HomeMy WebLinkAboutA004 - Council Action Form dated May 27, 2008 ITEM #
DATE 05/27/08
COUNCIL ACTION FORM
SUBJECT: REVISED MASTER PLAN FOR NORTHRIDGE HEIGHTS SUBDIVISION
BACKGROUND:
Date Prepared: May 14, 2008
Meeting Dates: Planning and Zoning Commission — May 21, 2008
City Council — May 27, 2008
Property Owner: Uthe Development Co., LLC
105 S. 16th Street
Ames, Iowa 50010
Location: Generally located north of Bloomington Road, east of George
Washington Carver Avenue, and west of the Union Pacific
Railroad right-of-way.
Zoning: Suburban Residential Low Density (FS-RL) and Suburban
Residential Medium Density (FS-RM)
Size: 225 Acres
Project Description. This is a proposal to revise the Master Plan for Northridge Heights
Subdivision, approved by the City Council on May 23, 2006, to establish new lots forfuture
residential and commercial development. In conjunction with the proposed revisions to the
Master Plan, the Developer has submitted requests to revise the Preliminary Plat for
Northridge Heights Subdivision, and to rezone the southeast portion of Northridge Heights
Subdivision from "FS-RM" (Suburban Residential Medium Density) to "CVCN"
(Convenience Commercial Node).
Proposed changes to the Master Plan include the division of Lots 400, 401, and 402 into
additional lots, and the construction of public streets to access the proposed lots. The
Developer also proposes to reduce the number of lots in the area of the subdivision located
east of Stange Road and north of Harrison Road, zoned as"FS-RL" (Suburban Residential
Low Density), to provide larger lots for single-family detached construction. (See the
"General Information" graphic showing the proposed lot areas.) The number of lots
proposed for single-family attached dwellings on the south side of Roxboro Drive has been
reduced by four to accommodate the proposed street (Cardiff Road) and Outlots "H" and
«I„
Lot 400 on the approved Master Plan includes approximately 5.29 acres (230,661 square
feet). This lot is proposed for division into five new lots (Lots 300, 301, 302, 303, and 304
shown on the attached graphic)for multiple-family residential development in the"FS-RM"
(Suburban Residential Medium Density) zoning district. A new street (Tiverton Circle) is
proposed that connects to Stange Road. This street terminates in a cul-de-sac to serve
the five new residential lots, as well as the proposed commercial lot(Lot 401)directly to the
south.
Lot 401 on the approved Master Plan includes approximately 16.9 acres (737,832 square
feet). This lot is proposed for division into two new lots (Lots 402 and 403) in an area
proposed for rezoning from "FS-RM"to "CVCN" (Convenience Commercial Node), as well
as additional lots (Lots 305 through 331 shown on the attached graphic) for townhomes,
multiple-family residential, and proposed streets (Cardiff Road and Thetford Drive).
o If the rezoning request for a portion of this subdivision is approved by the
City Council, two of the twenty-seven lots that are to be created by replatting
of Lot 401 will no longer be included as part of the Master Plan. Rezoning
would change the zoning designation of the two proposed lots (Lots 402 and
403) to "CVCN" (Convenience Commercial Node). The Master Plan applies
only to land included in the "Suburban Residential" zoning districts. This
will remove 7.15 acres from the Master Plan for Northridge Heights
Subdivision.
Lot 402 on the approved Master Plan includes approximately 3.62 acres (157,668 square
feet). This lot is proposed for division into two lots (Lots 400 and 401 shown on the
attached graphic) in an area proposed for rezoning from "FS-RM" to "CVCN" for future
commercial development. A portion of Lot 402 (on the approved Master Plan) is proposed
as the southern portion of Lot 300 and as part of the street right-of-way for Tiverton Circle.
o Since the Master Plan only applies to land included in the "Suburban
Residential" zoning districts. Rezoning of proposed Lots 400 and 401 will
remove 2.64 acres from the Master Plan for Northridge Heights Subdivision.
The removal of proposed commercial Lots 400, 401, 402 and 403 from the
Master Plan will reduce the total number of acres in the Master Plan for
Northridge Heights Subdivision by 9.79 acres.
Lots 84 through 205 on the approved Master Plan are proposed for replatting to reduce the
number of lots in this area of Northridge Heights Subdivision from 121 lots to 99 (Lots 40
through 139 shown on the attached graphic of the revised Master Plan).
In conjunction with the proposed revisions to the Master Plan, the Developer has submitted
requests to revise the Preliminary Plat for Northridge Heights Subdivision and to rezone the
southeast portion of Northridge Heights Subdivision from "FS-RM" (Suburban Residential
Medium Density) to "CVCN" (Convenience Commercial Node).
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Use and Designation of Surrounding Properties. The following table identifies the
existing land use, existing zoning, and LUPP designation of the properties surrounding the
subject site.
Area LUPP Designation Zoning Designation Land Use
North Priority Transitional Story County Zoning Agricultural
Residential
South Village/Suburban Res. Suburban Residential Low Density Single-Family Detached
(FS-RL)
East Low-Density Res. Residential Low Density (RL) and Single-Family Detached
Government/Airport (S-GA) Ames Water Tower
West Priority Transitional Story County Zoning Agricultural
Residential and Flood Plain for Squaw
Natural Areas Creek
Farmstead
Proposed Changes in Dwelling Units, Density and Open Space. The changes being
proposed to the Master Plan affect only the area located in the southeast portion of
Northridge Heights Subdivision (see attached Approved Master Plan-Sheets 5 & 7, and
Proposed Master Plan-Sheets 5 & 7). The Master Plan for the remainder of Northridge
Heights Subdivision is unchanged.
Within the area of the subdivision proposed for change,the approved Master Plan includes
3 lots, zoned as "FS-RM" (Suburban Residential Medium Density), planned for
development as single family attached dwellings and apartments. The proposed Master
Plan includes 18 lots for single-family attached dwellings, 14 lots multiple-family
(apartment) dwellings. This is an increase of 29 lots for single-family attached and
apartment dwellings combined.
Within the area of the subdivision proposed for change, the approved Master Plan includes
lots for 121 single-family detached dwellings. The revised Master Plan includes 99 lots for
single-family detached dwellings. This is a decrease of 22 lots for single-family
detached dwellings.
The proposed densities comply with the minimum density requirements for the "Suburban
Residential" floating zones. The minimum required average density for one and two-
family dwelling units, two-family dwelling units, and single-family attached dwelling
units in areas zoned "FS-RL" is 3.75 dwelling units per net acre. The proposed
Master Plan has a net density of 3.80 dwelling units per net acre.
The minimum required density for property developed in the "FS-RM" zone is 10
dwelling units per net acre. The proposed Master Plan has a net density of 11.1
dwelling units per net acre.
3
The approved and proposed residential densities in the "FS-RL" and "FS-RM" zones are
summarized in the following table:
Density
Zone/Overall Density Approved Density Proposed Density
FS-RL 4.0 d.u./acre 3.8 d.u./acre
483 units/121.7 acres 457 units/121.5 acres
FS-RM 10.1 d.u./acre 11.1 d.u./acre
272 units/27 acres 166 units/15.0 acres
Overall Density 5.1 d.u./acre 4.6 d.u./acre
755 units/148.7 acres 623 units/136.5 acres
The approved and proposed open space is summarized in the following table:
Open Space
Open Space/Area Approved Master Plan Proposed Master Plan
Total Open Space 23.4 acres 23.1 acres
Gross Area 225.2 acres 215.41 acres
Percentage of Open Space 10.4% 10.7%
Min. Required Open Space 10.0% 10.0%
Land Use Policy Plan (LUPP). On March 28, 2000, the City Council approved an
amendment to the Land Use Policy Plan (LUPP) that designated this property with a
unique area classification titled "Near Term Land." The intended use for an area
designated "Near Term Land"would be either village residential or suburban residential. In
this case, the developers have chosen to develop this site as a suburban residential
development with a combination of low-density residential and medium-density residential.
The proposed Master Plan is consistent with the LUPP designation.
Zoning. The current zoning of this property is "FS-RL" (Suburban Residential Low Density)
and "FS-RM" (Suburban Residential Medium Density). The proposed revised Master Plan
slightly changes the location of the zoning line between the two zoning districts.
Utilities. This site can be adequately served by the extension of water, sanitary sewer,
storm sewer, and electricity.
Fire. The City's response time goal is to have 85% of the land area of the city within a
response time of five (5) minutes or less. The southeast portion of the subject property is
located in an area that meets the five-minute response time. The northwest portion of the
subject property is within an eight(8) minute response time,which would be within that part
of the city that comprises 15% of the area that is outside the City's desired response 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:
4
(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 Village Residential development is not selected
by the property owner.
■ The developers are intending to continue to develop this 225-acre site with
three types of residential units: single-family detached, single-family
attached, and apartment units. Each of these residential types are in
distinct locations and each of the development areas are homogeneous.
The "Near Term Lands" designation specifically allows a choice between
Village Residential development and Suburban Residential development,
and the developers have chosen to pursue Suburban Residential
development and have an approved Master Plan for such development.
(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, lots for
townhouses, and large lots for apartment building development. The
single-family detached homes in this subdivision will be built conventionally
without design criteria. Major Site Development plans will be necessary for
the development of the townhouse units and the apartment units
(c) Effective landscape buffers between distinctly different land uses.
■ A landscape buffer will be required at the time of approval of any Major Site
Development Plan where an FS-RM zone is adjacent to an FS-RL zone. The
Municipal Code requires a minimum buffer width of ten feet.
(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 developers are proposing a total of 23.1 acres of open space on this
site. The proposed 4.0-acre park site will be in public ownership, and will be
maintained by the City, however, all other open space areas will have to be
maintained by Homeowner's Associations.
5
(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 proposed development pattern is compatible with the Northridge
neighborhood to the south and the future development of the commercial
land use in the southeast corner of Northridge Heights Subdivision.
Suburban Regulations.
(a) Minimum Density. The minimum density for one and two family and
single-family attached dwelling units in areas zoned "FS-RL" shall be 3.75
dwelling units per net acre. The minimum density for property zoned "FS-RM"
is 10 dwelling units per net acre.
■ The overall net density for the areas zoned TS-RL" is 3.8 units/net acre.
■ The overall net density for the areas zoned "FS-RM" is 11 .1 units/net 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 developer has provided 10-foot wide pedestrian easements in all blocks
in which the block lengths exceed 660 feet. The developer is responsible to
install the sidewalks in each pedestrian easement in conjunction with other
public sidewalks planned for the street right-of-ways.
(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 developers are proposing a total of 23.1 acres of open space on this
site, which is equal to 10.7% of the gross area of the site. The open space is
composed of several outlots that will have detention ponds and a 4.0-acre
park site. The park site will be under public ownership. The City will
maintain the 4.0-acre park; however, all other open space areas will be
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maintained by Homeowner's Associations.
(d) Landscape Buffer Requirement. A landscaped buffer of 10 feet in width shall
be provided in the setback area of any lot zoned "FS-RM" where the lot is
adjacent to any lot zoned "FS-RL." The landscaping shall adhere to the L3
High Screen standards as provided for in Section 29.403.
■ A landscape buffer strip, 10 feet wide that meets the L3 landscaping
standards will be required at the time of Major Site Development Plan
approval.
(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. These will be checked as part of the Building
Permit process or the Major Site Development Plan approval process, as
applicable.
Findings and Conclusions. Based upon the above analysis, staff makes the following
findings and conclusions:
• Staff finds that the revised Master Plan is consistent with the layout of the associated
revised Preliminary Plat.
• Staff finds that the minimum proposed lot size in the "FS-RL" revised area of the
subdivision planned for single-family detached homes is 8,830 square feet. The
minimum proposed lot size in the "FS-RM" revised area of the subdivision planned
for single-family attached homes is 4,907 square feet. The minimum proposed lot
size in the "FS-RM" revised area of the subdivision planned for multiple-family
dwellings is 17,681 square feet, which would allow a maximum of seven units on the
lot.
These minimum proposed lot sizes meet the development standards of Section
29.1202 of the Municipal Code.
• Staff therefore concludes that the revised Master Plan is in conformance with the
requirements of Section 29.1202 of the Municipal Code.
Recommendation of the Planning & Zoning Commission. At its meeting of May 21,
2008, with a vote of 5-0, the Planning and Zoning Commission recommended approval of
the revised Master Plan with the stipulations as stated by staff.
7
ALTERNATIVES:
1. The City Council can approve the revised Master Plan for Northridge Heights
Subdivision, based upon the findings of facts and conclusions in this report, and
subject to the following conditions:
a) Approval of the revised Preliminary Plat for Northridge Heights Subdivision that
is being processed concurrently with the application for approval of the revised
Master Plan for Northridge Heights Subdivision.
b) Approval of the proposed rezoning of property in Northridge Heights
Subdivision from "FS-RM" (Residential Medium Density) to "CVCN"
(Convenience Commercial Node), and the proposed rezoning of property in
Northridge Heights Subdivision from "FS-RL" (Residential Low Density) to
"FS-RM" (Residential Medium Density).
c) That the conditions and requirements of the previously approved Development
Agreement for Northridge Heights Subdivision still apply.
2. If the City Council finds that the proposed Master Plan does not conform to all
adopted standards and applicable law pertaining to master plans in the Suburban
Residential zoning districts, the City Council can deny the revised Master Plan for
Northridge Heights Subdivision.
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:
Based upon the Findings of Fact and Conclusions above, it is the recommendation of the
City Manger that the City Council approve the revised Master Plan for Northridge Heights
Subdivision, subject to the following conditions:
1. Approval of the revised Preliminary Plat for Northridge Heights Subdivision that is
being processed concurrently with the application for approval of the revised Master
Plan for Northridge Heights Subdivision.
2. Approval of the proposed rezoning of property in Northridge Heights Subdivision from
"FS-RM" (Residential Medium Density)to"CVCN"(Convenience Commercial Node),
and the proposed rezoning of property in Northridge Heights Subdivision from "FS-
RL" (Residential Low Density) to "FS-RM" (Residential Medium Density).
3. That the conditions and requirements of the previously approved Development
Agreement for Northridge Heights Subdivision still apply.
8
ATTACHMENT A
Applicable Law
The laws applicable to this case file include, but are not limited to, the following:
Ames Municipal Code, Chapter 29, Section 29.1202, provides the zoning provisions for
"Suburban Residential"development in the "FS-RL" and in the"FS-RM"zones. "Suburban
Residential Development Principles", permitted uses, supplemental development
standards, and regulations for minimum required densities, requirements for lot and block
design requirements, open space, landscape buffers and parking are provided.
Ames Municipal Code, Chapter 29, Section 29.1502(5), provides submittal requirements
and procedures for processing a "Master Plan".
9
CAF APPROVAL
SS BK SL
DM i JP
To be sent to:
Chuck Winkleblack
Hunziker& Associates
105 South 16th Street
Ames, Iowa 50010
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