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Home My WebLink AboutA003 - Council Action Form dated October 24, 2006 ITEM #: s DATE: 10/24/06 COUNCIL ACTION FORM SUBJECT: REZONING OF PROPERTY IN SUNSET RIDGE SUBDIVISION FROM "RH" (RESIDENTIAL HIGH DENSITY) TO "FS-RL" (SUBURBAN RESIDENTIAL LOW DENSITY) AND "CVCN" (CONVENIENCE COMMERCIAL NODE)TO "FS-RL" (SUBURBAN RESIDENTIAL LOW DENSITY BACKGROUND: Applicant: Hunziker Land Development Co., LLC Owner: Hunziker Land Development Co., LLC Request: Rezone property from "RH" (Residential High Density)to"FS-RL" (Suburban Residential Low Density) and "CVCN" (Convenience Commercial Node) to "FS" (Suburban Residential Low Density) Location: Generally located northwest of the intersection of Lincoln Way and Wilder Avenue. Area: 3.51 Acres of Land from "RH" to "FS-RL" 1.22 Acres of Land from "CVCN" to FS-RL" Land Use Policy Plan (LUPP) Designation: Village/Suburban Residential Rezoning Proposal. The land proposed for rezoning is a section of the Sunset Ridge Subdivision for which a Preliminary Plat was approved by the City Council on June 8, 2004. The Preliminary Plat established Outlot "T", which is zoned as "CVCN" (Convenience Commercial Node) and Lots 204 and 205, which are zoned as "RH" (Residential High Density). Outlot "T" is located northwest of the intersection of Lincoln Way and Wilder Avenue. Lot 205 abuts the north property line of Outlot"T" and the west right-of-way line of Wider Avenue. On the approved Preliminary Plat, Tabor Drive extends west of Wilder Avenue along the north line of Lot 205. Lot 204 is located northwest of the intersection of Wilder Avenue and Tabor Drive. (Refer to the attached map showing the "Previously Approved Lots, Streets, and Zoning, and the Proposed Lots, Streets, and Zoning.) The applicant now requests that the City approve a proposal for rezoning, which reduces the amount of land in the Sunset Ridge Subdivision, zoned as "CVCN" and removes the zoning designation of"RH" from all land in the subdivision. Of the 8.72 acres of land zoned as "CVCN" in the subdivision, 7.50 acres will remain as "CVCN", and 1.22 acres will be rezoned to "FS-RL". Of the 3.51 acres of land zoned as "RH" in the subdivision, none will remain as "RH". All 3.51 acres will be rezoned to "FS-RL". This proposed rezoning adds 4.73 acres of land, zoned as "FS-RL" to Sunset Ridge Subdivision. Concurrent Requests. Concurrent with the processing of the request for rezoning, the City is also processing requests from the applicant for amendments to the approved Preliminary Plat and Master Plan for Sunset Ridge Subdivision. The Preliminary Plat and Master Plan amendments include the addition of twelve (12) lots for the construction of single-family detached residential dwellings, and the creation of a privately owned and operated park, that includes approximately 83,126 square feet (1.91 acres). Description of surrounding area: ,,Area LUPP Designation Zoning Land Uses North Village/Suburban Res. FS-RL Vacant (to be developed (Suburban Res. Low Density) as Single-Family Res.) South Low-Density Res. RL (Residential Low Density) Single-Family Res. East Village/Suburban Res. FS-RL Single Family Res. (Suburban Res. Low Density) West Highway-Oriented Story County Mobile Home Park Commercial Outside City Limits) Land Use Policy Plan (LUPP) Goals and Policies. The proposed zoning changes are consistent with the LUPP Map designation, which is "Village/Suburban Residential", and the density goals, as stated in the LUPP. Density Requirements. These changes are in conformance with the minimum density requirement of 3.75 dwelling units per net acre for the FS-RL zoned area as outlined in the City's Zoning Ordinance (Table 29.1202(6)). The overall net density for the area zoned as "FS-RL" (including the land proposed for"FS-RL"zoning) is 4.3 dwelling units per net acre. Utilities and Infrastructure: Utilities are adequate to serve single-family homes on the land proposed for rezoning. Access/Streets. Changes are proposed to the street and lot layout as approved by the City Council for Sunset Ridge Subdivision. The approved subdivision plat for Sunset Ridge Subdivision shows Tabor Drive as extending west of Wilder Avenue to the west boundary of Sunset Ridge Subdivision. The proposed changes to the Preliminary Plat and Master Plan for this subdivision would stop the extension of Tabor Drive at Wilder Avenue, and would instead extend Durant Street and Springbrook Drive past Wilder Avenue to the west property line of Sunset Ridge Subdivision. The developer proposes lots for the development of single-family detached homes along both sides of Durant Street and Springbrook Drive, west of Wilder Avenue. West of Wilder Avenue, north of the lots that will front on Durant Street and south of the lots that will front on Springbrook Drive will be an open space for storm water management and for use as a small neighborhood privately owned park. Fire/Emergency Response. 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 area proposed for rezoning fall within the City's response time goal. 2 Stipulations. The following stipulations should be placed on the approval of the proposed rezoning to assure that it will be developed consistent with the intent of the Zoning Ordinance, Subdivision Regulations, and other adopted plans and policies of the City of Ames. 1 . That the revised Master Plan be approved to be consistent with the proposed rezoning. 2. That the revised Preliminary Plat be approved to be consistent with the revised Master Plan and rezoning. Recommendation of the Planning &Zoning Commission. At its meeting of October4, 2006, with a vote of 6-0, the Planning and Zoning Commission recommended approval of the rezoning request with the stipulations listed above. ALTERNATIVES: 1. The City Council can approve the rezoning of 3.51 acres of land from "RH" (Residential High Density) to "FS-RL" (Suburban Residential Low Density) and 1.22 acres of land from "CVCN" (Convenience Commercial Node) to "FS-RL" (Suburban Residential Low Density) with the stipulations described in this Action Form. 2. The City Council can deny the rezoning of 3.51 acres of land from "RH" (Residential High Density)to "FS-RL" (Suburban Residential Low Density) and 1.22 acres of land from "CVCN" (Convenience Commercial Node) to "FS-RL" (Suburban Residential Low Density). 3. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. MANAGER'S RECOMMENDED ACTION: The proposed rezoning is consistent with the surrounding land uses and zoning, and the Land Use Policy Plan. Therefore, it is the recommendation of the City Manager that Alternative #1 be adopted. This is a recommendation to rezone 3.51 acres of land from "RH" (Residential High Density) to "FS-RL" (Suburban Residential Low Density) and 1.22 acres of land from "CVCN" (Convenience Commercial Node) to "FS-RL" (Suburban Residential Low Density) with the stipulations described in this Action Form. 3 f � i P,5 O� Y ; QSubject 5 LJPWr: y Area A A } N P e 9 URANT ST HP Q ,yayy y�B ' f e x Pa UNCOLN§HIGHWAYLINCOLNWAY ykN , n...... fix` .. 1 t 0 =,NQRRIS ST 1> UBERT'S Location Map Sunset Ridge Subdivision I µ t 0 550 1,100 2,200 Feet a zz 311 V v muna L Z at v io OZ" O In 6 L Ic. F. Z L U- N M5 0 L N 4-L-- 06 3nN3AV IJ 3 0 0 (1) Cl) LL II II 0 0`a d L 11 v 3 czz z I Glz v ionno ELZ 9 ozz9-- I i ZLZ A N g 31, �z �iz ch 0 i okz CD N i 6 0 Z N 0 0 Z I----------— N CL 1.3— 1 1 A od nN3AV U30 a. o > 0 P cn = •L. 'II aj L -F+ II II 02 cn a. dove m Suburban Residential Zone Residential Low Density "FS-RV Re idential H' h �sit'y�iZ�o _ RH o DURANT ST � CVCN ° W. Q Conve fence Commercial Node LA o w LINCOLN Lo Q HIGHWAY CHUBERTST U > Lf Q Z m O Z NORM ST NORM SCHUBERT ST Q SCHUBERT ST Existing Zoning City of Ames Corporate Limits E ® Subject Area 0 200 400 800 Feet Map prepared September 28,2006 by Ames Department of Planning and Housing Gove m Suburban Residential Zone Residential Low Density "FS-RL" 0 - Suburb vReside i I Zone Residi�tia�I L��ivDensity "FS!RL�' 0 DURANT ST O F Convenience Commercial Node o w LINCOLN Q HIGHWAY CHUBERT ST ,- U W C7 > Q m 0 Z NORRIS ST NORRISST SCHUBERT ST Q SCHUBERT ST JJ Proposed Zoning ��.._ City of Ames Corporate Limits E ® Subject Area 0 200 400 800 Feet Map prepared September 28,2006 by Ames Department of Planning and Housing : reenway � w ` e•?aN i= ■ IlLow- -Residential ■ F ■ ■ ■ • ■ ■ ■ n ■ Village/Suburban Residential ■ • ■ Private i Pond H ighway- =Oriented Commercial Village/Suburban Highway- Residentiaal =Density Oriented Low Commercial` Residential t Village/Suburban Residential GrGenuvay Land Use Policy Plan Map I Subject Area E 0 200 400 800 Feet Map prepared September 28,2006 by the Department of Planning and Housing