HomeMy WebLinkAboutA002 - Council Action form dated December 11, 2001 ITEM #
DATE 12/11/01
COUNCIL ACTION FORM
SUBJECT: RESOLUTION TO DENY/APPROVE A LAND USE POLICY PLAN MAP
CHANGE FROM A DESIGNATION OF "RESIDENTIAL LOW DENSITY"
"RESIDENTIAL MEDIUM DENSITY" FOR PROPERTY GENERALLY LOCATED IN
NORTH AMES, EAST OF UNION PACIFIC RAILROAD, WEST OF GRANT AVENUE,
AND NORTH OF BLOOMINGTON ROAD, IN THE BLOOMINGTON HEIGHTS WEST
SUBDIVISION.
BACKGROUND:
Applicant request. The subject area under consideration, referred to as Outlot X of the
Bloomington Heights West Subdivision, is located inside of the City corporate limits and
within the New Lands Area as identified on the Land Use Policy Plan Map. The subject
area encompasses approximately 11 .5-acres (See Map titled, "Location Map").
This is a request to change the current land use designation on the Future Land Use Map
of the Land Use Policy Plan from "Residential Low Density" to "Residential Medium
Density". The applicant is requesting a land use change to allow for attached single-family
land uses. The applicant is seeking a residential density of approximately 6-units per gross
acre. The "Residential Low Density" land use designation only permits a maximum density
of 4-units per gross acre.
However, staff does not believe that a change to "Medium Density Residential" is
consistent with the goals and policies of the Land Use Policy Plan. The "Medium Density
Residential" land use designation could allow for land uses that are not consistent with the
surrounding established neighborhoods and could provide for too much residential density
in an area that has been planned for lower residential densities.
Therefore, staff is proposing that the area be designated as "One & Two Family Medium
Density Residential". The land use designation of "One & Two Family Medium Density
Residential" is more in line with the applicant's request and more consistent with the
surrounding land uses. Staff believes that if the subject area, as proposed by the
applicant, is designated as "One & Two Family Medium Density Residential," a change in
land use designation is warranted and consistent with the goals and polices outlined in the
LUPP.
Additionally, this is also a recommendation to change the zoning of the northwestern
portion of the Bloomington Heights West Subdivision from "Residential Medium Density"
to "Residential Low Density".
Land Use. The existing neighboring land uses to the subject area consist of the following:
Direction Land Use
North Vacant Agricultural Land
South Vacant (Proposed Single-Family Residential
East Attached Single-Family Residential Townhouses
West Vacant (Proposed Single-Family Residential
The proposed future land use configuration for the subject area, as submitted by the
applicant, shows a bi-attached, townhouse residential development at a density of
approximately six (6) dwelling units per gross acre.
Zoning. The existing zoning for the subject area is "Residential Low Density". "Residential
Low Density" only permits single-family residential structures. The adjacent land uses fall
under the following zoning designations (See Map titled, "Existing Zoning Map"):
Direction Zoning
North Story Count (Agricultural)
South Residential Low Density
East Residential Medium Density PRD
West Residential Low Density
The applicant is proposing that a land use designation that would accommodate
"Residential Medium Density" zoning. Staff believes the appropriate land use designation
should be "One and Two Family Residential Medium Density". "One and Two Family
Residential Medium Density" would provide the necessary zoning to establish a "Planned
Residential District" zone on top of the existing "Residential Low Density" zoning that would
allow for the residential development as proposed by the applicant. The designation of
"One and Two Family Residential Medium Density" would not allow for a gross density
higher than (6) six units per acre, and would assure that density is kept consistent with the
existing and proposed land uses.
The applicant's proposal will provide a larger residential density in an area that is currently
platted for single-family detached residential homes. To accommodate the loss in
single-family detached residential units, staff recommends that the Planning and Zoning
Commission make the recommendation to City Council to change the zoning in the
northwestern portion of the Bloomington Heights West Subdivision (east and along the
railroad tracks; south of the northern most corporate limits; and approximately 1/8-mile
north of Bloomington Road) from "Residential Medium Density" to "Residential Low
Density". Staff believes lower densities in the northwestern portion of the Bloomington
Heights West Subdivision should offset the addition of density to the subject area.
Staff believes density along the minor collector streets, Harrison Road and Hyde Avenue,
is more in accordance with the goals and objectives of the Land Use Policy Plan. The shift
in density from the western portion to the eastern portion of Bloomington Heights West
Subdivision would also concentrate attached residential land uses in one area. The
concentration of similar land uses and the better utilization of the established and planned
transportation network further justifies rezoning (See Map titled, "Proposed Zoning Map").
2
Housing. Currently, the subject area has a land use designation of "Residential Low
Density". Staff believes a change to the designation of"Residential Medium Density" could
potentially allow for land uses that are not consistent with the existing and proposed
surrounding land uses. Therefore, staff is recommending the subject area be designated
as "One and Two Family Residential Medium Density".
A land use change to "One and Two Family Residential Medium Density" would allow for
a greater variety of single-family housing types that are most consistent with the adjacent
and planned land uses. Furthermore, a change to the land use designation of "One and
Two Family Residential Medium Density" could provide additional housing to meet the
City's need for more affordable housing, and offer greater housing choice.
The community will benefit from additional housing stock. The addition of housing,
especially in areas well suited for residential growth, will help meet growth expectations
and goals as highlighted in the LUPP. The number of housing units for this property is
projected to be approximately 52 dwelling units. The total number of housing units for the
entire community was estimated at 18,500 in 1995. The LUPP states the required number
of units for 2030 is 25,900 (p. 18). This land use change request would potentially allow
for residential land uses that could provide approximately 1% of the City's 2030 residential
unit need.
The LUPP encourages land uses that do not have a negative impact on surrounding
neighborhoods and that will integrate well with the other land uses in the area. Staff's
proposed map designation of "One and Two Family Residential Medium Density" will
provide for a future zoning designation that is consistent with the applicant's residential
development proposal, and would allow for a residential development that assimilates with
the surrounding neighborhoods.
The applicant is proposing the following bi-attached housing types:
Unit Type A Unit Type B
Main Level 1 ,373 SQFT Main Level 1 ,265 SQFT
Basement 1,411 SQFT Basement 1,280 SQFT
Garage 391 SQFT Garage 392 SQFT
Transportation. The area proposed for the development of the bi-attached residential
homes is located on the northwest corner of Hyde Avenue and Harrison Road intersection.
These two streets are classified as minor-collector streets. The subject property would
have suitable access to the City's street network system.
The existing Preliminary Plat for the Bloomington Heights West Subdivision shows
approximately 30 dwelling units within the subject area. According to the Trip Generation
Manual, as published by the Institute of Transportation Engineers, traffic generation for the
existing 30-unit detached single-family residential development proposal would be
approximately 290 vehicles per day (145-in; 145-out); approximately 22 vehicles per hour
(6-in; 16-out) during the A.M. peak hour; and approximately 30 vehicles per hour (20-in;
10-out) during the P.M. peak hour.
3
The applicant's new proposal of 52 bi-attached single-family residential townhouses would
generate traffic slightly above the existing detached single-family residential development
proposal shown on the Preliminary Plat. The Trip Generation Manual indicates that the
proposed 52 bi-attached units would generate traffic of approximately 306 vehicles per day
(153-in; 153-out); approximately 23 vehicles per hour (6-in; 17-out) during the A.M. peak
hour; and approximately 29 vehicles per hour (19-in; 10-out) during the P.M. peak hour.
The total traffic generated from the original 134 unit single-family residential development,
as shown on the existing Preliminary Plat of Bloomington Heights West Subdivision, would
be approximately 1,280 vehicles per day. Removing 30 single-family lots and replacing
them with 52 bi-attached townhouse units would increase traffic counts for the subdivision
by 16 vehicles per day to a total of 1,296 vehicles per day.
The increase in unit density on the subject property will have a minor affect on the traffic
generation from Bloomington Heights West Subdivision. However, if it is found during the
final platting process that projected traffic increases require further mitigation measures,
Final Plat approval will be subject to the assurance that traffic impacts will be properly
mitigated to City standards. Future zoning permits will not be issued unless traffic is
properly managed within the proposed subdivision (See attached "Transportation Study").
Sanitary Sewer and Water. Existing sanitary sewer and water facilities are available from
the adjacent residential development to the east. The applicant's development area is
adjacent to infrastructure that is adequate to serve 52 bi-attached residential units.
Presently, the City maintains sufficient sanitary sewer and water capacity to serve this
area.
Storm Sewer. The subject area falls into the Hallett's Quarry watershed, and the Hallett's
Quarry Sub-Watershed Basin "S-30" as outlined on Figure 1.2 in the Bonestroo, Rosene,
Anderlik and Associates Stormwater Management Plan for the Hallett's Quarry Lake
Watershed. According to the plan, "S-30" is a drainage area of approximately 77-acres in
size and would require a cleansing pond facility of a minimum of 12-acres in volume to
effectively store and mitigate the negative impacts of stormwater before it is released into
other stormwater cleansing facilities and/or Hallett's Quarry Lake. The stormwater
management plan states that cleansing pond "S-P30" should be developed in the vicinity,
and/or on the subject area. Therefore, the developer of Bloomington Heights West
Subdivision will be required to install a water quality pond of the minimum size of 12-acres
in volume, as outlined and specified in the Stormwater Management Plan for the Hallett's
Quarry Lake Watershed, in the subject area. The construction of this pond may require the
developer to reduce the amount of residential units to accommodate 12-acre feet of
stormwater mitigation.
Additionally, the applicant/developer of the subject area will be required to manage
stormwater run-off within the subject area through a system of surface drainage,
subsurface sewers, and stormwater detention areas as required by the City. The rate of
stormwater run-off will not be increased above the pre-development level of run-off.
4
The subject area is located in a watershed that requires a great degree of scrutiny. Staff
will closely review the applicant/developer's stormwater management plan throughout the
subdivision and zoning permit application processes. Stormwater quality improvements
will need to be properly designed into the proposed development to insure the
maintenance of water quality in Hallett's Quarry Lake.
Erosion Control. Soil erosion can have a detrimental affect on the stormwater cleansing
facilities that will be used to protect Hallett's Quarry Lake, and on the lake resource itself.
Therefore, it is essential that the negative affects of erosion be effectively managed. The
developer will be required to fully control soil erosion on the subject property.
During the subdivision/platting and construction process, the developer of the subject area
will provide a detailed erosion control plan that meets the specifications as outlined by the
Municipal Engineer. The developer will be required to follow the erosion control plan
through the entire construction/development process.
Electric. The subject area falls within the City of Ames Electric Service Boundary. The
proposed land use can be adequately and efficiently served by municipal electric services.
Fire. The estimated fire response time to the subject area ranges from five (5) to six (6)
minutes. Currently, the City's response time goal is to have 85% of the City covered within
a 5-minute response time. The subject area falls outside of the City's response time goal
of 5-minutes.
Land Use Policy Plan (LUPP) Goals and Policies. In the application to change the LUPP
Map, the justification provided by the applicant must address the goals, polices, and
procedures outlined in the LUPP as they pertain to the LUPP Map change request. The
LUPP sets goals and polices to guide growth in an orderly matter that reflects the future
vision of the community at large. The following goals and policies of the LUPP apply to this
request for a LUPP Map change (See maps titled, "Existing Land Use Policy Plan Map"
and "Proposed Land Use Policy Plan Map").
Goal No. 1: "...plan for and manage growth within the context of the community's
capacity and preferences....." (LUPP, p.23).
• The proposed development falls into the New Lands-Existing area and is planned for
residential intensification. Staff believes that the applicant's bi-attached single-family
development follows the intent of this LUPP goal. Bi-attached townhouses in the subject
area will provide orderly and efficient growth for the City of Ames.
5
Goal No. 2: "....assure the adequate provision and availability of developable land
...[and] guide the character, location and compatibility of growth with the area's natural
resources......(p.24).
• The applicant's development proposal will have an impact on an important natural resource,
Hallett's Quarry Lake. Development in this area will require quality and quantity measures
for stormwater run-off. Staff believes that residential development in this area is consistent
with this goal if proper stormwater mitigation measures are put into place to protect Hallett's
Quarry Lake. Staff believes a bi-attached single-family residential development can occur
in this area in a manner that is well balanced with the adjacent environmental resources.
Future development of the subject area will require the developer and/or landowner
to address this concern.
Goal No. 3: [Create] "an `environmentally friendly' community....[and] be compatible
with its ecological systems in creating an environmentally sustainable community."
(p.25).
• By proposing higher density residential uses along the intersection of Hyde Avenue and
Harrison Road, automobile trips through less dense residential areas are reduced and
minimized. Furthermore, it provides for density where the Land Use Plan suggests it should
occur, along streets that are designed for higher traffic capacity.
• The applicant's proposal to construct bi-attached single-family residential homes in the
subject area is consistent with this LUPP goal. However, staff believes higher densities that
could result from a "Residential Medium Density" land use designation is not consistent
with this goal. Therefore, staff is recommending a land use designation change for the
subject area and adjacent townhouses to the east be "One and Two Family Residential
Medium Density". The "One and Two-Family Residential Medium Density" land use
designation would provide for a greater density along streets designed to handle increased
traffic capacities, but also limit the negative affects of high density in the protected
watershed of Hallett's Quarry Lake. Furthermore, it would provide protection against
incompatibilities with the surrounding and proposed single-family detached residential land
uses.
• The "One and Two-Family Residential Medium Density" land use designation will provide
for residential uses as requested by the applicant, increase residential densities in an
efficient and orderly manner, and provide necessary residential in-fill to meet the residential
growth goals outlined in the LUPP.
Goal No. 4: "....creating a greater sense of place and connectivity, physically and
psychologically...." (P.26).
• Bi-attached residential land uses in the subject area could provide for a greater choice
of housing and a more integrated subdivision, as compared to the existing homogenous
single-family concept represented on the Preliminary Plat. The mix of single-family
detached and single-family attached residential uses in the subject area could allow for
a greater degree of different, but integrated residential uses.
6
Goal No. 5: "....establish a cost effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for
intensification." (p. 27).
• This request supports the concept of efficient growth by developing housing in an area
that is adequately served by municipal infrastructure.
Goal No. 6: "....increase the supply of housing and provide a wider range of housing
choices" (p.28).
• The applicant is proposing 52 bi-attached single-family residential structures. Given a
30-year time horizon, the City experiences a residential growth trend of approximately
290 dwelling units per year. Approximately one-half of these units are attributed to
single-family and two-family; the other half by multi-family developments. Residential
housing in this area would increase the supply of housing and provide for a wider range
of housing choices. Fifty-two (52) units would accommodate 36% of the City's
absorption need in one year's time period for one and two family units.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this request at their meeting of November
20, 2001 and denial of the change to the Land Use Policy Plan Map as requested by the
applicant was recommended. The Commission did, however, recommend approval of
staff's proposal to change the subject property and area east and adjacent to the subject
property to "One and Two Family Residential Medium Density" and rezone the land in the
northwestern portion of Bloomington Heights West Subdivision to "Residential Low
Density".
ALTERNATIVES:
1. The City Council can approve the request to change the Land Use Policy Plan, which
would designate the subject property as "Residential Medium Density" on the Land
Use Policy Plan Map, as proposed by the applicant.
2. The City Council can deny the request to change the Land Use Policy Plan as
requested by the applicant, which would not change the land use designation from
"Residential Low Density" to "Residential Medium Density".
3. The City Council can deny the request to change the Land Use Policy Plan as
requested by the applicant, but approve staff's proposal to change the subject
property and area east and adjacent to the subject property to "One and Two Family
Residential Medium Density" and rezone the land in the northwestern portion of
Bloomington Heights West Subdivision to "Residential Low Density".
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
7
MANAGER'S RECOMMENDED ACTION:
Staff believes a land use change to "One and Two Family Residential Medium Density" for
the subject area and townhouse development east of the subject property is most
consistent with the goals and policies outlined in the Land Use Policy Plan. The
designation of "Residential Medium Density", as proposed by the applicant, could
potentially allow for land uses that are not in accordance with existing and proposed
neighborhoods, and provide land use impacts not originally contemplated in the original
design of the subdivision.
The designation of "One and Two Family Residential Medium Density` will assure that
future zoning will adhere to the gross densities of six (6) units or less, a density that is
consistent with the applicant's development proposal.
Furthermore, the rezoning of land in the northwest portion of the Bloomington Heights
West Subdivision from "Residential Medium Density" to "Residential Low Density" will
offset the increase in densities to the area and provide a more suitable location for
detached single-family residential homes. Single-family residential homes are important
in providing a wide-range of housing opportunities to the citizens of Ames. Moreover, staff
believes single-family homes at the edge of the subdivision and more dense attached
residential units toward the eastern part of the subdivision along the larger streets provides
for a more efficient distribution of land uses.
It is recommended that Alternative #3 be adopted. Alternative #3 is a recommendation
that City Council should deny the request to change the Land Use Policy Plan as
requested by the applicant, but approve staffs proposal to change the subject property and
area adjacent to the east of the subject property to "One and Two Family Residential
Medium Density`. It is also a recommendation to City Council to initiate a rezoning of land
in the northwestern portion of Bloomington Heights West Subdivision to "Residential Low
Density".
Attachment
s:\Council Action Forms\LUPP Amend ments\Bloomington Heights West LUPP Change 12-11-01
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SURVEYORS i DES MOINES . IOWA 50322 .4379
PLANNERS PH: 515.276.4884 FX: 515,276.7084
mail@ceclac.com
October 23, 2001
Attn: Scott Logan, P.E. RECEIVED
Traffic Engineer
City of Ames 110V 0 5 2001
515 Clark Avenue, P.O. Box 811 CITY OFAMES,IOWA
Ames, IA 50010 DEPT.OF PLANNING&HOIJSING
RE: BLOOMINGTON HEIGHTS WEST (LUPP) MAP CHANGE
TRAFFIC ANALYSIS FOR BI-ATTACHED TOWNHOMES
Dear Mr. Logan,
We have completed a traffic study for the proposed bi-attached townhomes in Bloomington
Heights West Subdivision in Ames, IA. The purpose of this study was to determine the projected
traffic generated from the proposed bi-attached townhomes and to compare it with the traffic
generated from the original single-family development. Projected traffic from the proposed
townhomes was then used to determine the affect on turning movements at adjacent street
intersections. Our analysis will show that changing the Land Use Policy Plan to allow for bi-
attached townhomes will not significantly impact traffic operation through the site. Trip
generation for the site was estimated using Trip Generation, 5TH Edition, as published by the
Institute of Transportation Engineers.
The original preliminary plat of Bloomington Heights West contained all single-family
residential housing. From the preliminary plat we can see that approximately 30 dwelling units
were proposed for the area in question. Traffic generated would be approximately 290 vehicles
per day (145-in; 145-out); approximately 22 vehicles per hour(6-in; 16-out) during the A.M.
peak hour; approximately 30 vehicles per hour(20-in; 10-out) during the P.M. peak hour. See
Table 1 for a summary of the trip generation.
The proposed bi-attached townhomes development contains 52 bi-attached dwelling units.
Traffic generated would be approximately 306 vehicles per day(153-in; 153-out); approximately
23 vehicles per hour(6-in; 17-out) during the A.M. peak hour; approximately 29 vehicles per
hour(19-in; 10-out) during the P.M. peak hour. See Table 1 for a summary of the trip generation.
The total traffic generated, from the original 134 unit, single-family residential development as
shown on the preliminary plat of Bloomington Heights West,would be approximately 1280 vpd.
Removing 30 of those single-family units and replacing them with 52 bi-attached townhomes
units, would increase the traffic expected from this plat by 16 vpd, for a total of 1296 vpd. This
E-4805
slight increase in traffic is minor and should have very little affect on the traffic operation of the
overall site or on the intersections adjacent to the townhome site. Please refer to the turning
movement sketches for A.M. and P.M. peak hour traffic.
We hope this information will aid in your evaluation of traffic impact due to the proposed change
of land use. Please let us know if you have any questions or concerns that have not been
addressed.
Sincerely,
CIVIL ENGINEERING CONSULTANTS, INC.
Melissa Hills, E.I.
Project Manager
Enclosures
`,FESS Ip ,� I HEREBY GERTIFY THAT TH15 EN61NEERINO DOGUMENT
�%%% �i,� WA5 PREPARED BY ME OR UNDER MY DIREGT PERSONAL
�O• •Nq SUPERVISION AND THAT I AM A DULY LIGENSED PROFES-
��� 51ONAL ENGINEER UNDER THE LAWS OF THE STATE OF
_-Z:••.BRETT A.•••' // C Gem— IIIS/O/
W JOHNSON m = BRETT A. JOHNSON, IONA REG. NO. 13653 DATE
J 13653 MY LIGENSE RENEWAL DATE 15 DEGEMBER 31,2001
• PAGES OR SHEETS GOVERE _BYAH15 5EA L:
E-4805
TABLE 1
TRIP GENERATION
BLOOMINGTON HEIGHTS WEST
AMES, IOWA
AS ORIGINALLY ZONED
SINGLE FAMILY RESIDENTIAL -- TOTAL DWELLING UNITS, DU = 30
ITE LAND USE CATEGORY (210)
ADT: 30 x 9.55 =290 vpd (145-in; 145-out)
AM Peak: 30 x 0.74 =22 vph (6-in; 16-out)
PM Peak: 30 x 1.01 =30 vph (20-in; 10-out)
AS ORIGINALLY ZONED
BI-ATTACHED TOWNHOMES --TOTAL DWELLING UNITS, DU = 52
ITE LAND USE CATEGORY (230)
ADT: 52 x 5.86 =306 vpd (153-in; 153-out)
AM Peak: 52 x 0.44 =23 vph (6-in; 17-out)
PM Peak: 52 x 0.55 =29 vph (I 9-in; 10-out)
E-4805
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