HomeMy WebLinkAboutA004 - Council Action Form dated April 12, 2005 ITEM # ?314
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 "FS-RL" (SUBURBAN RESIDENTIAL LOW DENSITY) TO "F-PRD" (PLANNED
RESIDENCE DISTRICT) AND APPROVAL OF A MAJOR SITE DEVELOPMENT PLAN
BACKGROUND:
The developer, Friedrich Land Development Company, LLC, is requesting approval of a
rezoning from "FS-RL" (Suburban Residential Low Density) to "F-PRD" (Planned
Residence District) and approval of a Major Site Development Plan, to allow for the
development of 202 single-family detached units. (See attached Major Site Development
Plan) The subject property includes a total gross acreage of approximately 96.22 acres,
and is generally located on the west side of Cedar Lane, approximately 620 feet south of
Oakwood Road. (See attached Location Map)
Concurrent with this request, the developers are also seeking approval of a rezoning of the
21.24 acres located directly north or this site from "A" (Agricultural)to "FS-RM" (Suburban
Residential Medium Density), and approval of a Preliminary Plat that includes both areas.
Surrounding Property Characteristics. The following table identifies the jurisdiction,
existing land use, existing zoning, and LUPP designation of the subject site and the
surrounding area.
NORTHWEST NORTH NORTHEAST
Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames
Land Use: Agricultural Land Use: Agricultural/ Land Use: Church and
Farmstead Single-Family
Detached
Existing Government/ Existing Agricultural (A) Existing Agricultural (A)
Zoning: Airport(S-GA) Zoning: Zoning: and Suburban
Residential Low
Density FS-RL
LUPP University LUPP Village/ LUPP Village/
Designation: Affiliated Designation: Suburban Designation: Suburban
Residential Residential
WEST SUBJECT AREA EAST
Jurisdiction: Story County Jurisdiction: Ames Jurisdiction: Ames and Story
Count
Land Use: Agricultural Land Use: Agricultural Land Use: Agricultural and
Single-Family
Detached
Existing Agricultural Existing Agricultural(A) Existing Agricultural
Zoning: (A-1) Zoning: Zoning: (A-1)and
Suburban
Residential Low
Density
FS-RL
LUPP University LUPP Village/ LUPP Village/
Designation: Affiliated Designation: Suburban Designation: Suburban
Residential Residential
SOUTHWEST SOUTH SOUTHEAST
Jurisdiction: Story County Jurisdiction: Story County Jurisdiction: Story County
Land Use: Agricultural Land Use: Agricultural Land Use: Agricultural
Existing Agricultural Existing Agricultural Existing Agricultural
Zoning: (A-1) Zoning: (A-1) Zoning: (A-1)
LUPP University LUPP University LUPP Agricultural/
Designation: Affiliated Designation: Affiliated Designation: Farmstead
Vehicular Access. Vehicular access to the development will be provided from Cedar
Lane. A series of interconnected public streets will be extended from Cedar Lane into the
subject site to provide access to the development. Two street connections are being
proposed to the west, and one street connection is being proposed to the south to allowfor
street connections to those properties as future development occurs.
Storm Water Management. The developer is proposing to integrate some aspects of
Low-Impact Development into this Planned Residence District (PRD), most notably with
regard to storm water management. Instead of treating storm water run-off in the
conventional way, addressing quantity through detention ponds and storm sewer pipe,the
applicant is proposing to convey storm water mostly overland through a series of swales,
ditches, wetland areas, and ponds. When properly designed and constructed,this manner
not only reduces run-off, but also increases the quality of the storm water leaving the site.
This item will be discussed in detail later in this report.
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Sidewalks. 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 public streets is a requirement of the
Subdivision Ordinance (Section 23.403.14.a.). As such, a PRD cannot waive the
requirement for sidewalks on both sides of the public street. Only City Council can waive
this requirement as part of the review and approval of the Preliminary Plat.
Front/Side Setback Reduction. For 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. This is consistent with the corner lot setback
requirements of established single-family detached areas elsewhere in the community
zoned "RU (Low Density Residential). Furthermore, the developer is proposing a five-foot
interior side yard setback for all lots. This requirement is consistent with the side yard
setback requirements of the "F-VR" (Village Residential District). The developer is
proposing the use of the PRD floating zone to accommodate these modifications to
the setback requirements.
ANALYSIS:
Planned Residential Development (PRD) Development Principles. Property that is
developed according to the F-PRD requirements shall create a development pattern that is
more aesthetic in design and sensitive to the natural features of the site, and to the
surrounding uses of land than would customarily result from the application of the base
zone requirements. Innovation and flexibility in design and development of property shall
create a more efficient and effective use of land. Property that is zoned F-PRD shall
adhere to the following development principles:
1. Provide for innovative and imaginative approaches to residential development
that would not occur as a result of the underlying zoning regulations.
• The developer has indicated that they are attempting to introduce some
Low-Impact Development(LID) principles into this development, such as a more
natural storm water management approach and sidewalks on only one side of
the street.
• While staff supports efforts to utilize LID, it does not believe the PRD helps
achieve the LID goals. The use of the PRD allows for Zoning Ordinance
requirements (Chapter 29 of the Municipal Code), such as setback, to be
modified. It does not allow Subdivision Ordinance requirements (Chapter 23 of
the Municipal Code), such as installation of sidewalk and street width, to be
modified. Therefore, the only reason for the use of the PRD for this development
is to allow for the modified setbacks described earlier in this report. All other
aspects of this development could be accomplished in the "FS-RL" (Suburban
Residential Low Density) Zoning District.
3
• This development could be accomplished in the underlying base zone of FS-RL.
An example, which has recently been approved, is the Sunset Ridge
development on the north side of Lincoln Way, north of the Bentwood
Subdivision.
Consequently, staff believes that this request does not meet this standard.
2. Result in a more efficient, aesthetic, desirable, and economic use of land and
other resources while maintaining density of use, as provided for in the Land
Use Policy Plan and the underlying zoning.
• The development has a density of 3.81 dwelling units/net acre and exceeds the
minimum required density of use as outlined in the LUPP (3.4 du/net acre) and
the FS-RL Zoning District(3.75 du/net acre). However, as mentioned previously,
with minor modifications to the setbacks, the proposed development could be
accomplished without the use of the PRD. Therefore, staff believes that it is
inaccurate to say that the PRD will result in a more efficient, aesthetic, desirable,
and economic use of the land.
• It could be argued, as the applicant points out in the PRD application, that the
reduced setbacks proposed for this PRD could result in a more efficient use of
the land.
o However, as illustrated on the plan supplied by the applicant, the lots with
15-foot front yard setbacks are generally the same size as the lots with the
25-foot front yard setback. Therefore, it does not appear that the reduced
front yard setback results in a more efficient use of the land. Furthermore, it
is staff's opinion that having houses on one side of the street set back 25
feet from the right-of-way line, and on the other side of the same street set
back only 15 feet from the right-of-way line, will result in an irregular-looking
streetscape.
o The applicant believes that the FS-RL Zoning District requirement to provide
two front yard setbacks for corner lots, limits the amount of buildable area on
those lots. Consequently, for corner lots,the developer is proposing one front
yard setback of 25 feet and one side yard setback of 15 feet adjacent to the
two streets. This is consistent with the corner lot setback requirements of
established single-family detached areas elsewhere in the community zoned
"RL" (Low Density Residential). However, to date, all areas developed under
the FS-RL standards have met the two front yard setback requirement,
including the Suncrest III Subdivision directly abutting this development to
the east. Furthermore, for corner lots in the FS-RL Zoning District,there is no
20-foot rear yard setback requirement. The setback requirement from the two
interior lot lines is only a side yard setback — either 6-foot (one story) or
8-foot (two or more stories). Therefore, while 10 additional feet are needed
for the side/front yard setback adjacent to the street, 12 or 14 less feet are
needed for the interior side yard setback. Of course, this is only an issue if
every lot is developed from setback line to setback line. Staff believes there
is little difference, at least in terms of the lot area devoted to setbacks
between the RL and FS-RL requirements.
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o The interior side yard setbacks of only 5 feet, as proposed for all non-corner
lots, could result in 2 — 6 feet of saving per lot, assuming every lot was
developed from side yard setback to side yard setback. Staff supports the
reduced side yard setbacks as proposed, but does not believe that it greatly
impacts the efficiency, aesthetics, desirability, or economics of the overall
96.22-acre development.
• Staff believes that the open space and walking trails provided throughout the
development make this an attractive development and could represent an
aesthetic, desirable, and economic use of the land. However, again, staff does
not believe that this is a result of the use of the PRD floating zone specifically.
As a result of the review outlined above, staff does not believe that this
request meets this standard.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
• All units provided for in this development will be single-family detached
residential units. The developer is providing a variety of lot sizes ranging from
7,856 square feet to 17,292 square feet, which will also provide for a variety of
housing styles and prices. While nothing specific about this development
emphasizes efficient and affordable home ownership and occupancy, the
addition of these 202 single-family lots will increase the inventory of available
lots within the City limits, and may provide more opportunities for affordable
home ownership and occupancy.
Staff believes that this request meets this standard.
4. Provide for flexibility in the design, height, and placement of buildings that are
compatible with and integrate with existing, developed neighborhoods and
the natural environment.
• The developer is not proposing specific house designs for this PRD. The
developer indicates that the development will utilize conventional housing styles
that are prevalent in the surrounding neighborhoods and in Ames. The
developer indicates that the requested modifications to the required setbacks will
allow for flexibility in the design and placement of the homes within the
subdivision. The developer also indicates that most of the lots within the
development will be graded to provide for construction of full or partial walkout
basements; most houses will be adjacent to reconstructed natural areas, and the
focus of the development is the natural areas, not the built environment.
Staff believes that this request does not meet this standard.
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5. Promote aesthetic building architecture,significant availability of open space,
well designed and landscaped off-street parking facilities that meet or exceed
the underlying zone development standards, more recreation facilities than
would result from conventional development, and pedestrian and vehicular
linkages within and adjacent to the property.
• As mentioned previously, there is no specific design theme proposed with this
development.
• The developer is providing significantly more open space than as is required.
• As this is a single-family detached development, there will not be any off-street
parking facilities provided.
• The developer is providing a considerable amount of recreation facilities with the
construction of many pedestrian walkways and availability of open space.
• The developer is proposing pedestrian and vehicular linkages within and
adjacent to the property.
Therefore, staff believes this request meets this standard.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, flood plains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
• The site has been used for many years as tilled crop land. There are no
identified natural, geologic, historic and cultural resources, drainage ways,flood
plains, water bodies, or other unique site features on the site to be preserved.
The developer is proposing to develop drainage ways and wetland areas, as well
as provide extensive landscaping in an attempt to establish identifiable natural
features.
Therefore, staff believes that this request meets this standard.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development.
• The proposed development can be efficiently served by the existing and
proposed infrastructure. This development will have much of the same impact
on existing infrastructure as a conventional development.
Therefore, staff believes that this request meets this standard.
6
Planned Residential Development (PRD) Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each of those standards is listed
below:
1. Area Requirement. A minimum of two(2) acres shall be required for all areas
developed as F-PRD.
• The proposed development consists of 96.22 acres. Therefore, the area
requirement is met.
2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of that
area. Density transfer from one area of a PRD project to another area of the
same project with a lower base zone density is not permitted.
• The required and proposed densities for this development are summarized in
the table below:
LUPP Zoning Ordinance Proposed
Minimum of 3.4 Minimum of 3.75 dwelling 3.81 units/net acre
dwellingunits/net acre units/net acre
As can be seen in the above table, the proposed development meets the
required minimum density.
3. Height Limitations. Structures proposed to be developed in areas zoned PRD
shall be compatible with the predominant height of the structures in adjacent
neighborhoods.
• The developer is proposing one and two story, single-family detached residential
structures. The surrounding neighborhood is comprised of one and two-story
structures. Therefore, the height proposed by the developer is consistent with
the surrounding neighborhood.
7
4. Minimum Yard and Setback Requirements. There are no specified minimum
yard and setback requirements in areas zoned PRD, except that structures
constructed adjacent to public right-of-way and adjacent to the exterior
boundary of an area zoned PRD shall comply with setback standards of the
underlying base zoning regulations, unless there are physical features on the
site that would justify a different setback than provided for in the base zone.
• As stated earlier in the report, the applicant is requesting three specific
modifications to the setbacks required in the underlying FS-RL Zone. 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. Finally, the developer is proposing a five-foot
interior side yard setback for all lots. For the reasons outline previously, staff is
not supportive of the 15-foot setback from the public street or the corner lot side
yard setback, but is generally supportive of the interior lot side yard setbacks
proposed by the developer.
5. Parking Requirements. Parking for uses permitted in areas zoned PRD shall
comply with the parking standards in Section 29.406 of the Zoning Ordinance.
• Off-street parking standards for single-family detached dwellings require a
minimum of two spaces for each residential unit. The developer is proposing to
provide at least two parking spaces on each individual lot. As these are
single-family, detached residential units, parking will be verified when building
permits are reviewed for construction of the homes.
6. Open Space Design Requirements. Open space shall be designed as a
significant and integrated feature of the entire area to be developed as a PRD
project. Features may include: larger recreation areas for all residents of the
PRD;mini-parks for selected residents;pedestrian open space systems;and
environmental features, drainage ways, flood prone areas, and other areas of
geologic, cultural, and historic significance.
• The developer is providing a significant amount of open space/recreation
features in the development, including over 23 acres of dedicated open space
on the site, which will contain a series of pedestrian pathways, and a large pond,
which will be the focal point of this development. The open space will be
designed as a significant and integrated feature of the development.
8
7. Open Space Area Requirement. The area devoted to open space in a PRD
project shall meet the landscape and open space requirements as set forth in
the base zone standards. These standards are as follows:
• Residential Low Density: 40% open space;
• Residential Medium Density: 40% open space; and,
• Residential High Density: 35% open space.
• The proposed development will be developed according to Low Density
Residential standards, which requires a minimum of 40% of the site to be
devoted to open space. The proposed development provides approximately 53%
of the site in open space (23.06 acres of dedicated open space and another
21.10 acres of open space on each individual lot). Therefore, the proposed
development meets the minimum open space requirement.
8. Open Space Improvements and Amenities. Open Space and amenity features
shall include such features as: pathway systems; clubhouses and meeting
room facilities; playground facilities; swimming pool improvements; tennis
courts; volleyball improvements; picnic shelters; and other similar
improvements.
• As mentioned previously, the developer is providing a significant amount of open
space/recreation features in the development, including over 23 acres of
dedicated open space on the site, which will contain a series of pedestrian
pathways and a large pond, which will be the focal point of this development.
The pathways and public sidewalks will connect to a bike path that the developer
will construct on the west side of Cedar Lane. That bike path will connect to the
future bike path on Oakwood Road.
9. Maintenance of Open Space and Site Amenities. Open space and site
amenities for areas developed as a PRD project shall be in the ownership
maintenance responsibilities of a Homeowner's Association.
• The developer will establish a homeowner's association to maintain the open
space on the site.
Planned Residential Development (PRD) Supporting Information for Rezoning. As
part of the process of rezoning property to F-PRD, the City Council must make the
following findings:
1. The designation is consistent with the Land Use Policy Plan (LUPP).
• The LUPP designation for this are is Village/Suburban Residential. The
proposed PRD development is consistent with the policies of the LUPP.
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2. The development complies with the requirements of Section 29.1203, "F-PRD"
Planned Residence District.
• As outlined in this report, staff believes that this development proposal does not
meet all of the requirements of Section 29.1203.
3. The existing infrastructure system to be utilized by the land proposed to be
zoned F-PRD has the capacity to support the development contemplated.
• The proposed development can be efficiently served by the existing and
proposed infrastructure. This development will most likely not have any different
impact on infrastructure than a project that would result from conventional
development.
4. The designation and contemplated development of the land proposed to be
zoned F-PRD has been selected by the property owner as an alternative to the
F-VR or F-S zoning designation.
• The developer indicates in the application that the "F-PRD"(Planned Residence
District)was chosen instead of the "F-VR" (Village Residential District) because
of market and neighborhood conditions.
• The developer has selected the "F-PRD" (Planned Residence District) instead of
the "FS" (Suburban Residential District) because of the desire to modify the
required setbacks of the FS-RL district. As mentioned previously, the PRD
cannot modify setbacks adjacent to public right-of-way. Therefore, the only
setback modification being proposed by the developer that can be supported is
to the interior side yard setbacks.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
With a vote of 4-0, the Planning and Zoning Commission recommended approval of the
rezoning request from "FS-RL" (Suburban Residential Low Density) to "F-PRD" (Planned
Residence District) and the Major Site Development 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.
10
ALTERNATIVES:
1. The City Council can approve the rezoning of Ringgenberg Park, from "IFS-RU
(Suburban Residential Low Density) to "F-PRD" (Planned Residence District) and
the Major Site Development Plan.
2. The City Council can deny the rezoning of Ringgenberg Park, from "FS-RU
(Suburban Residential Low Density) to "F-PRD" (Planned Residence District) and
the Major Site Development Plan.
3. The City Council can modify this request to approve the rezoning of Ringgenberg
Park, from "IFS-RU (Suburban Residential Low Density) to "F-PRD" (Planned
Residence District) and the Major Site Development Plan with the amendment
suggested by the Planning and Zoning Commission to provide a 20-foot front yard
setback on both sides of local streets, and a 5-foot side yard setback.
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:
According to Section 29.1303 of the Zoning Ordinance, the PRD floating zone is intended
to provide for development of a variety of innovative housing types, including: attached and
detached dwellings, zero lot line detached housing, clustered housing development,
residential condominiums, and innovative multiple-family housing projects. Property
developed according to the requirements of the PRD floating zone shall create a
development pattern that is more aesthetic in design and sensitive to the natural features
of the site and to the surrounding uses of land than would customarily result from the
application of the base zone requirements. Thus, the PRD floating zone is intended to be
applied to properties that have limitations for development, such as steep topography,
prevalence of mature wooded areas, or existing wetland areas. In those instances, housing
types can be varied to maximize the efficiency of development on the site, while
maintaining or protecting the existing natural features of the site.
The proposed subject site has been cultivated for many years; therefore, there are no
natural features on the site to maintain or protect. The developer is proposing to create a
"natural" environment through the use of low impact development storm water
management techniques. Staff is generally supportive of the innovated storm water
techniques proposed to be utilized in this development. With a few minor modifications to
setbacks and the inclusion of sidewalks on both sides of the streets, this development
could be completed under the FS-RL (Suburban Residential Low Density) Zoning District
without the need for the PRD Zoning District.
11
However, staff can support the recommendation of the Planning and Zoning Commission
to allow a 20-foot front yard setback on local streets and a 5-foot side yard setback.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #3, approving the rezoning of Ringgenberg Park, from "FS-RL" (Suburban
Residential Low Density) to "F-PRD" (Planned Residence District) and the Major Site
Development Plan with the following modifications to the proposed plan:
a. That the front yard setback be reduced to 20 feet.
b. That the interior side yard setback be reduced to 5 feet.
COUNCIL ACTION:
Attachments
12
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