HomeMy WebLinkAboutA003 - Council Action Form dated April 12, 2005 ITEM # 14 / -T
DATE: 04/12/05
COUNCIL ACTION FORM
SUBJECT: REZONING OF PROPERTY GENERALLY LOCATED ON THE WEST SIDE
OF CEDAR LANE AND APPROXIMATELY 620 FEET SOUTH OF OAKWOOD ROAD
FROM "A" (AGRICULTURAL)TO "FS-RL" (SUBURBAN RESIDENTIAL LOW DENSITY)
AND APPROVAL OF A MASTER PLAN
BACKGROUND:
The developers have submitted a request to rezone the subject site from "A" (Agricultural)
to "FS-RL" (Suburban Residential Low Density), and approval of a Master Plan for the
Ringgenberg Park residential development under the Suburban Residential regulations
(see attached Master Plan). This property is comprised of approximately 96.22 acres and
is generally located on the west side of Cedar Lane, approximately 620 feet south of
Oakwood Road.
A total of 202 single-family detached lots are proposed. The Master Plan indicates that
there will be a net density of 3.81 units per acre for the proposed single-family detached
development.
The rezoning of the subject site from "A" to "FS-RL" is the first step to rezoning the site to
"F-PRD." Please refer to the PRD report for complete background information.
ANALYSIS:
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 generally distinct and
homogeneous character in the neighborhood, and will also provide a suitable
transition between the existing and proposed land uses.
Therefore, staff believes that this request meets this standard.
(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 a typically economic and efficient subdivision design that allows for
single-family detached residential units. No particular design theme or special
standards are proposed.
Therefore, staff believes that this request meets this standard.
(c) Effective landscape buffers between distinctly different land uses.
■ The land directly abutting the subject site on the west and south is owned by
Iowa State University and is utilized for agricultural uses. The developer is
proposing to install an open space buffer a minimum of 30 feet wide adjacent to
the ISU property.
■ The remaining surrounding developed properties are similar land uses;
therefore, no buffers are required. However, RM is proposed to the north. If
approved, a modest buffer will be required on the RM property.
Therefore, staff believes that this request meets this standard.
(d) The provision of common open space in residential areas, where the
maintenance of the open space is the responsibility of those directly
benefiting.
■ The developer is proposing to provide approximately 23 acres devoted to open
space, which is approximately 24% of the site.
■ The developer will establish a homeowner's association to maintain the open
space on the site.
Therefore, staff believes that this request meets this standard.
2
(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 developer is proposing to install sidewalks on only one side of the public
streets. In lieu of one required sidewalk, the developer is proposing to install
pedestrian paths at the rear of lots that have no public sidewalk along the street.
The requirement to install a public sidewalk on both sides of the streets is a
requirement of the Subdivision Ordinance (Section 23.403.14.a.). As such, the
City Council can waive this requirement as part of the review and approval of the
Preliminary Plat.
■ Also, for the lots that do not have a public sidewalk adjacent to the street, the
developer is proposing a 15-foot front yard setback from that street. Additionally,
for all corner lots, instead of two front yard setbacks of 25 feet adjacent to each
street as required, the developer is proposing one front yard setback of 25 feet
and one side yard setback of 15 feet. Furthermore, the developer is proposing a
five-foot interior side yard setback for all lots. As the setback standards are
requirements of the Zoning Ordinance, only the Zoning Board of Adjustment can
vary those requirements. Therefore, for the City Council to be able to approve
the rezoning of this site to FS-RL and approve the Master Plan that has been
submitted, the plan will have to be revised to provide the minimum setbacks as
required by the Zoning Ordinance. (See Stipulation #1).
For these reasons, staff believes that this request does not meet this
standard.
(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. This
pattern of development 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 provides for efficient and
environmentally compatible housing that meets the needs of a growing
community.
Therefore, staff believes that this request meets this standard.
3
Suburban Regulations.
(a) Minimum Density. The Zoning Ordinance requires the minimum density in
areas zoned "FS-RL" to be 3.75 dwelling units per net acre.
■ The overall net density for the area to be zoned "FS-RL is 3.81 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 developer is proposing to provide approximately 23 acres devoted to open
space, which is approximately 24% of the site.
■ The developer will establish a homeowner's association to maintain the open
space on the site.
(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:
With a vote of 4-0, the Planning and Zoning Commission recommended approval of the
rezoning request from"A"(Agricultural)to"FS-RL" (Suburban Residential Low Density)and
approval of a Master Plan at its meeting of March 16, 2005 with the following amendment:
■ That the developers agree to install sidewalks on both sides of the street, provide a 20-
foot front yard setback, and a 5-foot side yard setback.
4
ALTERNATIVES:
1. The City Council can approve the rezoning of this 96.22 acres of the Ringgenberg
Park development from "A" (Agricultural) to "FS-RL" (Suburban Residential Low
Density) and the Master Plan, with the stipulations outlined in this report.
2. The City Council can approve the rezoning of this 96.22 acres of the Ringgenberg
Park development from "A" (Agricultural) to "FS-RL" (Suburban Residential Low
Density) and the Master Plan, with modifications.
3. The City Council can deny the rezoning of this 96.22 acres of the Ringgenberg Park
development from "A" (Agricultural) to "FS-RL" (Suburban Residential Low Density)
and the Master Plan.
4. Action on this request can 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, with the exception of the provision of the required setbacks
and inclusion of sidewalks on both sides of all streets. The Master Plan can be modified to
meet the required setbacks. Furthermore, this site can be served by the existing and
proposed infrastructure. Therefore, it is the recommendation of the City Manager that
the City Council approve Alternative #1, with the following stipulations:
1. That the developer revises the Master Plan to meet the required setbacks of the
FS-RL Zoning District. (Reduced Setbacks are being considered in a separate
Council action, to be decided later in the meeting.)
2. That the developer revises the Master Plan to illustrate sidewalks on both sides of
all streets.
COUNCIL ACTION:
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To be sent to:
Scott Renaud
FOX Engineering
1601 Golden Aspen Drive, Suite #103
Ames, Iowa 50010
Bob Friedrich, Jr.
Friedrich Construction
619 East Lincoln Way
Ames, Iowa 50010
Ken Kruempel
2519 Timberland
Ames, Iowa 50014
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