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Home My WebLink AboutA002 - Council Action Form dated May 28, 2002 S ITEM # DATE 05/28/ 2 COUNCIL ACTION FORM SUBJECT: MOTION TO REZONE PROPERTY, GENERALLY LOCATED NORTHWEST OF THE INTERSECTION OF HYDE AVENUE AND HARRISON ROAD FROM RL (RESIDENTIAL LOW DENSITY) TO RM (RESIDENTIAL MEDIUM DENSITY). BACKGROUND: Authorization for Zoning Map Amendments. Section 29.1506(1) of the Zoning Ordinance states the following: "(1) Authorization. The City Council may, from time to time, on its own initiative, on petition, or on recommendation of the Planning and Zoning Commission, after public notice and hearings, and after a report by the Planning and Zoning Commission, or after 30 days written notice to said Commission, amend, supplement or change the regulations, districts, or Official Zoning Map herein or subsequently established." At this time, the Planning and Zoning Commission is recommending that the Council initiate rezoning of the subject property to make the LUPP Map and Zoning Map designations consistent for the property under consideration. Inconsistency of the LUPP Map and Zoning Designations. The inconsistency of the density allowed by the LUPP Map designation and the density allowed by the Zoning Map designation is the reason behind the need to rezone the subject property from RL (Residential Low Density) to RM (Residential Medium Density). A Zoning Map amendment is the most immediate solution to this isolated problem. The RM (Residential Medium Density) zoning designation allows a density range of a minimum of four (4) dwelling units, but not more than 14 dwelling units per gross acre. Approval of a PRD zoning overlay for the subject property, in combination with the rezoning to RM (Residential Medium Density) and approval of the Preliminary Plat will allow the developer to construct bi-attached single family units at a density of 5.29 units per acre, but no less nor greater. LUPP Map Amendment. On December 11, 2001 , the City Council approved Resolution No. 01-553 changing the Land Use Policy Plan (LUPP) Map designation from Residential Low Density to One- and Two-Family Medium-Density Residential for the subject property to allow for bi-attached single family residential units at a density between four (4) and six (6) dwelling units per acre. Zoning. The zoning of the subject property is RL (Residential Low Density), which allows a density of no more than four (4) dwelling units per gross acre. Legal Description. Please refer to the attached legal description for the subject property. Developer Requests. The developer requests being considered by the Council concurrently with this proposal to initiate rezoning include the following: • Approval of an Ordinance to establish a PRD (Planned Residential Development) overlay on the Official Zoning Map of the City of Ames, Iowa, to allow bi-attached townhome structures on the subject property; • Approval of a Major Site Development Plan for the subject property to allow bi-attached townhome structures; and, • Approval of a Preliminary Plat for Bloomington Heights West Subdivision. Proposed Density. The density proposed by the developer for the bi-attached single-family units in the PRD is 5.29 unit per acre (70 units on 13.23 acres). To approve the PRD, the Major Site Development Plan, and the Preliminary Plat for Bloomington Heights West Subdivision, it requires that the subject property be rezoned to allow the proposed density for the townhomes. Land Use Policy Plan (LUPP) Goals and Policies. The following goals and policies found in the Land Use Policy Plan (LUPP) apply to the proposed rezoning: Goal No. 1: "...plan for and manage growth within the context of the community's capacity and preferences....." (LUPP, p.23). • The subject property falls into the New Lands-Existing Area and is planned for residential intensification. Staff believes 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. 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...." (LUPP, p.24). • Residential development will have an impact on an important natural resource, Hallett's Quarry Lake. Development in this area will require quality and quantity measures for storm water runoff. Staff believes that residential development in this area is consistent with this goal if proper storm water mitigation measures are put into place to manage the quantity and quality of storm water runoff from the proposed development. Staff believes the bi-attached single-family residential development can occur in this area in a manner that balances the development interests with the environmental concerns. 2 Goal No. 3: [Create] "an `environmentally friendly' community....[and] be compatible with its ecological systems in creating an environmentally sustainable community." (LUPP, p.25). • By locating higher density residential development near the intersection of two major roadways (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. • Construction of bi-attached single-family residential homes in the subject area is consistent with this LUPP goal. The One-and Two-Family Residential Medium Density land use designation provides for a greater density along streets designed to handle increased traffic capacities, but also limits the negative affects of high density in the protected watershed of Hallett's Quarry Lake. Furthermore, it provides 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 provides for residential use as proposed by the developer, increased residential densities in an efficient and orderly manner, and provides the 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...." (LUPP, 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 previous Preliminary Plat for Bloomington Heights West Subdivision. The mix of single-family detached and single-family attached residential uses in the subject area could allow for a wider mix of integrated residential uses. 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." (LUPP, p. 27). • Development of bi-attached units on the subject property supports the concept of efficient growth by developing housing in an area that is adequately served by municipal infrastructure. 3 Goal No. 6: "....increase the supply of housing and provide a wider range of housing choices" (LUPP, p. 28). • The developer is proposing 70 bi-attached single-family residential structures for the subject property. 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. Seventy (70) housing units would accommodate 48% 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 & Zoning Commission reviewed this rezoning proposal at their meeting of May 15, 2002 and approval was recommended. ALTERNATIVES: 1. The City Council can approve the rezoning of property, generally located northwest of the intersection of Hyde Avenue and Harrison Road, from RL (Residential Low Density) to RM (Residential Medium Density). 2. The City Council can deny the rezoning of property, generally located northwest of the intersection of Hyde Avenue and Harrison Road, from RL (Residential Low Density) to RM (Residential Medium Density). 3. Action on this proposal can be postponed and referred back to City staff for additional information. MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. This is a recommendation that the City Council approve the rezoning of property, generally located northwest of the intersection of Hyde Avenue and Harrison Road, from RL (Residential Low Density) to RM (Residential Medium Density). This rezoning will accomplish a consistency of density as already guided by the Land Use Policy Plan and the proposed RM zoning, which has a density that is consistent with the Land Use Policy Plan. Attachment s:\Council Action Forms\Rezonings\Bloomington Heights West Rezoning 05-28-02 4 PRD-RM PRD-FIII RL Subject Area EISENHOW ER From RL to PRD-RM LN Bi-Attached Townhome Units > D z m S-RL o RL - _ R L ; ; t r ' NE BRO 7'O AL Nz it f ,..� � � ,'4. ,� � , � i •; ---_� ;,�.�F_._--may' .�-�-... �. : _ - -v S-RM D ' i IYD �\• i ,� FIELD DR..._up � i `• , VI/1 I , Tw— I S-GA E RL • S-G` - :--- :: - - . _ - - `: BLO ... ON RD �.... , Proposed Zoning Map N w E S Prepared by the Department of Planning and Housing 200 0 200 Feet Map prepared:5/7/2002 LEGAL DESCRIPTION BLOOMINGTON HEIGHTS WEST A Parcel of Land in Outlot 'W' in Bloomington Heights Plat 9, an Official Plat in the City of Ames, Story County, Iowa, that is More Particularly Described as Follows: Beginning at the Northeast Corner of Section 28, Township 84 North, Range 24 West of the 5t" P.M., Story County, Iowa; Thence 500°31'27"W, 536.56 Feet Along the Centerline of Hyde Avenue to a Point of Curvature; Thence Southerly Along a Curve to the Right Having a Radius of 500.00 Feet, an Arc Length of 169.96 Feet, and a Chord Bearing of 510°15'43"W Along Said Centerline to a Point; Thence N70000'00"W, 249.37 Feet Along the Centerline of Harrison Road to a Point of Curvature; Thence Westerly Along a Curve to the Left Having a Radius of 750.00 Feet; an Arc Length of 620.79 Feet, and a Chord Bearing of 586°17'15"W Along Said Centerline to a Point of Tangency; Thence 562°34'30"W, 76.32 Feet Along Said Centerline to a Point; Thence N27°25'30"W, 141.09 Feet to a Point; Thence N13°00'00"W, 246.11 Feet to a Point; Thence N00°18'28"E, 332.54 Feet to a Point on the North Line of Said Bloomington Heights West; Thence 589041'32"E, 1057.64 Feet Along Said North Line to the Point of Beginning, All Containing 14.863 Acres, More or Less. sAdh\Bloomington Heights West Legal Description