HomeMy WebLinkAboutA015 - FAILED - Council Action Form dated July 26, 2016 41
ITEM # 34a
DATE: 07-26-16
COUNCIL ACTION FORM
REQUEST: REZONE FROM A (AGRICULTURAL) TO FS-RL (SUBURBAN
RESIDENTIAL LOW DENSITY),
CGS )CONVENIENCE GENERAL SERVICES)
MEDIUM DENSITY), (
WITH A MASTER PLAN FOR PROPERTIES LOCATED AT 5571
GRANT AVENUE
BACKGROUND:
The property owner, Rose Prairie LLC, requests rezoning of a single parcel of land
located at 5571 Grant Avenue. The site, on the west side of Grant Avenue and south of
190th Street, comprises 170.33 acres (see Attachment A: Location and Current Zoning
Map). The developer seeks a rezoning to allow for development of the site with low
density residential, a medium-density apartment component along the north boundary of
the site, and a commercial node at the northeast corner. The developer also seeks City
Council approval of an amendment to a pre-annexation development agreement that is
a separate item on this agenda.
The rezoning request is for three separate zoning districts (see Attachment B: Proposed
Zoning) with one master plan for the entire property. The applicant proposes a 10.31
gross acre site at the northeast corner of the site, with frontage along both Grant
Avenue and 190th Street, for Convenience General Services. A 15.50 gross acre site
lying west of the proposed commercial zone is anticipated to be developed as FS-RM.
The FS-RM area has existing frontage along 190th Street. The remaining 144.51 gross
acres will be developed as FS-RL. The FS-RL area of the site has existing frontage
along Grant Avenue. Since the subject parcel is one tract of land, the proposed
rezoning districts are described as metes and bounds. Later, final plats will create
individual lots which will follow these described zoning district boundaries.
The Land Use Policy Plan considers this area as part of the North Allowable Growth
Area and as New Lands. City Council approved a Village/Suburban Residential land
use designation at their meeting last spring. That action also included creating a
Convenience Commercial Node at the intersection of Grant Avenue and 190th Street.
The LUPP defines policies for support of zoning within the above designations,
including size limits and location elements for commercial; minimum residential
development densities between 5 and 6 units per acre; and allowances for a mix of
single family and multi-family housing types. The two proposed residential zoning
districts are compatible with the current residential LUPP. So, too, is the proposed CGS
designation compatible with the commercial node. An excerpt from the LUPP Land Use
Map can be found in Attachment C.
The Master Plan (Attachment D) submitted with this rezoning request anticipates the
eventual development of a number of "pods." These pods will likely be developed
separately, either by Rose Prairie LLC or by other developers. The Master Plan
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identifies the acreage of each pod and a range of dwelling units for each. The total
estimated net acres for all development (residential and commercial) are approximately
100 acres, with the remainder of the area (about 70 acres) used for open space, a
public park, and streets. The Master Plan includes a summary of total acres for each
development type as well as acreages reserved for open space, parks, etc. for the
entire site. The park is shown on the Master Plan as Parcel 15 and is approximately 5
acres in size. The mix of uses within the developable area, by land area, is
approximately 80% single family, 14% multi-family, and 6% commercial.
The FS-RL portion comprises an estimated 80.91 net acres of the entire development
area. The total number of dwelling units (proposed both as single-family attached and
detached) in the FS-RL will fall within the range of 342 to 500. This equates to a density
range of 4.23 dwelling units per net acre to 6.18 dwelling units per net acre. Required
density for FS-RL is between 3.75 and 10.00 dwelling units per net acre.
The FS-RM zoning comprises an estimated 13.54 net acres. The total number of
dwelling units will fall between 136 and 246. This equates to a density range of 10
dwelling units per acre to 18.17 dwelling units per net acre. Required density for FS-RM
is between 10.00 and 22.31 dwelling units per acre. FS-RM zoning standards limit
apartment buildings to no larger than 12 units in any one building. As part of the Master
Plan, no more than 25 percent of the units in any one apartment building may be three
bedroom units, all other units must be two or less bedrooms. Single-family attached
homes have no restriction in the Master Plan on bedroom counts.
The Master Plan identifies the CGS zoned area as being 6.01 net acres. Because of
topography, this node is split into two separate sites. The LUPP indicates a
Convenience Commercial Node should typically be between 2 to 5 acres, but not
exceed 10 acres. The LUPP also describes the intent for such convenience commercial
uses to be located in a highly concentrated area of residential development and to be
placed along a thoroughfare. Approval of this site for CGS zoning would fulfill the
LUPP's intent for this commercial node in the North Growth area.
The attached addendum includes a full description of the Master Plan and analysis of
the rezoning proposal. The Multi-Family RH checklist has also been attached for review
of the FS-RM component of the project. Ultimately, development of the property will be
subject to preliminary plat and final plat approval, as well as site development plan
approvals for commercial, multi-family, and attached housing developments.
The property is located within the Ada Hayden Watershed and is subject to the City's
conservation subdivision ordinance standards. These requirements are above and
beyond standard subdivision requirements and address mandatory storm water
treatment measures and provide for increased open space. One of the key issues for
development in the watershed is the long term protection and enhancement of water
quality downstream from this site. The majority of the watershed area eventually flows
through this site and to the southeast corner where it then passes under Grant Avenue
to the park area and the wetlands located west of the lake. The addendum to this report
includes an estimate of the impervious surfaces related to development of the site in
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relation to the proposed Master Plan. Site development will ultimately need to meet the
stormwater quality and quantity standards of Chapter 5B of the Municipal Code.
Although the site has never been rezoned for development, an existing pre-annexation
development agreement defined a concept plan and layout for the development of this
site. That agreement was approved prior to the annexation of the site in 2010. The
development concept included 292 single-family detached homes with an additional
component (approximately 8 acres) of townhomes. In April of this year the City Council
consented to allow the developer to propose a new Master Plan and zoning and to
consider a revision to the development agreement along with the rezoning application. If
no changes are approved by City Council to the development agreement concurrent
with the rezoning, the site can be rezoned only to FS-RL without the commercial
component or medium density component and with a cap of 292 single family units.
Council action on the Addendum to the Development Agreement follows this rezoning
request to consider changes to the allowed uses as well as other terms associated with
development of the site.
Staff concludes that the Master Plan identifies developable and undeveloped areas,
range of uses and residential unit types consistent with the proposed FS-RL and FS-RM
zoning districts. Staff believes the rezoning proposal to FS-RL, FS-RM, and CGS is
consistent with LUPP objectives and Future Land Use Map.
Planning and Zoning Commission Recommendation. At its public hearing on June
1, 2016, the Planning and Zoning Commission recommended approval (4-2) of the
request for rezoning from Agricultural (A) to Suburban Residential Low Density (FS-RL),
Suburban Residential Medium Density (FS-RM), and Convenience General Services
(CGS) with a limit on the number of FS-RM dwelling units to 246 dwelling. units and to
limit the overall number of dwelling units to 746 units. The discussion by the
Commission was primarily concerned about open spaces, overall development intensity
on the edge of the city, and the multi-family component of the project. In response to
this recommendation, the developer amended their initial rezoning request to conform to
the Planning and Zoning Commission's recommendation by essentially lowering their
multi-family development request.
ALTERNATIVES:
1. The City Council can approve the request for rezoning from Agricultural (A) to
Suburban Residential Low Density (FS-RL), Suburban Residential Medium Density
(FS-RM), and Convenience General Services (CGS) as proposed by the rezoning
request, supported by the findings of fact, and to adopt the included Master Plan.
This option reflects the developer's request and the Planning and Zoning
Commission recommendation. The signed zoning agreement for the Master Plan is
required prior to approval of the rezoning ordinance.
2. The City Council can approve the request for rezoning from Agricultural (A) to
Suburban Residential Low Density (FS-RL), Suburban Residential Medium Density
(FS-RM), and Convenience General.Services (CGS) with a limit on the number of
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' FS-RM dwelling units to 144 multi-family dwelling units and to limit the overall
number of dwelling units to 644 units.
Although there are a number of options available for a lower range of intensity of
development for the site, this alternative, as explained in the Addendum, reflects an
overall density slightly above the LUPP target of 6 units per net acre when
considering a mix of FS-RL and FS-RM. This option reduces the FS-RM allowance
to 144 units, which could equate to twelve 12-unit apartment buildings, and a density
of approximately 11 units per acre within FS-RM. This alternative would require the
applicant to update the proposed Master Plan to reflect this maximum number of
dwellings prior to the rezoning ordinance third reading.
3. The City Council can approve a modified Master Plan, different densities, or
changes to size and location of the proposed zoning districts.
If the City Council desires alternative zoning boundaries, uses, or densities, it can
ask the applicant to prepare revisions to the application and Master Plan for
consideration at a later meeting.
4. The City Council can deny the request for rezoning from Agricultural (A) to Suburban
Residential Low Density (FS-RL), Suburban Residential Medium Density (FS-RM),
and Convenience General Services (CGS) as proposed by the rezoning request if
the City Council finds that the City's regulations and policies are not met.
If the City Council finds that the proposed rezoning and Master Plan is inconsistent
with the Land Use Policy Plan or City ordinances, it can deny the rezoning request
with the proposed Master Plan.
CITY MANAGER'S RECOMMENDATION:
The proposed rezoning to FS-RL, FS-RM and CGS area is consistent with the Land
Use Policy Plan. Staff believes that the diversity of housing identified by the applicant is
desirable, including the allowance for 12-unit apartments and a small commercial node.
The proposed development concept is higher in density than many recent suburban
developments when accounting for the maximum number of units described in the
Master Plan. If the project was to develop at the lower level of the density ranges it
would be similar to other larger FS-RL/FS-RM development areas.
Final development approvals will still be subject to Preliminary Plat and Site Plan
approval processes that will address in more detail the City's development standards
and ensure that the proposed density of development is suitable for a site. The
apartment component has one specific element concerning a bedroom limitation that is
intended to ensure there is broad market appeal and limits the intensity of use. The
Master Plan includes a limit that no more than 25 percent of any one apartment building
can have more than two bedrooms (that is, no more than 3 units in a 12-unit building).
The Master Plan proposes development that falls within the density range of the
respective zones and meets the open space requirements of the conservation
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subdivision ordinance. It is also intended to allow for individual development of
residential pods that are integrated with open space and connected by a collector street
system. The range of development density is intended to give flexibility to subsequent
developers to provide a variety of housing types in the project area. The developer
proposes to include an east/west trail connection through the development as well as a
shared use path along Grant Avenue. In addition, the Conservation Subdivision
ordinance requires additional internal trail connections which will be shown in
subsequent preliminary plats. The developer has also included 5 acres of land for a
neighborhood park to serve this area. The proposed development agreement provides
additional information regarding the platting and acceptance of the park land.
The site lies within sanitary sewer and water connection districts and is also subject to
an assessment agreement regarding payback for the cost of paving Grant Avenue. This
development was also part of a broad area-wide traffic study from 2010 that determined
development impacts from build-out of the Northern Growth Area. Conclusions from the
staff review of overall infrastructure needs are that adequate facilities are in place or will
be in place to serve the development with conditions on the platting of the property and
in conformance with the development agreement. Further infrastructure details will be
refined during the preliminary plat submittal and review.
The developer has also estimated the differences between the impervious
surfaces related to the proposed project and the original developer's plan.
Although a stormwater management plan has not been formally reviewed by staff,
Public Works believes the estimates of runoff are reasonable and that the
planned open space in the project will be adequate to treat and detain water.
Ultimately, the final subdivision design and density will be subject to
conformance with the City's Chapter 5b stormwater requirements and
Conservation Subdivision standards.
Therefore, it is the recommendation of the City Manager that the -City Council
adopt Alternative #1, thereby approving the request for rezoning from Agricultural (A)
to Suburban Residential Low Density (FS-RL), Suburban Residential Medium Density
(FS-RM), and Convenience General Services (CGS) as proposed by the rezoning
request, and to adopt the included Master Plan. This alternative would allow a maximum
of 500 single family attached and detached homes and 246 multi-family apartment units
with a further limit that no more than 25 percent of the units in any one building can
contain three bedrooms.
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ADDENDUM
Existing Land Use Policy Plan. Prior to annexation of the property, the Land Use
Policy Plan (LUPP) identified this parcel as within the "North Allowable Growth Area"
and designated as "Urban Residential" by the Ames Urban Fringe Plan. The annexation
was approved by City Council on July 12, 2011; however, a Future Land Use
designation was not placed on the land until May 26, 2015. At that time, the property
was designated as "Village/Suburban Residential", allowing for a broad range of
residential development types. In addition, a Convenience Commercial Node was
placed at the intersection of Grant Avenue and 190th Street at the northeast corner of
the site. The node is intended to provide only a general location.
The Village/Suburban designation is intended for one of two types of development: the
village concept or the suburban residential concept. Suburban residential developments
are intended for remaining in-fill areas and for New Lands area where the village
residential development is not chosen. Suburban residential designated areas are
anticipated to develop similar to past residential development patterns, such that it is
generally a singular residential use pattern with little design integration as compared to
a village. The LUPP expects that Suburban Residential, although vehicular focused, is
to provide improved pedestrian connections to parks, schools and open space areas
using such amenities as sidewalks on both sides of the street, bike connections, and
open space areas. It is also required that the conservation of designated natural
resources areas, such as designated environmentally sensitive areas, be protected
through design features incorporated into the development. The LUPP describes
development of New Lands as averaging 5 units per acre across the build-out of these
areas, but that no one project is limited to 5 units per acre. The general assumption is
that a mix of 80% single family and 20% medium density would accomplish this goal for
density. The description of the mix of FS-RL and FS-RM targets a minimum density of 6
units per net acre.
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table:
Direction from Existing Land Uses
Subject Propert
Subject Property Farmland, abandoned farm house
North Farmland, scattered home sites, horse stable,
communications tower all outside the city)
Mostly vacant but recently approved developments include
East Quarry Estates (low and medium density residential) and
Hayden's Crossing (low density residential), Ada Hayden
Heritage Park all inside the city)
Home site, cell tower, farmland (all outside the city). An
South agreement with the owner of the farmland anticipates future
annexation and development
West Ames Golf and Country Club, farmland (outside the city). An
agreement with the golf course will allow for future annexation.
Existing/Proposed Zoning. The land was automatically zoned as Agricultural upon
annexation. Properties to the north, west, and south of the subject property remain in
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unincorporated Story County and are zoned A-1 Agriculture. The home site to the south
is zoned A-R by the County.
The area to the east, across Grant Avenue, lies within the City limits and is zoned FS-
RM (a 10-acre piece in the northwest portion of Quarry Estates), FS-RL (the remainder
of Quarry Estates and all of Hayden's Crossing), and S-GA (Ada Hayden Park).
The developer is seeking rezoning to FS-RL, FS-RM, and CGS. As noted previously,
these zoning designations are consistent with the Land Use Policy Plan Future Land
Use Map. The location of the CGS is acceptable to staff as it is situated at the traditional
location of the two major streets in the area, rather than pulled farther south to a more
central location. Although a central location would be desirable from a walkable
community perspective, it could be challenging for commercial to work further south due
to lower traffic volumes and minimal development concentrated around it with the City's
open space of Ada Hayden to the east.
Master Plan. A Master Plan is intended to provide a general description of the intended
development of a property. It must address natural areas, buildable areas, building
types, range of uses, and basic vehicular access points, as described in the zoning
requirements of Section 29.1507(4).
The Rose Prairie Master Plan identifies a number of development "pods," allowing each
to be developed independently and, possibly, by different developers. Three of the ten
pods shown in the FS-RL zone are destined for single-family attached homes (twin
homes, attached townhouses, etc.). The remaining seven pods are single family
detached homes. The intent within the FS-RL areas is that single family detached could
be mixed with any of the other building types, but that other building types could not be
added to an area that is not anticipated on the plan.
The submitted Master Plan proposes areas for residential development on 94.5 acres of
the property and commercial development on about 6 acres. The remaining 70 acres of
the site is planned to accommodate open space, including storm water detention areas,
open space, and a 5 acre park to be dedicated to the City. The City has requested this
park area in order to be consistent with the service level goals of the Land Use Policy
Plan for 5 acres of parkland per 1,000 people. The park would be a neighborhood park
that requires some areas of level land for amenities, but there would be no on-site
parking constructed within the park. The layout of the park conforms to the general
interests of the Parks and Recreation Director for relatively flat land that is visible and
has a large enough area for the City to program a variety of features. The
accompanying development agreement specifies the conditions for the developer to
provide a park to the City as part of the development.
Public road access to Grant Avenue is anticipated at three points. The northern point is
aligned with Ada Hayden Road, the access to Quarry Estates; the middle access is
aligned with Leopold Drive, the north entrance to Hayden's Crossing; and the southern
access is aligned with the access to a parking area for Ada Hayden Heritage Park.
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Public road access to190th Street lies between the proposed commercial zone and the
FS-RM zone. A north-south collector street will run the length of the development, which
will also have an easterly connection to Grant Avenue.
The Master Plan also shows the General Flood Plain Overlay that is located, generally,
east/west along the north boundary of the southern quarter-quarter section.
Development, including grading, is limited in this area unless the developer seeks to
have the designation changed through a site specific study that determines specific
flood plain dimensions.
Proposed FS-RL (Suburban Residential Low Density) Zoning. The developer is
requesting FS-RL zoning for 80.91 acres of the site. FS-RL allows for single-family
detached homes as well as single-family attached homes. Up to 12 attached units can
be constructed provided the development has access from a rear alley; otherwise
attached dwellings are limited to 5 units. Apartments are not an allowed use in the FS-
RL district.
The FS-RL district requires a housing density of between 3.75 dwelling units per acre
and 10.00 dwelling units per acre. The overall. density of the FS-RL, as shown on the
submitted Master Plan is between 4.23 and 6.17 dwelling units per acre. However, as
the developer wishes to allow each "pod" to be developed separately and, possibly, by
different developers, the density of each individual pod also falls within the allowable
density range.
Proposed FS-RM (Suburban Residential Medium Density) Zoning. The developer is
requesting FS-RM zoning for a portion of the parcel lying at the north end, comprising
about 13.5 acres. FS-RM allows for single-family attached and detached homes
(including twin-homes and duplexes), as well as apartment buildings having up to 12
dwelling units. Apartments will require the submittal of a Major Site Development Plan
and approval by the City Council at the time of construction. .
The FS-RM district requires a housing density of between 10.0 dwelling units per acre
and 22.31 dwelling units per acre. With 136 proposed units at the low end to 246 units
at the high end, the Master Plan shows that the FS-RM district will have a range of
overall density of between 10.04 and 18.17 dwelling units. Staff generally believes
adding diversity of housing is good for such a larger area, but cautions that the site does
not score well on the RH checklist overall and should be an overly intense apartment
project that maximizes FS-RM density allowances.
Overall Density. While the City seeks to increase density to better and more efficiently
provide services, the City also recognizes the impacts of development on downstream
resources. In this case, the community has a very strong interest in ensuring the quality
of the Ada Hayden watershed. The 2010 agreement with the then-owners of Rose
Prairie anticipated 292 single family detached homes (and an undetermined number of
townhomes). The City Council gave direction in April of this year to proceed with
amending that agreement and consider an alternative development concept. The report
to City Council included an exhibit from the developer showing his desire to increase the
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number of dwelling units to 739. The proposed Master Plan arrives at a total of 746
dwelling units, essentially the concept that was proposed in April.
Staff looked at the site through the policies and language of the LUPP for density
expectations in New Lands and how the concerns about over development in the
watershed and its general location on the edge of the community affected development
intensity. In other areas of the City developed only under FS zoning standards there
would likely be 100+ net acres for development on a 170 acre site when removing street
right-of-ways and mandatory 10% of the area as open spaces. Due to a mandatory 25%
open space requirement in the Conservation Subdivision standards there are fewer net
acres available for this development, but the developer has been able to maximize the
net land are with the proposed layout.
The language of the LUPP supports a goal of an average development density between
5 and 6 unit per net acre, but mandates that no one development is restricted to such a
range. Typical developments of exclusive single-family homes are built at a density of
just over 4 units per net acre, although the LUPP targets approximately 600 units for a
similarly situated 100 net acre area (6 units x 100 net acres) when factoring in a broader
range of uses. Staff then considered goals of housing diversity and how the developer
was promoting housing choices in both single-family and multi-family housing to justify a
higher range of development. Staff originally concluded that a mix of uses that result in
644 units was within the policy direction of the LUPP for new lands areas by supporting
a large number of single family homes and a modest component of apartments. Staff
viewed this as realistic projection of what could be built within typical Ames
development practices.
At that June Planning and Zoning Commission meeting, the applicant discussed their
intent for development and desire to have a range of housing options with flexible
densities to market to other developers. The developer also discussed (and staff
agrees) that the proposed 246 apartment units within the FS-RM area are unlikely to be
achieved uniformly across the area. The amount of parking, landscaping, driveway
access and the irregular shape of the FS-RM district would make a layout of 21
apartment buildings problematic because of the building size limitation and location
requirements of zoning.
Staff believes the impacts of having the maximum number of total units (746) and
subsequent overall density of 7.90 dwelling units per acre, can be ameliorated during
the subsequent preliminary plat reviews and site plan reviews. The conservation
requirements of low-impact development and a minimum of 25 percent green space will
provide areas for storm water management required under the City's Chapter 5B
requirements. More discussion follows on these issues.
Public Water. Water service has been brought to the site under the terms of the
development agreement and is adequate to serve the entire development. Actual
internal water service and anticipated stubs to adjacent properties will be finalized
during the review of the preliminary plat.
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Public Sanitary Sewer. Sanitary sewer service has also been brought to the site, lying
on the east side of Grant Avenue. This sewer extension was facilitated through the
establishment of a connection district for which the developer with pay a share of the
costs. The developer must then connect to the system and extend sewer throughout the
project. Due to the request for an increase in density beyond what was contemplated in
2010, Public Works redid the sewer modeling. The conclusions were that with the
extension of sewer lines described in the Development Agreement that adequate
capacity would exist to serve the Rose Prairie development and the adjacent properties,
including the Borgmeyer land west of the site. There were no downstream issues
identified.
Storm Water Management. The site will be developed to meet the requirements of the
City's conservation subdivision ordinance. The natural drainage features will be
preserved and impacts of development on the landscape will be ameliorated. The
standards require on-site treatment and storage of stormwater within open spaces and
conservation areas. These open spaces and conservation areas shall comprise at least
25 percent of the gross acreage of the site. The Master Plan provides 43.35 acres of
open space and an additional 5 acres of a public park, totaling 28.5 percent of the gross
acreage.
Since the proposed development is currently covered by a Master Plan approved in the
2010 development agreement, staff sought to obtain information about the differences
in storm water volume between that development and this proposed one. The results
can be found in Attachment E.
The 2010 Master Plan anticipated about 300 single family homes plus an additional
(undetermined) number of attached homes. The estimated impervious surfaces based
on that layout (rooftops, roads, parking areas, driveways, sidewalks, and paved paths)
comprised about 29 percent of the site (51.14 acres). The proposed Master Plan
doubles the number of proposed units and adds a commercial component. The
estimated impervious surface comprises about 39 percent of the site (68.12 acres).
Based on these estimates, the 2010 development would have contributed 29.73 acre-
feet of stormwater from impervious surfaces in a 100-year rainfall event. The proposed
2016 development would create 39.61 acre-feet during the same 100-year rainfall event
(7.12 inches of rain in 24 hours).
While these numbers provide a comparison of impervious surfaces and expected rain
runoff between the previously approved and currently proposed development plans,
they do not indicate how that generated runoff will be treated and stored in accordance
with City requirements. For example, the Conservation Subdivision regulations require
buffers along drainage ways and encourage best management practices in treating
storm water. In addition, the Chapter 513 Post-Construction Storm Water Management
requires the treatment of the "first flush" of rainfall as well as the detention of storm
water, allowing the release only at a volume and rate consistent with that of a "meadow
in good condition." The specific stormwater treatment plan for the development will be
evaluated as part of the preliminary plat review.
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Staff has not formally reviewed a storm water management plan with the rezoning,
since such a review is a submittal requirement for subdivision and site plan review.
However, staff concurs that the estimated impervious surfaces are a worst case or
conservative estimate of the storm water treatment needs. The applicant believes from
their preliminary assessment that the proposed level of development can meet the
storm water treatment objectives with the elements of open space included in the
project.
Traffic. The current agreement requires the developer to install a number of traffic
improvements to serve Rose Prairie. These improvements include the installation of a
traffic light and an additional traffic lane on Hyde Avenue at Bloomington Road and an
additional right turn lane on Bloomington Road at Grand Avenue. The City's traffic
engineer has reviewed the proposed development and, although additional traffic can
be expected over the previous development, he does not believe the conclusions of the
prior traffic study for improvements are substantially affected by the proposed changes
to the project. No other traffic analysis was required with the rezoning request.
Apartment Matrix. The matrix used to evaluate apartment locations is included in
Attachment F. The FS-RM component has mixed grades. The site scores high only on
being outside the Floodway Fringe. And while it also provides a housing type in the
North Growth Area other than single-family homes, it is a staff belief that such a
housing type is desirable in this area for diversity, but it is not necessarily a
needed type for the community overall.
In most other categories, it scores low as it is on the far periphery of the City, distant
from employment centers, CyRide, shopping, and other amenities. However, it does
allow for a mix of housing types to complement the proposed single-family detached
and attached homes that will be found to the south.
Development Agreement. A previous owner of the property signed a development
agreement in 2010 with the City prior to annexation of the property in 2011. The current
owner has requested amendments to that development agreement, including the
adoption of a new Master Plan allowing up to 500 single family units (219 attached and
281 detached) rather than the 292 previously approved. With the proposed apartment
component, the developer seeks an upper limit of 746 dwelling units.
The development agreement also limited rezoning to only FS-RL. The City Council
amended the LUPP Future Land Use Map with the understanding that the
Village/Suburban Residential designation would allow both FS-RL and FS-RM. The City
Council also placed a commercial node on the site to allow retail and/or office
development.
The City Council will be asked to amend the agreement prior to final approval of the
rezoning request on third reading. There are other, minor proposed changes which do
not affect the design or layout of the proposed development. For example, the terms of
the development describing the off-site traffic improvements at Bloomington Road and
Hyde Avenue and at Bloomington Road and Grand Avenue are retained.
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Public Notice. Notice was mailed to property owners within 200 feet of the subject si
te
and a sign was posted on the subject property. As of this writing, no comments have
been received.
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. The owner of this single
parcel has requested the rezoning.
2. The subject property has been designated on the Land Use Policy Plan (LUPP)
Future Land Use Map as Village/Suburban Residential with a Convenience
Commercial Node.
3. The Village/Suburban Residential land use designation supports the FS-RL and
FS-RM zoning designations. The Convenience Commercial Node supports the
CGS zone.
4. The Master Plan provides information required by code and demonstrates that the
densities for FS-RL and FS-RM will be within the standards.
5. Infrastructure is available to this site. The preliminary plat will determine sanitary
sewer layout and demonstrate increased capacity for the existing stub under
Grant Avenue.
6. Accesses to this site are being defined by the Master Plan and have been
reviewed by the traffic engineer.
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Attachment A: Location and Current Zoning Map
I L
190th-Street
FS=RM
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13
Attachment B: Proposed Zoning
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Ames City Limits
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i I,ll `Y \ ROSE PRAIRIE - REVISED MASTER PLAN
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Attachment E: Impervious Area Runoff Calculations
Rose,Prairie.Master Plan-Impervious Area Stormwater Volume.Calculat Ions 1,8 (6.z.16j
Table 11impervious Area Calculations;for 2010 Master Plan
Usage. Are.(.aes) I Unitsor,Lots %lmp_ervious 5 Impervious Area(acres)•
Single Family Lots 95.751 292 30% 28.73
_To-ham" 7.33 66 ' 65% 4.76
ROW 26 67%' 17.65
Open space 44.33 - 0% 0.00
173.75 358 29% 51.24.
Table 2:Impervious Area Calculations,-for 2016'Master Plan
Usage Area(acres). I Units or Lots- %Impervious 5 ImpenrlousAree'(acres)
Single Family(Detached) 50.19 292 43% 2L58
Single Family(Attached). 30.72 218 60% 18:43
Medium Density 13:54 246 60% 8.12
Commercial 6.01 85% 5.11.
ROW 2L45 67% 14.37
Park .5.07 - 10% 0.51
Open Space 46.74 0% 0.00
71
173.72 746 39% 68.12
Table 3:Stormwater Volume:Calculations(on impervious areas Only)La
1 yr 10Yr 100 Yr
a�..7
acre-Feet acre-feet
Depth;in.(24 hour event) �4.46 7.12
2010 Master Plan(51-.14 ecreslmp. 18.63- 29.73'
2016 MasterPlan(81.38 ecreslmp:) 2481 39.61.
V'=CDA
Where,
V-Tota I Volume(acre-ft)
C-=.Ru noff ooeficient
D-Depth of rainfall(fi.)
1=Area,(acres)
Footnotes:
1. Only calculates surface water runoff from impervious areas'that are conservatively assumed.
2. 14.24 acres were taken out of Open Space as,It appears the Equestrian Facility was in clWded in their 187.99 acre iota
This brings the tots I acreagedoa similar comparison size.
3. 95.75 acres was derived by taking the original 187.99 total,minus 58.57(original open space),26.34(ROW),and 7.33 acres(town home]
4. A,density of of 9 lots per acre(simila r to single fa mily attached)was used for a n assu med on it count focthe2010 town home parcel.
.
5. SUDAS Table 2B-4.03 used for percent of impervious area based on acres per lot
Example:95.75 acres for 292 single family lots Is 1/3 acre per lot,resulting in 30%impervious area per SUDAS Ta ble 2B-4 03.
6. the maximum density provided.in the2016.ivlasier plan Is used for these calculations per City request.
7. Atypical 60'ROW with,28'paving and dua 16'sidewalks was assumed for 67%Impervious for ROW.
ii. These calculations shou Id not beocnstmed as volumes ofstormwater that will be released from the site.These calculations carry
vast assum ptions and.a reprel)minary in nature.They do not consider a ny rainfa 11 on amajority of the site(92.34 acres),nor dotlieyconsider
stormwater treatment facilities'that will be.designed.asrpart of tutu re City processes.
17
Attachment F: Apartment Matrix
n re
Y Prt9Je Consistency
maRHS�µte Evaluation MatrlX ,
Location/Surroundings
Integrates into an existing neighborhood with appropriate interfaces and
transitions
High=part of a neighborhood, no significant physical barriers, includes transitions;
Average=adjacent to neighborhood, some physical barriers, minor transitions;
Low=separated from an residential existing area, physical barriers, no transitions
available X
Located near daily services and amenities(school, park,variety of commercial)
High=Walk 10 minutes to range of service;
Average=10 to 20 minutes to range of service;
Low=Walk in excess of 20 minutes to range of service.
*Parks and Recreation has specific service objectives for park proximity to
residential X
Creates new neighborhood, not an isolated project (If not part of neighborhood,
Does it create a critical mass or identifiable place, support to provide more
services?) X
Located near employment centers or ISU Campus (High=10 minute bike/walk or 5
minute drive; Average is 20 minute walk or 15 minute drive; Low=exceeds 15
minute drive or no walkability) X
Site
Contains no substantial natural features on the site (woodlands,wetlands,
waterways) X
Located outside of the Floodway Fringe X
Separated adequately from adjacent noise, business operations, air quality(trains,
highways, industrial uses, airport approach) X
Ability to preserve or sustain natural features X
Housing Types a,nd Design
Needed housing or building type or variety of housing types X
Architectural interest and character X
Site design for landscape buffering X
Includes affordable housing (Low and Moderate Income)) X
18
Transportation
Adjacent to CyRide line to employment/campus
High=majority of site is 1/8 miles walk from bus stop;
Average= majority of site 1/4 mile walk from bus stop;
Low= majority of site exceeds 1/4 miles walk from bus stop. X
CyRide service has adequate schedule and capacity
High=seating capacity at peak times with schedule for full service
Average=seating capacity at peak times with limited schedule
Low=either no capacity for peak trips or schedule does not provide reliable service X
Pedestrian and Bike path or lanes with connectivity to neighborhood or commute X
Roadway capacity and intersection operations (existing and planned at LOS C) X
Site access and safety X
Public Utilities/Services
Adequate storm,water,sewer capacity for intensification
High=infrastructure in place with high capacity
Average=infrastructure located nearby, developer obligation to extend and serve
Low=system capacity is low, major extension needed or requires unplanned city
participation in cost. X
Consistent with emergency response goals
High=Fire average response time less than 3 minutes
Average=Fire average response time within 3-5 minutes
Low=Fire average response time exceeds 5 minutes, or projected substantial
increase in service calls X
Inv stment/Catalyst
Support prior City sponsored neighborhood/district investments or sub-area
planning X
Creates character/identity/sense of place X
Encourages economic development or diversification of retail commercial (Mixed
Use Development) X
19
Attachment G: Applicant's Letter
RECEIVED
April 28,2016 APR 2 9 2016
Mc C L U R E" CITY OF AMES,IOWA
r,.{' € Charlie Kuester DEPT.OF PLANNING&HOUSING
Planner
Department of Planning and Housing
1360 NW 121 s+5rrea'Give,IA 50325 Room 214,City Hall
P515..964.1229 515 Clark Avenue
F 515.964 2370 Ames, Iowa 50010
www.mecresults.com
RE: ROSE PRAIRIE REZONING APPLICATION&REVISED MASTER PLAN
MEC# 2212007
Dear Charlie,
i
On behalf of Rose Prairie LLC, please find enclosed our first submittal of the
rezoning application for the Rose Prairie development at Lot 2 of Rose Prairie
Final Plat,an official plat forming part of the City of Ames. Provided are the
following documents per the City of Ames Rezoning Application Packet and
City Code Section 29.1507 (4):
• Rezoning Application Packet-Signed
Rezoning Application Fee
"Rezoning Exhibit—Rose Prairie" Full Size (7)
"Rezoning Exhibit—Rose Prairie" Half Size(1)
"Rose Prairie—Revised Master Plan" Full Size(7)
o . "Rose Prairie—Revised Master Plan" Half Size (1)
The applicant wishes to rezone their property from Agricultural to a mix of
8Residential Low Density(FS-RL), Residential Medium Density(FS-RM),and
Z Neighborhood Commercial (NC)for development purposes. This zoning
would be consistent with the Land Use Policy Plan and Revised Master Plan
(see attached). The property would be developed into a mixture of single
family,single family attached,villas,and commercial uses. This project will be
phased and be subject to City of Ames standards and procedures.
a We appreciate the opportunity to submit this plan for review and look forward
s
0
to staff comments. Please let me know if you have any questions or concerns
a in the meantime.
o Sincerely,
McClure Engineering Company
0
Jake Becker, E.I.
Staff Engineer
N;;=Froiecn,ANK 2210026\Su'br0:01s
20
DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Judy K.Parks,Ames City Attorney,515 Clark Avenue,Ames,IA 50010 Pbone:515-239-5146
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010 Phone:515-239-5105
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES,IOWA,AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES,IOWA,BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OF AMES,IOWA;REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in
Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the
boundaries of the districts established and shown on said Map in the manner authorized by
Section 29.1507 of the Municipal Code of the City of Ames,Iowa, as follows: That the real estate,
generally located at 5571 Grant Avenue, is rezoned, with Master Plan, from Agricultural (A) to
Suburban Residential Low Density(FS-RL), Suburban Residential Medium Density(FS-RM),and
Convenience General Service (CGS).
Real Estate Description
FS-RL: Suburban Residential Low Density Parcel:
A PIECE OF LAND TO BE REZONED FROM AGRICULTURAL(A)TO SUBURBAN RESIDENTIAL
LOW DENSITY(FS-RL)BEING A PART OF LOT 2 OF ROSE PRAIRIE FINAL PLAT,AN OFFICIAL
PLAT, INCLUDED IN AND FORMING A PART OF THE CITY OF AMES IN THE COUNTY OF
STORY,IOWA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF LOT 2 OF ROSE PRAIRIE FINAL PLAT;
THENCE ALONG THE EAST LINE OF SAID LOT 2 S00°02'48"E, 590.79 FEET TO THE POINT OF
BEGINNING;THENCE S89'57'10"W,447.89 FEET; THENCE S14°22'29"W, 159.42 FEET; THENCE
S36'30'55"W, 241.70 FEET; THENCE N63'53'52"W,201.23 FEET; THENCE 84.33 FEET ALONG A
833.00 FOOT RADIUS CURVE, CONCAVE NORTHWEST, CHORD BEARING S29'00'08"W, 84.29
FEET; THENCE N58'05'52"W, 66.00 FEET; THENCE N89°59'34"W, 791.51 FEET; THENCE
N74'20'24"W,136.73 FEET;THENCE N59`05'37"W,189.37 FEET;THENCE N00°34'18"E,91.91 FEET
TO THE SOUTHWEST CORNER OF LOT 1 OF ROSE PRAIRIE FINAL PLAT;THENCE ALONG THE
WEST LINE OF SAID LOT 1 N00°24'57"E, 1.45 FEET;THENCE N88°57'23"W,525.14 FEET TO THE
WEST LINE OF LOT 2 OF ROSE PRAIRIE FINAL PLAT; THENCE ALONG SAID WEST LINE
S00°24'50"W,1973.22 FEET;THENCE ALONG SAID WEST LINE N89°38'22"E,24.66 FEET;THENCE
ALONG SAID WEST LINE S00°25'05"W, 1118.49 FEET;THENCE ALONG SAID WEST LINE 193.34
FEET ALONG A 1574.42 FOOT RADIUS CURVE,CONCAVE EAST,CHORD BEARING S03°07'06"E,
193.22 FEET TO THE SOUTHWEST CORNER OF SAID LOT 2;THENCE ALONG THE SOUTH LINE
OF SAID LOT 2 N89'45'53"E, 1243.45 FEET; THENCE N00°00'28"E, 1314.12 FEET; THENCE
N89°3 8'22"E, 1263.94 FEET TO THE EAST LINE OF SAID LOT 2;THENCE ALONG SAID EAST LINE
N00°02'48"W,2019.39 FEET TO THE POINT OF BEGINNING. DESCRIBED AREA CONTAINS 144.51
ACRES AND IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
FS-RM• Suburban Residential Medium Density Parcel:
A PIECE OF LAND TO BE REZONED FROM AGRICULTURAL(A)TO SUBURBAN RESIDENTIAL
MEDIUM DENSITY (FS-RM) BEING A PART OF LOT 2 OF ROSE PRAIRIE FINAL PLAT, AN
OFFICIAL PLAT,INCLUDED IN AND FORMING A PART OF THE CITY OF AMES IN THE COUNTY
OF STORY,IOWA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF LOT 2 OF ROSE PRAIRIE FINAL PLAT;
THENCE ALONG THE NORTH LINE OF SAID LOT 2 S89°58'27"W,759.77 FEET TO THE POINT OF
BEGINNING; THENCE CONTINUING ALONG SAID NORTH LINE S89°58'27"W, 501.38 FEET TO
THE WEST LINE OF SAID LOT 2;THENCE ALONG THE WEST LINE OF SAID LOT 2 S00°01'05"W,
663.05 FEET TO THE SOUTH LINE OF LOT 1 OF ROSE PRAIRIE FINAL PLAT; THENCE ALONG
SAID SOUTH LINE S89°58'19"W, 731.77 FEET; THENCE S00°34'18"W, 91.91 FEET; THENCE
S59°05'37"E, 189.37 FEET;THENCE S74'20'24"E,136.73 FEET;THENCE S89'59'34"E,791.51 FEET;
THENCE S58°05'52"E,66.00 FEET;THENCE 84.33 FEET ALONG A 833.00 FOOT RADIUS CURVE,
CONCAVE NORTHWEST, CHORD BEARING N29'00'08"E, 84.29 FEET; THENCE S63°53'52"E,
201.23 FEET; THENCE N36'30'55"E, 241.70 FEET; THENCE N14°22'29"E, 159.42 FEET; THENCE
S89°57'10"W, 319.29 FEET; THENCE 107.30 FEET ALONG A 799.09 FOOT RADIUS CURVE,
CONCAVE WEST, CHORD BEARING NO3°49'07"E, 107.22 FEET; THENCE N00`01'33"W, 484.11
FEET TO THE POINT OF BEGINNING. DESCRIBED AREA CONTAINS 15.50 ACRES AND IS
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
CGS: Convenience General Service Parcel:
A PIECE OF LAND TO BE REZONED FROM AGRICULTURAL(A)TO CONVENIENCE GENERAL
SERVICE(CGS)BEING A PART OF LOT 2 OF ROSE PRAIRIE FINAL PLAT,AN OFFICIAL PLAT,
INCLUDED IN AND FORMING A PART OF THE CITY OF AMES IN THE COUNTY OF STORY,
IOWA,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 2 OF ROSE PRAIRIE FINAL PLAT;THENCE
ALONG THE NORTH LINE OF SAID LOT 2 S89'58'27"W,759.77 FEET;THENCE S00°O 1'33"E,484.11
FEET;THENCE 107.30 FEET ALONG A 799.09 FOOT RADIUS CURVE,CONCAVE WEST,CHORD
BEARING S03'49'07"W, 107.22 FEET; THENCE N89°57'10"E, 767.18 FEET TO A POINT ON THE
EAST LINE OF SAID LOT 2;THENCE ALONG SAID EAST LINE N00°02'48"W,590.79 FEET TO THE
POINT OF BEGINNING. DESCRIBED AREA CONTAINS 10.31 ACRES AND IS SUBJECT TO
EASEMENTS AND RESTRICTIONS OF RECORD.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
2
V
ADOPTED THIS day of
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
3