HomeMy WebLinkAboutA003 - Council Action Form dated June 8, 2004 ITEM # 3 T 4 3J4
DATE: 06/08/04
COUNCIL ACTION FORM
SUBJECT: REZONING OF SUNCREST SUBDIVISION, 3RD ADDITION, FROM "A"
(AGRICULTURAL) TO "FS RL" (SUBURBAN RESIDENTIAL LOW DENSITY) AND
APPROVAL OF A MASTER PLAN
BACKGROUND:
The developers have submitted a request to approve a Master Plan for residential
development under the Suburban Residential regulations and to rezone the proposed
Suncrest Subdivision 3rd Addition from "A" (Agricultural)to "F-S RL" (Suburban Residential
Low Density). This property is comprised of approximately 8.40 acres and is generally
located south of the existing Suncrest Subdivision 2rd Addition and east of Cedar Lane
(See Attached Location Map).
A total of 17 single-family detached lots are proposed. The Master Plan indicates that
there will be a net density of 3.83 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 subject area. The Preliminary Plat cannot be approved unless this
Master Plan is approved and the property is rezoned.
It should be noted, per City staff's request, that the developers have included the land to
the east of the subject site on the Master Plan drawing. Even though the Master Plan
drawing includes this area to the east, approval of this rezoning and Master Plan only
applies to the 8.40-acre subject site.
ANALYSIS:
Existing Land Use. The subject property is currently undeveloped. The land to the east
and west is undeveloped land utilized for agricultural land uses. The Suncrest
development, containing single-family detached residential units, is located directly to the
north of the subject site. Single-family detached residential units on large lots are located to
the south of the subject area.
Currently, the land to the east, west, and south of the subject site is located within
unincorporated Story County. Earlier this year, the Ames City Council approved the
annexation of the land located directly west of the subject site (Ringgenberg Farm). That
annexation request is pending approval by the State of Iowa. At such time the annexation
is approved by the State, the land will be annexed into the City of Ames and automatically
zoned "A" (Agricultural). The land will be rezoned at such time as development is proposed
in the future.
Proposed Land Use. The developers are proposing to develop 17 lots for single-family
detached units (See Attached Master Plan Drawing). The developers are also proposing to
utilize an outlot (Outlot A), for a storm water detention area.
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. This site is currently zoned "A" (Agricultural), which is the zoning that was applied
to it when the property was annexed into the City. The developers are requesting to
rezone this site to T-S RL" (Suburban Residential Low Density).
The undeveloped areas to the east, west, and south of the subject site will remain zoned
"A" (Agriculture) and is within unincorporated Story County at this time. These areas are
designated as "Village/Suburban Residential" on the Future Land Use Policy Plan Map.
These areas will be developed under that land use designation 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.
(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.
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(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, existing vegetation
and oblique topography provides 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 within the storm water detention area in
proposed Outlot A. Additionally, Christofferson Park is located to the
east of this site. As the area directly east of the subject site develops,
pedestrian connections will be provided from the public sidewalks to
the park. These private open space areas will be maintained by the
homeowner's associations.
(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, existing 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 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.
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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 3.83 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 easily account for the minimum of
10% gross area devoted to open space.
(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.
(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.
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Utilities. The utilities adjacent to this site will be adequate to serve the needs of this future
development.
Water. There are 8-inch water mains that currently run north/south along Cedar
Lane and White Oak Drive north of the subject site. The developer will extend these
8-inch water mains southward into the proposed development. An 8-inch water main
will be constructed within Cottonwood Road from Cedar Lane to the eastern limits of
the development. 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. There is an 8-inch sanitary sewer main what currently runs
north/south along White Oak Drive. The developer is proposing to extend this
sanitary sewer main southward along White Oak Drive to Cottonwood Road.
Additionally, there is an existing 12-inch sanitary sewer main located in the Wessex
development to the east. The developer is proposing to extend that sewer main
south to future Cottonwood Road and then west to Cedar Lane. This sanitary sewer
main will be extended westward to serve the future development of the properties to
the west — at such time as those properties develop. Proposed infrastructure
improvements can be adequately served by this existing sewer infrastructure.
Storm Sewer. The front of all lots will drain to Cottonwood Street. Two pair of storm
sewer intakes will collect the drainage at the intersection of White Oak
Drive/Cottonwood Road and Cedar Lane/Cottonwood Road. The White Oak
Drive/Cottonwood Road intakes will direct the storm water to Outlot A, which is
designed to detain the storm water run-off. The Cedar Lane/Cottonwood Road
intakes will direct the storm water to the open ditches on Cedar Lane. Cedar Lane
will be improved to City of Ames urban standards— including curb, gutter, and storm
sewer — in the near future as development proceeds on the Ringgenberg Farm
property to the west. When Cedar Lane is improved in the future, the storm sewer
intakes at Cedar Lane/Cottonwood Road will direct the storm water into the Cedar
Lane storm sewer main.
An 18-inch storm sewer main is located within the White Oak Drive right-of-way to
the north of the subject site. The developers will be extending that storm sewer main
southward into the development. The rear of Lots 2 — 8 will drain to a drainage
swale at the rear of the lots (within a 15 foot wide drainage easement). The swale
will direct the storm water run-off to the east into an intake, and is conveyed through
the 18-inch storm sewer main in White Oak Drive to the storm water detention basin
in Outlot A. The rate of storm water run-off will not be increased above the
pre-development rate of run-off. The developer has submitted a storm water
management plan that has been reviewed and approved by City staff.
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Access/Streets. The subject property will have access to Cedar Lane and White
Oak Drive. White Oak Drive will be extended from the north into the subject site and
intersect with Cottonwood Road. Cottonwood Road is proposed to be extended
from Cedar Lane on the west, through the site. Ultimately, Cottonwood Road will
extend from Airport Road on the east to State Avenue on the west and will serve as
a Collector Roadway. All streets constructed within this development will be public
streets, built to City of Ames urban standards. The developerwill also be required to
improve one-half of Cedar Lane to City of Ames urban standards. Sidewalks will be
constructed on both sides of all streets. The proposed street system 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 is well within five (5)
minutes. It is the City Council's goal to have a minimum of 85% of the land area in
Ames within a maximum fire department response time of five (5) minutes. The
new fire station is located 1 .5 miles east of this subdivision, at the intersection of
Airport Road and South Duff Avenue.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission recommended approval of the Master Plan and
rezoning for the proposed Suncrest Subdivision 3rd Addition 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 the Final Plat 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 Suncrest Subdivision 3rd Addition.
Vote on Motion: 7-0.
ALTERNATIVES:
1. The City Council can approve the Master Plan and rezoning for the proposed
Suncrest Subdivision 3r Addition 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 Suncrest
Subdivision 3rd Addition 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.
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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, 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 the Final Plat 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 Suncrest Subdivision 3rd Addition.
It is recommended that Alternative #1 be adopted. This is a recommendation that the
City Council approve the Master Plan and rezoning of the proposed Suncrest Subdivision
3rd Addition from "A" (Agricultural) to "F-S RL" (Suburban Residential Low Density). This
action will allow the development of the Suncrest Subdivision 3rd Addition.
COUNCIL ACTION:
Attachment
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