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Home My WebLink AboutA003 - Council Action form dated March 23, 2004 ITEM # 3 q a DATE: 03/23/04 COUNCIL ACTION FORM SUBJECT: APPROVAL OF THE MASTER PLAN AND REZONING OF PROPERTY LOCATED AT 3314 STANGE ROAD FROM "A" (AGRICULTURAL) TO "F-S RL" (SUBURBAN RESIDENTIAL LOW DENSITY) BACKGROUND: The developers have submitted a request to approve a Master Plan for the Taylor Glenn residential development under the Suburban Residential regulations and to rezone the subject site from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density). This property is comprised of approximately 27.14 acres and is generally located south of Bloomington Road, north of Somerset Subdivision, east of Stange Road, and west of the railroad tracks. A total of 71 single-family detached lots are proposed. The Master Plan indicates that there will be a net density of 3.78 units per acre for the proposed single-family detached development. ANALYSIS: Existing Land Use. The subject property is currently undeveloped. The land to the northeast and south is single-family detached land use. A vacant lot and single-family detached land use borders the subject property on the east side of the railroad tracks. The land to the west is zoned Agricultural and currently undeveloped. Directly north of the subject site, north of Bloomington Road, is the City of Ames water tower. Proposed Land Use. The developers are proposing to develop 71 lots for single-family detached. There will be three areas that total 3.36 acres of open space. Land Use Policy Plan (LUPP). The subject property is designated as "Village/Suburban Residential" on the Future Land Use Policy Plan Map. In this case, the developers have chosen to develop this site as a suburban residential development with low density residential base zoning. Therefore, the proposed zone change to "F-S RL" is consistent with the LUPP designation. (See map titled "Land Use Policy Plan".) Zoning. This site is currently zoned "A" (Agricultural). The developers/land owners are making a request to rezone this site to "F-S RL" (Suburban Residential Low Density). The undeveloped area west of the proposal is currently zoned "A" (Agricultural). The area surrounding the subject area to the north is zoned "RM" (Residential Medium Density). Somerset Subdivision to the south of the subject property maintains a base zone of"F-VR" (Village Residential). The area east of the proposal is zoned "RL" (Residential Low Density). Water. There are two 8-inch water mains that run north and south along Stange Road and Kent Avenue. Additionally, a 16-inch water main runs east and west along Bloomington Road. The proposed development will create a loop between these services, which is beneficial to the City's water system. The subject property can be adequately served by municipal water infrastructure. Sanitary Sewer. 8-inch sanitary sewer mains run along Kent Avenue and Stange Road. Proposed infrastructure improvements can be adequately served by this existing sewer infrastructure. Storm Sewer. Any new development on the subject property will require that storm water run-off be collected and controlled through a system of surface drainage, subsurface sewers, and/or storm water detention facilities. The rate of storm water run-off will not be increased above the pre-development rate of run-off. Any proposed development within the subject area will require the applicant to submit a site plan and staff will review a storm water management plan before the approval of subdivision plats or zoning permits. Access/Streets. The subject property will have access to Stange Road and Kent Avenue. Kent Avenue will be extended from the south of the subject area where Kent Avenue meets the property. The connection with Stange Road will provide for adequate access to the City's street network, improve vehicular circulation, and enhance pedestrian movement throughout the site. Fire. The estimated fire response time to the subject area ranges from four (4) to five (5) minutes. The City's goal is to have a fire response time of five (5) minutes as a minimum of 85% of the land area of the city. The subject area falls within the City's response time goal. 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 the property owner does not select Village Residential development. ■ The developers are intending to develop this site with detached single-family residential uses. 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. 2 (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 single-family detached residential units. The single-family detached homes on this site will be built conventionally without design criteria. (c) Effective landscape buffers between distinctly different land uses. ■ The proposed land uses are similar to adjacent land uses. Therefore, additional landscaping is not required. However, the railroad tracks on the east side of the property and a bike path along the southern edge provide some buffering from the proposed development and established residential areas. (d) The provision of common open space in residential areas, where the maintenance of the open space is the responsibility of those directly benefiting. ■ Open space will be provided along the sloping areas and a creek that runs east and west through the subject area. (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 neighborhoods consist of detached single-family homes. The proposed plan provides for single-family detached development for the entire property. Proposed single-family detached will be adjacent to existing single-family detached land uses. This pattern of development allows for an effective combination of single-family residential development that is compatible with the surrounding neighborhoods. ■ The proposed plan is compatible with the goals and objectives of the Land Use Policy Plan (LUPP). The development proposal fulfills the goal of efficient infill development and meets suburban residential requirements. 3 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 overall net density for the area to be zoned "F-S RL" is 3.78 units per 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 proposed development meets lot and block design standards. (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 storm water easement areas and private impervious surfaces associated with undeveloped lots account for 12% gross area devoted to open space. (d) 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. Parking requirements will be checked as part of the Building Permit process. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning recommended approval of the Master Plan and rezoning request at their meeting of March 3, 2004. ALTERNATIVES: 1 . The City Council can approve the Master Plan and rezoning of property located at 3314 Stange Road from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density), as shown on the attached map. 2. The City Council can deny the Master Plan and rezoning of property located at 3314 Stange Road from "A" (Agricultural)to "F-S RU(Suburban Residential Low Density), as shown on the attached map. 3. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. 4 CITY MANAGER'S RECOMMENDED ACTION: 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. It is recommended that Alternative #1 be adopted. This will approve the Master Plan and rezoning of the Taylor Glenn property located at 3314 Stange Road from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density). This action will allow the development of subject site. 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