs of the development. These issues will documented in
a Development Agreement prior the Preliminary Plat for this development going
forward to the City Council.
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Suburban Regulations.
(a) Minimum Density. The minimum density for one and two family and single family
attached dwelling units in areas zoned "SRLD" shall be 3.75 dwelling units per net
acre.
■ The overall net density for the combination of single family detached and attached
units is 3.8 units per acre.
■ The minimum density for property developed in the "SRMD" zone is 10 units per
net acre.
■ The overall net density for apartment units on this site is 10 units per net acre.
(b) Lot and Block Design. The Ordinance states that block lengths that exceed 660 feet
on a block face shall contain a mid-block cut through or cross walk to enable effective
pedestrian movement through the block.
■ The developer has provided 10-foot wide pedestrian easements in all blocks in
which the block lengths exceed 660 feet. In some cases, the easements do not
line up with the easements on the opposite side of the block due to the lot
placement. Where the easements do not line up, the lot lines will have to be
adjusted when the Final Plat is submitted to allow convenient pedestrian
movement.
(c) Open Space Requirements. A minimum of 10% of the gross area shall be devoted
to private or public open space. The ownership and maintenance responsibility of
the open space shall be a Homeowner's Association or similar private entity.
■ The developers are proposing a total of 24.4 acres of open space on this site,
which is equal to 10.9% of the gross area of the site. The open space is
composed of three outlots that will have detention ponds and a 4.0 acre park site.
The park site will be under public ownership. The 4 acre park will be maintained
by the City, however all other open space areas will be maintained by
Homeowner's Associations.
(d) Landscape Buffer Requirement. A landscaped buffer of 10 feet in width shall be
provided in the setback area of any lot zoned "SRMD" where the lot is adjacent to
any lot zoned "SRLD". The landscaping shall adhere to the L3 High Screen
standards as provided for in Section 29.403.
■ A buffer strip, 10 feet wide, is shown on the Master Plan between the single
family attached residential units and the "SRMD" apartment dwellings. The L3
landscaping standard is proposed for this buffer strip, which is consistent with
5
the ordinance requirements. This will be included on the Major Site
Development Plan for this portion of the development.
(e) Parking Requirements. Parking shall be provided to meet the requirement as set
forth in Section 29.406 of this Ordinance.
■ All of the residential development on this site will meet the parking requirements
of the City. These will be checked as part of the Building Permit process or the
Major Site Development Plan approval process, as applicable.
STAFF COMMENTS:
All lands that are to be rezoned to a Suburban Residential zoning designation must be
consistent with the Land Use Policy Plan. Staff believes that this proposed development,
which is designated as "Near Term Lands", is consistent with LUPP, provided that the site
is developed consistent with the Capital Investment Strategy, which will be documented
in the Development Agreement for the Preliminary Plat. The developer has submitted a
Master Plan for this site that meets the requirements of the Suburban Residential zone and
this site can be served by existing infrastructure. Therefore, staff believes the rezoning
should be approved with the following stipulations:
1. That the rezoning and approval of the Master Plan shall be contingent upon a
Development Agreement being worked out prior to City Council Action.
2. That the approval of the rezoning shall be contingent upon approval of the
Preliminary Plat for the Uthe Farms Subdivision.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of September
6, 2000 and approval of this Master Plan and rezoning proposal was recommended with
the following stipulations.-
1. That the rezoning and approval of the Master Plan shall be contingent upon a
Development Agreement being worked out prior to City Council Action.
2. That the approval of the rezoning shall be contingent upon approval of the
Preliminary Plat for the Uthe Farms Subdivision.
6
ALTERNATIVES:
1. Recommend that the City Council approve the Master Plan and rezoning for the
proposed Uthe Farms Subdivision from "A" (Agricultural) to "SRLD" (Suburban
Residential Low Density) and to "SRMD" (Suburban Residential Medium Density),
as shown on the attached map with the two stipulations.
2. Recommend that the City Council not approve the Master Plan and deny the
rezoning of the proposed Uthe Farms Subdivision Avenue from "A" (Agricultural) to
"SRLD" (Suburban Residential Low Density) and "SRMD" (Suburban Residential
Medium Density), as shown on the attached map.
3. Recommend that action on this request be postponed and referred back to City staff
and/or the applicant for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. This is a recommendation to City
Council to approve the Master Plan and rezoning of the proposed Uthe Farms Subdivision
to "SRLD" (Suburban Residential Low Density) and "SRMD" (Suburban Residential
Medium Density). This action will allow the development of the Uthe Farms Subdivision
to go forward to meet the near term housing needs of the City.
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