HomeMy WebLinkAboutA003 - Council Action Form dated October 27, 2015 ITEM #: 35
DATE: 10-27-15
COUNCIL ACTION FORM
SUBJECT: REZONE FROM GOVERNMENT-AIRPORT (S-GA) TO FLOATING
SUBURBAN RESIDENTIAL LOW DENSITY (FS-RL) WITH MASTER
PLAN AT 601 AND 705 DOTSON DRIVE
BACKGROUND INFORMATION:
Dayton Park, LLC, contract purchasers, of property currently owned by the Ames
Community School District, is requesting rezoning with a Master Plan for property
located at 601 and 705 Dotson Drive. The City Council recently approved a Final Plat
for the Ames Community School District creating the two lots located west of the Dotson
Drive extension, west of the Ames Middle School. The two lots proposed for rezoning
contain 6.33 acres and are currently zoning Government-Airport (S-GA). (See
Attachment A, Location and Current Zoning Map.) Dayton Park, LLC proposes the
development of a single-family residential subdivision and is requesting a rezoning from
Government-Airport (S-GA) to Suburban Residential Low Density (FS-RL). (See
Attachment C, Proposed Zoning Map) Total development is estimated at 15 dwelling
units per the details of the master plan. The applicant has signed the accompanying
zoning agreement for the Master Plan.
The Land Use Policy Plan (LUPP) generally represents the subject area as
Village/Suburban Residential and Low Density Residential, split by College Creek, on
the LUPP map. (See Attachment B, LUPP Map) The "FS-RL" zoning district is
consistent with the LUPP land use designation and interpretation of its boundaries for
the subject site. The proposed FS-RL zoning also matches the abutting FS-RL zoning to
the north and to the west. Support materials provided by the applicant (Attachment F,
App{icar"s Statement) describe how the proposed rezoning and implementation of the
proposed development is consistent with the goals of the Land Use Policy Plan.
Ultimately, development of the site will require approval of a Major Subdivision
following the approval of a rezoning request.
A Master Plan submitted by the applicant provides a broad view of the development
concept by describing the intended use, building types, access points, and protected
areas. The submitted FS-RL Master Plan (Attachment E) proposes single-family
residential development on 3.75 acres of the property including 4.75 acres of open
space area which includes an existing conservation easement. Project details of the
Master Plan include:
1. Developable acreage of approximately 3.75 acres. Applicant proposes 15 single
family detached home. Total development will meet minimum density
requirements of 3.75 units per net acre for the FS-RL zone.
2. One loop road is proposed for the south section of the development to allow for
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frontage and access separated from Dotson Drive to limit curb cuts. The north
portion of the development is proposed with private driveway access from Dotson
Drive to each lot.
3. Open Space Easement areas are proposed between the two development areas
of the site due to the College Creek and the existing Conservation Easement
along the creek. The existing bike trail also traverses the proposed open space
area to allow for connection to Cochrane Parkway.
The attached addendum includes a full description of the Master Plan and analysis of
the rezoning proposal.
Staff concludes that the Master Plan identifies developable and undeveloped
areas, range of uses and residential unit types consistent with the proposed FS-
RL zoning district. Staff believes it is consistent with the Objectives and Future
Land Use Map of the City of Ames Land Use Policy Plan.
Planning and Zoning Commission Recommendation: At a public hearing on October
7, 2015, the Planning and Zoning Commission voted 6-0 to recommend that the City
Council rezone the subject properties from Government/Airport (S-GA) to Floating
Suburban Residential Low Density (FS-RL). Other that the applicant, only one member
of the audience spoke at the meeting noting they were in favor of the project however,
asked if increased density would be an option for this location.
ALTERNATIVES:
1 . The City Council can approve on first reading the rezoning for the properties at 601
and 705 Dotson Drive from Government-Airport (S-GA) to Floating Suburban
Residential Low Density (FS-RL), and accept the zoning agreement for the Master
Plan, based upon staff's findings and conclusions as found in the addendum.
2. The City Council can deny the request for rezoning from Government-Airport (S-GA)
to Floating Suburban Residential Low Density (FS-RL) if the Council finds that the
City's regulations and policies are not met.
3. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
CITY MANAGER'S RECOMMENDATION:
As noted in the attached addendum, the proposed rezoning is consistent with the LUPP
goals, objectives and policies and land use designations. Adequate infrastructure has
been provided for in the construction of the Dotson Drive and the surrounding area to be
available to serve future development. The Master Plan provides for developed areas,
conservation areas and open space, housing types and densities that are consistent
with the proposed FS-RL zoning district standards.
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Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1, thereby rezoning the properties at 601 and 705 Dotson
Drive from Government-Airport (S-GA) to Floating Suburban Residential Low
Density (FS-RL), based upon staff's findings and conclusions as found in the
addendum.
ADDENDUM
REZONING BACKGROUND:
Existing Land Use Policy Plan. The LUPP designation of the subject area is Village
Suburban Residential and Low Density Residential. An LUPP map of the immediate
area can be found in Attachment B. A small portion of the northwest corner of the site
and the north portion of the Ames Middle School property is within the low density
designation area of the LUPP Map, However, because the property is not adjacent to
existing RL zoning and the generalized location and extent of the boundaries associated
with the Land Use Policy Plan future land use map, the proposed rezoning to FS-RL is
in compliance with the existing Village Suburban land use designation of the properties.
The applicant has provided support materials (found in Attachment F) regarding the
proposed rezoning and its conformance with the Land Use Policy Plan.
Existing Zoning. The subject parcels are currently zoned Government/Airport (S-GA)
because of the School District use of the property. The applicant is requesting rezoning
for residential development to the Floating Suburban Residential Low Density (FS-RL)
zone. The properties to the north and northeast of the subject sites are zoned FS-RL
and properties to the west are zoned Planned Residential District (F-PRD). The Middle
School property to the east is zoned Government/Airport. With the split in the LUPP
designation of the site, both FS-RL and RL zoning districts could be identified to be
compatible with the existing LUPP designation and the applicant's proposed use of the
property, however, based on current zoning surrounding the subject properties, both
FS-RL and PRD are zoning district which meet the underlying LUPP Village Suburban
land use designation. RL zoning is not a district currently abutting the submit properties.
Proposed Floating Suburban Zoning. The applicant has requested FS zoning as an
alternative to Village Residential Zoning. FS zoning is an option that may be selected by
an applicant to create a more homogenous development type as compared to the
heterogeneous development pattern of Village Residential. With FS zoning there is an
option for Residential Low or Residential Medium. The applicant is proposing FS-RL
zoning which allows for either single family attached or single family detached housing
within the same zoning district. Development within FS-RL zoning must reach a
minimum density of 3.75 units per net acre and not exceed 10 units per net acre.
The applicant at this time is proposing single family residential housing as indicated on
the submitted Master Plan to an intended density of 4.0 dwelling units per acre.
Master Plan. A Master Plan is intended to provide a general description of the intended
development of a property. A Master Plan must address natural areas, buildable areas,
building types, range of uses and basic access points, as described in zoning
requirements of Section 29.1507(4) (see Attachment D—Applicable Regulations).
The entire property has been in Government/Airport zone for many years as part of the
Middle School property. The submitted Master Plan proposes areas for residential
homes and notes the open space easement which includes a conservation easement
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over a portion of the area as detailed in an easement document which was part of the
previously approved Final Plat for the two properties.
The Master Plan proposes a development pattern with single-family detached homes
fronting on Dotson Drive and a proposed loop road on the south portion of the site for
access to additional lots backing up to the open space easement area. The applicant
describes a minimum of 15 dwelling units for the project.
The minimum density standard for the area to be rezoned to FS-RL is 3.75 dwelling
units per net acre. The Master Plan proposes a minimum net density for the area to be
zoned FS-RL of approximately 4.0 dwelling units per acre. Full review of net acreage,
layout, and compliance with development regulations of the FS-RL zone will occur with
the subsequent preliminary plat subdivision review.
Access. The proposed development lots will be accessed off of Dotson Drive. The
north portion of the site will include single-family lots fronting on Dotson Drive with
private access driveways. The southern portion of the site will likely include a new loop
street to allow driveways to individual lots. This will eliminate some private curb cuts
along the west side of Dotson Drive. Staff has considered the sight visibility issues for
the slope and curvature of Dotson Drive and discussed with the applicant the future
considerations for driveway limitations and have agreed upon the appropriate concept
of the future subdivision.
Infrastructure. New sewer and water connections were installed with the extension of
Dotson Drive and required as part of the Minor Final plat for Ames Middle School Plat 3.
Private utility service connection for water and sewer were installed into the west right of
way for connection for the northernmost lots fronting on Dotson Drive. Additional public
improvements and/or easements needed for the subdivision of the private lots will be
addressed at the time of the Preliminary Plat.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the applicant's request, staff makes the following findings of fact:
1. Ames Municipal Code Section 29.1507(2) allows owners of fifty percent (50%) or
more of the area of the lots in any district desired for rezoning to file an application
requesting that the City Council rezone the property. It has been determined that
the contract purchaser of the lots can also qualify as applicant for a rezoning with
submission of a signed contract. The contract purchaser of these two lots has
requested the rezoning and provided evidence of a contract to acquire the
property.
2. The subject property has been designated on the Land Use Policy Plan (LUPP)
Future Land Use Map as mainly "Village Suburban Residential" with a small
portion of the area designated as "Low Density."
3. The "Village Suburban Residential" land use designation supports the "FS-RL"
(Floating Suburban Residential Low Density Zone) requested zoning designation.
Under the "FS-RL" zoning designation, the proposed single-family residential
development can be accommodated subject to the Zone Development Standards
allowed within the zone, as described in Chapter 29, Article 7, of the Municipal
Code.
4. All infrastructure improvements have recently been installed and are available for
development of the two properties. Necessary easements for service line
connections to the single-family lots will be determined at the Preliminary Plat
review stage.
5. The Master Plan identifies developable areas and range of uses consistent with
the proposed FS-RL zoning district. Subsequent development will be subject to
subdivision review.
6. Ames Municipal Code Sec. 29.1507(5) requires approval of a zoning agreement
for an application with a master plan and that all subsequent development comply
with the master plan.
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Attachment A: Location and Current Zoning
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Attachment B: Land Use Policy Plan Map [Excerpt]
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Attachment D: Applicable Regulations
• Land Use Policy Plan (LUPP) Goals, Policies and the Future Land Use Map:
The Land Use Policy Plan (LUPP) Future Land Use Map identifies the land use
designations for the property proposed for rezoning.
• Ames Municipal Code Chapter 29, Section 1507, Zoning Text and Map Amendments,
includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
• Ames Municipal Code Chapter 29, Section 1200, Floating Zones, includes a list of
uses that are permitted in the Village Residential, Suburban Residential and Planned
Residential zoning districts and the zone development standards that apply to
properties in those zones.
Per Section 29.1507(4): master plan Submittal Requirements:
a. Name of the applicant and the name of the owner of record.
b. Legal description of the property.
c. North arrow, graphic scale, and date.
d. Existing conditions within the proposed zoning boundary and within 200 feet of
the proposed zoning boundary: Project boundary, all internal property
boundaries; public rights-of-way on and adjacent to the site, utilities; easements;
existing structures; topography (contours at two-foot intervals); areas of different
vegetation types; designated wetlands; flood plain and floodway boundaries;
areas designated by the Ames Land Use Policy Plan as Greenways and
Environmentally Sensitive Areas
e. Proposed zoning boundary lines.
f. Outline and size in acres of areas to be protected from impacts of development
g. Outline and size in acres of areas proposed of each separate land use and for
each residential unit type
h. Pattern of arterial streets and trails and off-site transportation connections
i. For proposed residential development provide the number of unit type for each
area, expressed in a range of the minimum to maximum number to be developed
in each area
j. For proposed residential development provide a summary table describing all
uses of the total site area, including the number of units per net acre for each unit
type and each zoning area.
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Attachment E: Rezoning Master Plan
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Attachment F: Applicant Statement
Dotson Development
Ames Middle School, Plat 3, Lots 2 and 3
Rezoning Application
The property is currently zoned Government-"S-GA". We are requesting the property be rezoned
to Suburban Residential-Low Density"FS-RL to allow for construction of single family homes.
This request to rezone to"FS-RL"is consistent with the LUPP's"Village/Suburban Residential"
classification(more specifically the"Suburban"classification). Creation of this zone will allow for
the development of residential housing.
The requested rezoning is consistent with following goals described in Chapter One,Planning Base
of the LUPP:
a. ...to manage a population base of 60,000-62,000, Additional land is needed to allow for
residential growth and rezoning this property for residential use will help to achieve
that.
b. ...to provide a greater sense of place and connectivity. Rezoning will allow
development of a residential neighborhood adjacent to other existing and proposed
residential areas. This neighborhood will be connected to other residential areas,
commercial areas,and recreational areas by way of the existing and proposed system of
roadways,sidewalks,and trails.
c. .,.to have the real costs of development borne by the initiating agent. The costs of
infrastructure within the residential development will be paid by the developer.
d. ...to increase the housing supply and to provide a wider range of housing choices.
Rezoning to FS-RL will allow construction of single-family homes,which will bring a mix
of housing types to an area that is a mix of single-family detached housing,townhouses,
and apartments.
e. ...to provide greater mobility through more efficient use of personal automobiles and
enhanced availability of an integrated system including alternative methods of
transportation. The planned residential development includes a network of local
streets that will connect to existing collector/arterial streets,sidewalks,and trails.
f. ...to enhance the role of Downtown as a community focal point. This rezoning request
does not propose any uses or activities that would duplicate those activities and services
offered by the Downtown,which might diminish the role of Downtown as a community
focal point.
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Attachment F: Applicant Statement, Cont.
g. ...to promote expansion and diversification of the economy. Availability of housing
choices is key to promoting opportunities for some employers. This development will
provide additional residential housing in this currently underdeveloped area.
The property is currently zoned Government-"S-GA"
This request is to rezone to Suburban Residential-Low Density"FS-RL"
The intended use within the Suburban Residential-Low Density"FS-RL"zone would include lots for
single-family residential housing.
Lot 2,Ames Middle School,Plat 3
and
Lot 3,Arnes Middle School,Plat 3
Lot 2-2.20 acres
and
Lot 3-4.13 acres
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