HomeMy WebLinkAboutA004 - Council Action Form dated August 14, 2001 ITEM # 3$a41b
DATE 08/14/01
COUNCIL ACTION FORM
SUBJECT: ORDINANCE APPROVING THE MASTER PLAN AND REZONING OF
APPROXIMATELY 56.07 ACRES FOR PROPERTY GENERALLY LOCATED NORTH OF
COLLEGE CREEK, SOUTH OF THE WEST-SIDE HYVEE GROCERY STORE, EAST OF
JEFFERY LANE, AND WEST OF VILLAGE DRIVE, (DOTSON PROPERTY) FROM "A"
(AGRICULTURAL), "RL" (RESIDENTIAL LOW DENSITY) AND "RM" (RESIDENTIAL
MEDIUM DENSITY) TO "RL" (RESIDENTIAL LOW DENSITY), "F-S RL" (SUBURBAN
RESIDENTIAL LOW DENSITY) AND "F-S RM" (SUBURBAN RESIDENTIAL MEDIUM
DENSITY).
BACKGROUND:
The developers have submitted a request to approve a Master Plan for residential
development under the Suburban Residential regulations and to rezone the Dotson
Property from "A" (Agricultural), "RL" (Residential Low Density) and "RM" (Residential
Medium Density) to "RL" (Residential Low Density), "F-S RL" (Suburban Residential Low
Density) and "F-S RM" (Suburban Residential Medium Density). This property is
comprised of approximately 56.07 acres and is generally located north of College Creek,
south of the west-side HyVee grocery store, east of Jeffery Lane, and west of Village Drive.
A total of 101 single-family detached lots (22.77 acres), 37 single-family attached lots (3.40
acres) and 12 multifamily lots (12.40 acres) are proposed. In addition, there is 6.35 acres
of open space proposed. The Master Plan indicates that there will be a net density of 4.43
units per acre for the single-family detached development and a net density of 18.5 units
per acre for the single-family attached and apartment development.
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 single-family attached 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 56.07-acre site. The Preliminary Plat cannot be approved unless this Master
Plan is approved and the property is rezoned.
On April 24, 2001, the City Council approved a voluntary annexation of the southwestern
30.3 acres of this site. On March 27, 2001, the City Council approved a Land Use Policy
Plan map change for this entire site from "Residential Low Density" to "Village/Suburban
Residential".
ANALYSIS:
Existing Land Use. The subject property is currently undeveloped with the exception of
an existing farmstead and barn that will remain for the First Addition. The house and barn
will be removed at the time of development of the Second Addition. The west-side HyVee
grocery store is located to the north. The land to the east and west is mostly comprised
of single-family and two-family residential units. College Creek and the Ames Public
School District are located to the south of the subject property.
Proposed Land Use. The developers are proposing to develop 101 lots for single-family
detached units, 37 lots for single-family attached units, and 12 lots for multifamily units.
There will also be two outlots that will have detention ponds and open space.
Land Use Policy Plan (LUPP). On March 27, 2001 , the City Council approved an
amendment to the Land Use Policy Plan (LUPP) that designated this property as
"Village/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 "RL", "F-S RL"
and "F-S RM" are consistent with the LUPP designation (see map titled "Land Use Policy
Plan').
Zoning. The southwestern portion of the site is currently zoned "A" (Agricultural), which
is the zoning that was applied when the property was annexed into the City in April 2001.
The remainder of the site is currently zoned "RM" (Residential Medium Density) and "RL"
(Residential Low Density) with the "RM" zoning located on the northern most portion of the
site, adjacent to the "HOC" (Highway Oriented Commercial) zoning of the HyVee shopping
center site. The developers are making a request to rezone this site to a combination of
"RL" (Residential Low Density), "F-S RL" (Suburban Residential Low Density), and "F-S
RM" (Suburban Residential Medium Density).
The "RL" zoning is proposed to be established along the western portion of the site. There
are five existing single-family lots to the west of the subject site, along Jeffery Lane, which
are currently developed with residences. The owner of the subject site is proposing to
transfer 15 feet of property to these five property owners during the platting of this property.
These lots are currently zoned "RL", therefore, it is appropriate that the additional 15 feet
being transferred to, and becoming part of, these lots also be zoned "RL". All of the
single-family detached lots, as well as the proposed open space, will be zoned "F-S RL".
The single-family attached lots and the apartment lots are to be zoned T-S RM".
Utilities and Fire. The utilities for this site are discussed in the Action Form for the
Preliminary Plat for the South Fork Subdivision. This site can be adequately served by the
extension of water, sanitary sewer, storm sewer, and electricity.
The estimated fire response time to the subject area ranges from three to four minutes.
The City's goal is to have a fire response time of five minutes. The subject area falls well
within the City's response time goal.
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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 56.07-acre site with three types of
residential units: single-family detached, single-family attached, and apartment
units. The majority of the property, including the perimeter adjacent to existing
single-family and two-family residences, is proposed for single-family detached
homes. The interior area, adjacent to the existing commercial area to the north,
is proposed for medium density residential uses (apartment and single-family
attached units). This development pattern will establish a distinct and
homogeneous character in the neighborhood, and will also provide a suitable
transition between the existing and proposed land uses in the area.
(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 item to note with respect to the street design
is the block length of Coy Street, Marigold Drive, and Tripp Street between
Dotson Drive and Sunflower Drive. The Zoning Ordinance requires that block
lengths in excess of 660 feet have a mid-block cut through or cross walk to
enable effective pedestrian movement. The block length of those three streets
is in excess of 660 feet. The applicant has provided a mid-block cut through that
extends northward from the southern property line to Tripp Street. This proposal
meets the Zoning Ordinance requirement.
(c) Effective landscape buffers between distinctly different land uses.
■ The developers are proposing a landscape buffer in accordance with the
Suburban Residential regulations along the northern boundary of the site where
it abuts the commercial area. In addition, the developers will be required to
establish landscape buffers between the "F-S RL" and F-S RM" districts. Details
for those buffers will be included on the Major Site Development Plans when
those lots are developed.
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(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 6.35 acres of open space on this site.
Open space will be provided along College Creek in a greenbelt area from South
Dakota Avenue to the east boundary of the property. Pedestrian links will allow
access to the greenbelt area from the nearest streets. There is also a
pedestrian link to Franklin Park that adjoins an open space/stormwater detention
area at the northeast corner of the property. All open space areas are to be
privately owned with easements granted to the public for opens space purposes.
(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.
(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 adjacent neighborhood is a mix of single-family detached, single-family
attached, and multifamily units. The proposed plan provides for single-family
detached development around the perimeter of the site, adjacent to existing
single-family and two-family residences and provides for medium density
residential development in the interior areas of the site and adjacent to the
commercial uses to the north. This pattern of development allows for an effective
combination of low density and medium density residential development, which
is compatible with the existing neighborhood.
■ The proposed plan is compatible with the goals and objectives of the Land Use
Policy Plan (LUPP) and the Annexation Study Phase ll. The property is located
within the Southwest Growth Priority Area A and fulfills goals of efficient infill
development. The proposed development also provides a good range of housing
choices.
Suburban Regulations.
(a) Minimum Density. The Zoning Ordinance requires the minimum density in areas
zoned "F-S RL" to be 3.75 dwelling units per net acre. The required minimum density
in area zoned "F-S RM" is 10.0 units per acre.
■ The overall net density for the area zoned "F-S RL" is 4.43 units per acre.
■ The overall net density for the area zoned "F-S RM" is 18.5 units per acre.
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(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.
■ As noted earlier, the developer has provided 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 will be the responsibility of a Home Owners Association or similar
private entity.
■ The developers are proposing a total of 6.35 acres of open space on this site,
which is equal to 11.3% of the gross area of the site. The open space is
composed of two outlots. One that will have a detention pond along the west
side of the site and one that is identified as a greenbelt area along College
Creek. Open space areas will be maintained by the owners of the individual lots
where the open space is proposed to be located. An easement will be granted
to the public for open space use.
(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.
■ As mentioned earlier, the developers are proposing a landscape buffer in
accordance with the Suburban Residential regulations along the northern
boundary of the site where it abuts the commercial area. In addition, the
developers will be required to establish landscape buffers between the "F-S RL"
and F-S RM" districts. Details for those buffers will be included on the Major Site
Development Plans when those lots are developed.
(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.
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STAFF COMMENTS:
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.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of July 18,
2001 and approval was recommended.
ALTERNATIVES:
1. Recommend that the City Council approve the Master Plan and rezoning for the
proposed South Fork Subdivision from "A" (Agricultural), "RL" (Residential Low
Density) and "RM" (Residential Medium Density) to "RL" (Residential Low Density),
"F-S RL" (Suburban Residential Low Density) and "F-S RM" (Suburban Residential
Medium Density), as shown on the attached map.
2. Recommend that the City Council not approve the Master Plan and deny the
rezoning of the proposed South Fork Subdivision from "A" (Agricultural), "RL"
(Residential Low Density) and "RM" (Residential Medium Density) to "RL"
(Residential Low Density), "F-S RU (Suburban Residential Low Density) and "F-S
RM" (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.
MANAGER'S 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 Dotson Property from "A"
(Agricultural), "RU (Residential Low Density) and "RM" (Residential Medium Density) to
"RL" (Residential Low Density), "F-S RL" (Suburban Residential Low Density) and "F-S
RM" (Suburban Residential Medium Density). This action will allow the development of the
South Fork Subdivision to go forward to meet the near term housing needs of the City.
6
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o Owner: Terra Firma L. P., 207 Stanton Avenue, Ames, Iowa 50014 Applicant: David Keller ENGINEERING PLUS, INC.
A mas,laws 515-232-8553 FA%51 5 233-59]6