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HomeMy WebLinkAboutA003 - Council Action Form dated June 8, 2004 ITEM #: 3a`�33a.- DATE: 06/08/04 COUNCIL ACTION FORM SUBJECT: REZONING OF SUNSET RIDGE SUBDIVISION FROM "A" (AGRICULTURAL) AND "RH" (RESIDENTIAL HIGH DENSITY) TO "FS RL" (SUBURBAN RESIDENTIAL LOW DENSITY) AND APPROVAL OF A MASTER PLAN BACKGROUND: The developers have submitted a request to rezone the proposed Sunset Ridge development from "A" (Agricultural) and "RH" (Residential High Density) to "F-S RL" (Suburban Residential Low Density). As required, the developers have also submitted a Master Plan drawing for the Suburban Residential Low Density development for approval. The subject property is comprised of approximately 93.91 acres and is generally located north of Lincoln Way and east of County Line Road (See Attached Location Map). A total of 219 (Lots 1 —203 and 208—223) single-family detached lots are proposed. The Master Plan indicates that there will be a net density of 4.2 units per acre for the proposed single-family detached development. Concurrent with this request, the developers are also seeking approval of a Preliminary Plat that includes this Rezoning/Master Plan subject area, plus two additional lots (Lots 204 and 205), and two additional outlots (Outlots T and U). Lots 204 and 205 are already zoned "RH" (Residential High Density) and will be developed with multifamily residential uses in the future. Outlot T and the western approximately two-thirds of Outlot U are currently zoned "RH" (Residential High Density). The remainder of Outlot U is zoned "A" (Agricultural). The developer is proposing to rezone Outlots T and U to Convenience Commercial Node in the future (once staff has created, and City Council has approved,the Convenience Commercial Node Zoning District, per the direction of the Land Use Policy Plan). Prior to development of Outlots T and U, the outlots must be rezoned and replatted. The Preliminary Plat for Sunset Ridge cannot be approved unless the Master Plan is approved and the property is rezoned. ANALYSIS: Existing Land Use. The subject property is currently undeveloped agricultural land. The land to the north, east, and west is mostly comprised of single-family detached residential units and undeveloped agricultural land. Single-family detached land uses are located south of the subject area, south of Lincoln Way, within the Bentwood Subdivision. Proposed Land Use. The developers are proposing to develop 219 lots for single-family detached units (Lots 1 — 203 and 208 — 223) and 16 outlots for open space and storm water detention areas (Outlots A— C, F — I, and K— R). The developer has provided three outlots (Outlots D, E, and J) that will be combined with adjacent land for future development. Development of this site will begin in the southeast corner and will proceed to the north and west. Development will occur in multiple phases. 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 Attached LUPP Map). Zoning. The majority of the subject site is currently zoned "A" (Agricultural), which is the zoning that was applied to it when the property was annexed into the City. A small portion of the southwest corner of the subject site is currently zoned "RH" (Residential High Density). The developers/land owners are making a request to rezone the subject site to "F-S RL" (Suburban Residential Low Density). The undeveloped areas to the east, west, and north of the subject site are within unincorporated Story County and will remain zoned "A" (Agriculture) at this time. The areas to the east and north are designated as "Village/Suburban Residential" on the Future Land Use Policy Plan Map. The land to the west, which has frontage on Lincoln Way, is designated as "Highway Oriented Commercial" on the Future Land Use Policy Plan Map. These areas will be developed under those land use designations in the future and will be rezoned accordingly at that 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 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 larger and smaller lots 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, if/when Outlots T and U are rezoned commercial land uses in the future, additional buffering will be required to provide adequate transition between the residential and commercial land uses. (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 within the various outlots provided throughout the development. The developer is proposing a series of pedestrian/bike paths that will connect the open space areas. A homeowners association will provide maintenance of the open space areas within this development. (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. 3 (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 mainly of single-family detached homes. The proposed plan provides for single-family detached development throughout the majority of the site and high density residential and possible commercial development at the intersection of an arterial roadway (Lincoln Way) and a collector roadway (Wilder Avenue). This pattern of development allows for an effective combination of 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 proposed development is located within the City of Ames growth priority area. The development proposal fulfills the goal of targeted growth and meets the suburban residential requirements. 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 zoned "F-S RL" is 4.2 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 open space, storm water easement areas, and private impervious surfaces associated with undeveloped lots account for approximately 17.7 acres of open space, which is 18.8 % of the entire subject site— well in excess of the minimum of 10% gross area devoted to open space. 4 (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. ■ The developer is only proposing Suburban Residential Low Density. This standard does not apply. However, as mentioned earlier, if/when Outlots T and U are rezoned commercial land uses in the future, additional buffering will be required to provide adequate transition between the residential and commercial land uses. (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. Parking requirements will be checked as part of the Building Permit process. Utilities. The utilities adjacent to this site will be adequate to serve the needs of this future development. Water. A 12-inch water main runs east/west within the Lincoln Way right-of-way. The developer is proposing to extend 8-inch water lines northward from the 12-inch water main in Lincoln Way, within the Wilder Avenue and Hartford Drive right-of- way, to serve the proposed development. Additionally, a 16-inch water main will be extended north/south within the County Line Road right-of-way through a City project this year. The developer will extend the water mains within the site to the limits of the site to allow for connection to the water service for future developments. The proposed development will create a loop between the water service along Lincoln Way and County Line Road, which is beneficial to the City's water system. The subject property can be adequately served by municipal water infrastructure. Sanitary Sewer. A 12-inch sanitary sewer exists northeast of the subject site. The developer is proposing to extend the sanitary sewer from the existing 12-inch main, across the property to the north within a 50-foot wide easement, to serve the proposed development. The development can be adequately served by the existing and proposed sanitary sewer infrastructure. 5 Storm Sewer. A storm water management plan has been prepared for the site. The site generally drains from the southwest to the northeast. Four on-site storm water detention areas will be provided in this subdivision. They will be located in: Outlots G, I, M, and P. The detention areas are illustrated on the Grading Plan. The storm water will be detained in the proposed detention ponds and then conveyed through drainage ways and swales to College Creek located to the north of the subject site. The rate of storm water run-off will not be increased above the pre- development rate of run-off. The developers also have submitted a storm water pollution prevention plan for this site, which is located on Sheet 2 of the Preliminary Plat drawing. City staff has reviewed and approved the storm water management plan and storm water pollution prevention plan for the proposed development. Access/Streets. The subject property will have access to Lincoln Way and County Line Road. Wilder Avenue and Hartford Drive will be extended northward from Lincoln Way into the proposed development. Westfield Road will be extended eastward from County Line Road into the proposed development. A series of public streets will be constructed within the development to provide access to the single- family residential lots. The developer is proposing five street connections to the north, three to the southeast, and two to the southwest as required to provide vehicular and pedestrian access to those properties as they develop in the future. All streets within this development will be public streets, constructed to City of Ames' urban street standards, including curb, gutter, sidewalks, street lights, and street trees. Fire. The estimated fire response time to the subject area ranges from four to five minutes. The City's goal is to have a fire response time of five minutes. The subject area falls within the City's response time goal. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission recommended approval of the Master Plan and rezoning for the Sunset Ridge Subdivision at their meeting of May 19, 2004 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 a Final Plat for the first phase of the Sunset Ridge Subdivision being placed on the City Council's agenda. 2. That the approval of the rezoning shall be contingent upon approval of the Preliminary Plat for the Sunset Ridge Subdivision. Vote on Motion: 5-2. 6 ALTERNATIVES: 1 . The City Council can approve the Master Plan and rezoning for the proposed Sunset Ridge Subdivision from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density) as shown on the attached map with two stipulations. 2. The City Council can deny the Master Plan and rezoning for the proposed Sunset Ridge Subdivision from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density) as shown on the attached map with two stipulations. 3. The City Council can recommend that action on this request be postponed and referred back to City staff and/or the applicant for additional information. 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 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 a Final Plat for the first phase of the Sunset Ridge Subdivision being placed on the City Council's agenda. 2. That the approval of the rezoning shall be contingent upon approval of the Preliminary Plat for the Sunset Ridge Subdivision. 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 Sunset Ridge Subdivision from "A" (Agricultural) "F-S RL" (Suburban Residential Low Density). This action will allow the development of the Sunset Ridge Subdivision. 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