HomeMy WebLinkAboutA007 - Council Action Form dated October 11, 2016 -r
ITEM #: 31 a
DATE: 10-11-16
COUNCIL ACTION FORM
REQUEST: REZONE FROM A (AGRICULTURAL) TO FS-RL (SUBURBAN
RESIDENTIAL LOW DENSITY), FS-RM (SUBURBAN RESIDENTIAL
MEDIUM DENSITY), AND CGS (CONVENIENCE GENERAL SERVICES)
WITH A MASTER PLAN FOR PROPERTIES LOCATED AT 5571 HYDE
AVENUE
BACKGROUND:
The property owner, Rose Prairie LLC, is requesting rezoning of a single parcel of land
located at 5571 Hyde Avenue (formerly known as Grant Avenue). The site, on the west
side of Hyde Avenue and south of 190th Street, comprises 170.33 acres (see
Attachment A: Location Map and Zoning). The developer is seeking rezoning to develop
the site with primarily low density residential, a medium-density apartment component
along the north boundary of the site, and a commercial node at the northeast corner.
The City Council denied a previous rezoning request with a master plan for 746 dwelling
units by a 3-3 vote on July 26th. The current request includes a master plan with the
same zoning boundaries of FS-RL, FS-RM, and CGS with generally the same parcel
layout, street and trail connections, and open spaces. The difference is that the
maximum number of dwelling units is limited to 620 dwelling units in the
proposed master plan (Attachment E). The proposed overall development density
of Rose Prairie with 94.5 net acres of residential land is between 3.75 and 6.56
units per acre.
The rezoning request is for three separate zoning districts (see Attachment B: Proposed
Zoning). Since the subject parcel is one tract of land, the proposed rezoning districts are
described as metes and bounds. Later, final plats will create separate lots which will
follow these described zoning district boundaries.
The applicant proposes a 10.31 acre site at the northeast corner of the site, with
frontage along both Hyde Avenue and 190th Street, for Convenience General Services.
A 15.50 acre site lying west of the proposed commercial zone is anticipated to be
developed as FS-RM. This site has frontage along 190th Street. The remaining 144.51
acres will be developed as FS-RL. This site has frontage along Hyde Avenue. The
applicant provided a Rezoning Exhibit, which is found in Attachment C. All of the
described acreages of Attachment C are gross acres that include future streets and
open space areas that would later be netted out of the site development area.
The LUPP considers this area New Lands eligible for suburban or village zoning
districts. The City Council approved a Village/Suburban Residential land use
designation at their meeting on May 26, 2015. That action also included a Convenience
Commercial Node at the intersection of Hyde Avenue and 190th Street. The two
proposed residential districts are compatible with that LUPP designation. So, too, the
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proposed CGS designation is compatible with the commercial node. An excerpt from
the LUPP Land Use Map can be found in Attachment D.
The developer anticipates that the eventual development of Rose Prairie will be as a
number of "pods." These pods will likely be developed separately, either by Rose Prairie
LLC or other developers. The Master Plan identifies the acreage of each pod and a
range of dwelling units for each. The total estimated net acres for development are
approximately 100 acres, with the remainder of the area used for open space, a public
park, and streets. Attachment E includes a breakdown of each type of use for the entire
site. 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 comprises an estimated 80.91 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 219 to 419. This equates to a
density range of 2.70 dwelling units per acre to 5.18 dwelling units per net acre.
Required density for FS-RL is between 3.75 and 10.00 dwelling units per net acre.
Although the proposed ranges on the master plan fall below the required density, it does
not take into account all areas that might be netted out from the gross acres, such as
drainage ways, trail corridors, storm water detention, etc. At the time of preliminary plat
review, the minimum density standard of 3.75 will be met for the FS-RL zoned area of
the project.
The FS-RM zoning comprises 13.54 acres. The total number of dwelling units is
between 136 and 201. This equates to a density range of 10 dwelling units per acre to
13.84 dwelling units per net acre. Required density for FS-RM is between 10.00 and
22.31 dwelling units per acre. FS-RM allows apartment buildings no larger than 12
units.
The Master Plan identifies the CGS district as being 6.01 net acres. Because of a
drainage way, this district is split into two separate sites. The LUPP indicates a node
should typically be between 2 to 5 acres, but not exceed 10 acres.
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, lot layout of the property will be
subject to preliminary plat and final plat approval. Major Site Development Plan
approvals will be needed for multi-family development. Minor Site Development Plan
approvals are required for attached housing projects and the commercial component.
The subject property is located with the Ada Hayden Watershed and is subject to the
Conservation Subdivision Ordinance standards. These requirements are above and
beyond standard subdivision requirements and address mandatory storm water
treatment measures and providing for 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. Much of the drainage of this watershed eventually
flows through this site and to the southeast corner where it then passes under Hyde
Avenue to the park area and the wetlands located west of the lake. The developer has
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provided calculations of estimated impervious surface areas (Attachment F) for their
proposed maximum development scenario of 620 units described in the Master Plan.
Staff has not formally reviewed a storm water management plan with the rezoning,
since such a plan 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.
Although the site has never been rezoned for development, there is an existing
development agreement that defined a concept plan and layout for the development of
this site. The development agreement was part of 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. Staffs review of the history and
interviews with the involved parties at the time of that 2010 concept found that the 292
number was a function of the developer's desires rather than any limit imposed by the
ability of the site to manage storm water or other identified constraint. See Attachment
G for some background information on that 2010 concept plan.
The City Council, in April, consented to allowing 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 with the cap
on total number of single family units. Accompanying this rezoning request is a request
to approve an addendum to the development agreement.
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 the objectives and LUPP Future Land Use Map.
Planning and Zoning Commission Recommendation. At its public hearing on
September 21, 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 201 dwelling units
and to limit the overall number of dwelling units to 620 units. The discussion by the
Commission expressed concern about the lack of transit service and the overall number
of units. Commissioners also supported the reduced number of units from the previous
plan and the mix of housing types that the two residential zoning districts propose.
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
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request, supported by the findings of fact, and to adopt the included Master Plan
with the condition to provide a signed agreement for the Master Plan as part of the
amendment to the pre-annexation agreement prior to third reading for the rezoning.
This alternative reflects the desires of Rose Prairie LLC for a maximum of 620 total
residential units of which 201 would be multi-family and 419 would be single-family
(both attached and detached).
2. The City Council can approve a modified Master Plan or changes to size and
location of the proposed zoning districts.
If the City Council wishes to recommend alternative, zoning boundaries, zoning
districts, uses, or densities, it can condition approval on specific changes it wishes to
articulate.
3. 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 recommend denial.
4. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
MANAGER'S RECOMMENDATION:
The proposed Master Plan's development concept meets the density standards of the
respective zones and also the open space requirements of the Conservation
Subdivision Ordinance. It is also intended to allow for individual development sites that
are integrated by open space and the central collector street. 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 a trail system and
an east/west connection through the development as well as for a shared use path
along the Hyde Avenue frontage of the site. The developer has included 5 acres of land
for a neighborhood park to serve this area. Details of the arrangement of the park land
would be part of the platting process.
The current development agreement requires the developer to provide for needed
infrastructure. The City created an assessment district for sanitary sewer and water
which will be repaid as connections to the trunk line are made. This development was
part of a broad area-wide traffic study from 2010 that determined development impacts
from buildout of the North Growth Area. The City's traffic engineer does not believe the
conclusions of the prior traffic study for improvements at intersections of Bloomington
and Grand Avenue are substantially affected by the proposed changes to the project.
Conclusions from the staff review of infrastructure demands are that adequate facilities
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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.
The proposed rezoning with FS-RL, FS-RM, and CGS area is consistent with the Land
Use Policy Plan as is the types of zoning and range of density proposed within the
zoning districts. Staff believes that the diversity of housing identified by the applicant is
desirable and that the total number of units overall and the amount of potential multi-
family units is more in line with the densities of more recent suburban development than
what was proposed earlier this past summer. This limited number of apartments is
supported by staff to add diversity of housing types to North Ames, which for the most
part has been single-family home development compared to other parts of the City.
Therefore, it is the City Manager's recommendation that the City Council act in
accordance with Alternative #1, which is to 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 with the included Master Plan.
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ADDENDUM
Existing Land Use Policy Plan. Prior to annexation of the property, the Land Use
Policy Plan (LUPP) identified these parcels within the "North Allowable Growth Area"
and designated as Urban Residential. 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 Hyde Avenue (then
known as Grant Avenue) and 190th Street at the northeast corner of the site. The node
provides only a general area for its location—it is not intended to be located at any
specific site for the implementing zoning.
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 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
single use residential pattern with little design integration as compared to a village. This
concept generally requires that landscape buffering be used as a separation of land use
types.
The LUPP intends for Suburban Residential, although vehicular focused, to provide for
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 environmental 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 buildout 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.
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 Property
Subject Property Farmland
North Farmland, scattered home sites, horse stable, radio antenna
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
Home site, cell tower, farmland (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.
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Existing/Proposed Zoning. The land was automatically zoned as Agricultural upon
annexation. Property to the north, west, and south of the subject property remains in
unincorporated Story County and is zoned A-1 Agriculture. The home site to the south is
zoned A-R by the County.
The area to the east lies within the City limits and is zoned FS-RM (the northwest
portion of Quarry Estates, 10 acres), FS-RL (the remainder of Quarry Estates and all of
Hayden's Crossing I and II), and S-GA (Ada Hayden Park).
The developer is seeking rezoning to FS-RL, FS-RM, and CGS. As noted previously,
staff believes 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 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 access points, as described in 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. The
remaining seven pods are single family detached homes.
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 area of the
site is planned to accommodate open space, including storm water detention areas,
open space, and a 5.1 acre park to be dedicated to the City. The City has requested this
park area 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 parking
constructed with the park. The park would be connected to the trail system as shown on
the Master Plan.
Public road access to Hyde 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.
Public road access is at one point on 190th Street between the proposed commercial
zone and FS-RM zone. A north-south collector street will run the length of the
development, which will also have an easterly connection to Hyde Avenue.
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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.
Proposed FS-RL (Suburban Residential Low Density) Zoning. The developer is
requesting FS-RL zoning for the bulk of the site. FS-RL allows for single-family
detached homes as well as single-family attached homes. Up to 12 attached units can
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 2.70 and 5.18 dwelling units per acre. Although the
bottom range of the density lies below the mandated minimum of 3.75 units per acre,
the master plan has not yet finalized other areas that will eventually be netted out of the
calculation, such as drainage ways, trail corridors, storm water detention, etc. At the
time of preliminary plat review, the minimum, density will be met as individual lots are
identified.
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 acre. 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. The Master Plan shows that the FS-RM district will
have an overall density of between 10.0 and 14.84 units per acre.
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 will be finalized during the review of the preliminary plat.
Public Sanitary Sewer. Sanitary sewer service has also been brought to the site, lying
on the east side of Hyde Avenue. The sewer stub under the road to the west side of
Hyde Avenue was sized to accommodate the density of the previously proposed
development (about 300 units). An additional or larger replacement stub under Hyde
Avenue may be required. To accommodate this layout, additional sewer modeling will
be required during the preliminary plat review to ensure capacity.
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 46.74 acres of
open space and an additional 5.07 acres of a public park, totaling 29.8 percent of the
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gross acreage. Additional open space, such as trail corridors and drainage swales may
be identified during the preliminary plat process, increasing that number.
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 F.
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).
This proposed Master Plan increases the number of proposed units to a maximum of
620 and adds a commercial component. The estimated impervious surface comprises
about 39 percent of the site (65.62 acres).
Based on these estimates, the 2010 development would have contributed 29.73 acre-
feet of stormwater from impervious surfaces in a 100-year rain event (7.12 inches of
rain in 24 hours). The proposed 2016 development would create 38.15 acre-feet during
the same 100-year rain event.
While these numbers provide a comparison of impervious surfaces between the
previous 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 5B 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.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site
and a sign was posted on the subject property. As of this writing, no comments have
been received.
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 419 single family units (206 attached and
213 detached) rather than the 292 previously approved. With the proposed apartment
component, the developer seeks an overall upper limit of 620 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
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development. The owner has requested that this limitation in the development
agreement be removed.
The City Council is asked to amend the agreement prior to taking action on the rezoning
request. There are other, minor proposed changes which do not affect the design or
layout of the proposed development. 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.
Overall Density. The 2010 Master Plan anticipated 292 single family detached homes
(and an undetermined number of townhomes). That Master Plan is a binding
component of the agreement with Rose Prairie. The City Council gave direction to staff
to amend that agreement in April of this year.
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 and that existing infrastructure can support the proposed intensity of
development. The developer's proposed density falls within the standards allowed by
zoning and more closely mirrors the overall averages of previous suburban
development. The current proposal is slightly less that staffs original recommendation
of 640 dwelling units in June 2016. See Attachment G for information requested by the
City Council on similar suburban development densities. The proposed overall
development density of Rose Prairie with 94.5 net acres of residential land is between
3.75 and 6.56 units per acre.
Apartment Matrix. The matrix used to evaluate apartment locations is included in
Attachment H. 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, that is a desired housing type
in this area, not necessarily a needed type.
In most other categories, it scores poorly as it is on the far periphery of the City, distant
from employment centers, CyRide, shopping, and other amenities.
Other Issues. During the City Council discussion of this item in July, a question was
raised about the possibility of a gas station in the commercial area. The concern was
about the likelihood of a petroleum leak in the watershed. Staff provided follow-up
information to the City Council regarding current underground storage tank design
which can be found in Attachment G.
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
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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 water and
sewer layout and 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
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JI III
ESTIMATED RESIDENTIAL UNIT COUNT
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Attachment F: Impervious Area Runoff Calculations
Rose Prairie Master Plan-Impervious.Area Stormwater VolumeCalculations l'e (9.8,16)
Table 1i Imp ervio us,Area calculations for 2010 Master Plan
Usage; Area(acres); Units.or Lots %Impervious 5 ImperviousArea(acres)
Single Family Lots 95.75„3: 292 30V. 28.731
Townhomes 733 66. 65% 4.76
ROW 26.34 67% 17.65
Open Space, 44'33' I 0%, 0.00
173.75 358 29% 51.14
Table 2:Impervious Area Calculations for 2016 Master Plan
Usage Area(acres) Units or Lots 6 %Impervious,s ImpgrviousArea'(scres)
Single Familya(Detoched) 50:19 213 38% 19.07
Single Family(Attached) 30.72' 206 60% 1543
Medium Density 13.54' 201 60% 8.12
Commercial 6:01 85% SAI
ROW 21.45; t::1
7% T4.37
Perk 5.07 _ 0% ;0.51..
Open Space 46.74 - % 0.00
173.72' 620 38% 65.62
Table 3:Stormwatef Volume;Calculations-(an impervious areas.only)is'
'1W 10Yr, 100,Yr
(acre-feet)' (acre-feetfacie-feet)
Depth;in.(24 hour event), 2:67 4.46" 732
2010 Master Plan(51.14 acres ImP) 1L15' 18.63 29:73
2016 Master:Pian(65:62 acres Imp.) 14m 23.90 38.15
v,=WA
Where,
V=Total Volume(acre-ft)
C=Runoff'coeficient
D=Depth of rainfall(fi.)
I=Area.(acres)
Footnotes:
1. Only calculates surface water;runoff;from irpervious°areas.that are.conservatively"assumed.
2: 14:24 acres were takemoutiof'0'pen Space as.R appears the Equestrian Facility was included,.in their 187 99 acre.4otal.,
This bringsihe total acreagq.to,a,similar comparison size.
3. 95.75 acres was-derived by taking the original 187:99'total,minus 58.57'(6riginal open space),26.34(R0W),and 7.33 acres(tow
nhome)
4. Adensity°of of9 lots per acre(similartosingle'family.attached)was.usedfor an assumed unit count forthe2010townhorne:parcel.
.5. SUDAS Table 2134.03 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 Table 2B-4.03..
6. The maximum density provided in,the 2016 Master,Plan'is used forthese calculations per City request.
7. A typical 60'ROW with 28'paving and dual 6'sidewalkswas assurned for'67%impervious for ROW
8. These calculations should.norbe construed as volumes of stormwater that will be released from the site. These calculations carry
vast assumptionsand-are.preliminary in nature. They do not consider any rainfallon a majority of.the site(92.34acres),"nor:do they consider
''stormwater treatment facilities'that will be designed as part of future City processes.
17
Attachment G: Memo to Council
CITY OF
Ames'"
s PLAKNING &HOUSING Memo
Department of Planning&Housing
Caring F4 ple
Quality Programs
Exceptional Service
TO; City Council
FROM: Department of Planning.and Housing
DATE: August 4i 2016
SUBJECT: Rose Prairie Follow Up Information
After the City Council's denial of the,rezoning.request onJuly 26th,staff has had inquires from City
Council members and the developer about certain issues described below..
Development History
The planning D s.;r ivision haesearched more of the development history for the Rose Prairie property.
Rose Prairie originally was proposed to the City and County as a preliminary plat for a rural subdivision.
in 2008. The original project also included conceptual development-of the Sturgis property located
south of the.Rose;Prairie site. The City Council denied the preliminary plat on February.10,2009 under
its extraterritorialjurisdiction that the subdivision did not meet the City's criteria of Chapter 23 ofthe
Ames Municipal Code. The denial was based upon its development as a rural subdivision with
potential environmental impacts and infrastructure costs for improvements to access the area. The
developer ultimately sued the City for denying the preliminary plat."City Council later directed staff to
negotiate a settlement of a lawsuit to allow for the voluntary ann,"exation'of the 17.0 acre site we°now
know as Rose Prairie. City Council agreed to settle the lawsuit and enter into:the pre-annexation
agreement with the developer in July 2010 that addressed infrastructure issues and included a concept
of;292 detached single-family homes and the unspecified number of townhomes to ensure the project
would meet minimum density:
From staff review of notes about the development concept,the density was always.targeted b,ythe
developer at the low end of net density at 3.75 units per acre. The total units in the.project were
always between 280 and 320 units,depending on the overall size ofthe project. Staff also spoke with
the;:original developer's civil engineer and his recollection was that the unit count was driven by.the
developer's vision for the property,and not a limit that was placed on the property by the City. It
appears the 292 single-family detached home conceptwas a result of the developer's proposal and the
City's acceptance of the proposal,it does not.appear the unit count was derived by the City in response
to any onespecific.issue butthat the proposal was satisfactoryto the,City under the circumstances.
Under4round Sforaae Tdnks4UST).
The proposed commercial corner its approximately 1,000+feet from the edge of Ada Hayden Heritage
Park alon&Grant"Avenue. The City.completed a study of the watershed and Hallet's'Quarry in 2000.
18
Information was,provided by DNR.that there are regulations for double walled tanks and control
measures in place at the state le.vel,�confirming'what was described at'the hearing by Damiom
Although not directly appiicable to the question of risk associated with UST,the state;requires site
control within 200 feet of a well:site and the City has,a local well head protection ordinance.for 1,000
feet.from aground water well. However,we do not prohibit gas stations within our wellhead
protection zone. ON also stated they do not have specific regulations based.on the soil or ground
water conditions of'a site beyond their double walled tank requirements. Groundwater specific
concerns could be investigated at'a local level if desired.bya community..
Additionally,staff discussed concerns for water quality with the Water&Pollution.Control Director,
John Dunn,,and the proximity of the site to Ada Hayden and the potential for pollution from the-gas
station.Mr.Dunn's opinion was.that'he did not believe that there was a more sensitive issue.to
drinking water quality within the Ada,Hayden watershed compared to other areas of the City when
considering standards for underground storage tanks for gas stations.
Comparison Proiects
A request was made to compare the densities of other projects in,North Ames. The proposal by Rose
Prairie in their Master Plan was 83 net acres of FS-RL with 342 to 500 dwelling units,.net density of
4.23 to 6.18 units per net acre, The FS-RM was 13.5 net acres with 136 to.246 dwe ling units,net
density of 10 to 18 units per acne.Overall net density would be between 4.9 and 7.7 units per net acre
Quarry Estates Master Plan=Approximately 48 net acres(8.2 net acres FS-RM and 40 acres FS-RL)The
FS-RM;did not have a-specific number of units,could range between 80 and 180 units. FS-RL has 160
single-family dwellings. The.combined density With the FS-RM is between 5 and 6'.8=units per acre,
depending on final designof the FS-RM. The FS-RLas a standalone area has a net density of 4.05 units
per acre.
Hayden's Crossing Master Plan=Approximately 10 net acres all zoned.FS-RL.:The net density is 4.59
units per acre with a total of 46'single family homes.
Northridge Heights.2008 Master plan= The residential area is approximately 200 net acres with FS-RL
and FS,-RM zoning. The combined FS.-RL..and FS-RM/4:6 units per net acre. The FS-,RL component on
its own is 3.8 units Per net acre and the FS-RM is 11.1 units per net acre.
Stonebrook PUD=Stonebrook is a 70 acre development as a R-1-10/PUD last approved.in 1990: It is
approximately 225'.units. Due to the age and details of the plan,it'appears the net,density is between
6,to 7 units per net acre.
19
r
Attachment H Apartment Matrix
Project Cons�sten4"Y
RHteEualuationMatr�x s
High Arse age Lint
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
X
available
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 X
residential
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
X
services?)
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 X
minute drive or no walkability)
Site
Contains no substantial natural features on the site (woodlands,wetlands,
X
waterways)
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
Mousing Types and 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
20
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
Ave rage=infrastructure located nearby, developer obligation to extend and serve
Low=system capacity is low, major extension needed or requires unplanned city
X
participation in cost.
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
X
increase in service calls
investment/Catalyst:
Support prior City sponsored neighborhood/district investments or sub-area
X
planning
Creates character/identity/sense of place X
Encourages economic development or diversification of retail commercial (Mixed
X
Use Development)
21
Attachment I: Applicant's Letter
RECEIVED
I"01 August 24,2016
AUG 252016
McCLURE"
Charlie Kuester [1EPCT.iTYOF OF MES,INING& O 81Mtl
Planner
Department of Planning and Housing
,e JA 5 325 5!rr 1 Room 214,City Hall
Cline,lA 5C3325
P 515,964,1229 515 Clark Avenue
F 51.5-964,2370 Ames,Iowa 50010
w .meuesuits.com
RE: ROSE PRAIRIE REZONING APPLICATION &REVISED MASTER PLAN
MEC# 2212007
Dear Charlie,
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. You will recall that
an application was provided and subsequently denied by City council earlier
this year. As part of this application,the rezoning portion remains unchanged,
however the master plan aspect features a variety of changes from the initial
application, including but not limited to reduction of proposed housing
densities. 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)
o • "Rose Prairie—Revised Master Plan" Full Size(7)
72 • "Rose Prairie—Revised Master Plan" Half Size(1)
The applicant wishes to rezone their property from Agricultural to a mix of
Residential Low Density (FS-RL), Residential Medium Density (FS-RM), and
Convenience General Service (CGS) for development purposes. This zoning
z would be consistent with the Land Use Policy Plan and Revised Master Plan
a (see attached). The property would be developed into o mixture of single
n family,single family attached,villas,and commercial uses. This project will be
< phased and be subject to City of Ames standards and procedures.
0
We appreciate the opportunity to submit this plan for review and look forward
to staff comments. Please let me know if you have any questions or concerns
Y
0 in the meantime.
z
NiS31)Prnjec!-',,AVE%E 2212007',Svbmitic19
22
. ,
'
'
== Sincerely,
P 515.964,1229 Jake Becker,E.I.
Cc: Casey Schafbuch
Caleb Smith
Diligent Rose Prairie,LLC
Enc: See above
MCC L U RE" McClure Engineering Company
23
L ��_ --- --------- --- -------
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 Phone:515-239-5146
Return to:Ames City Clerk,P.O.Boa 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 (now known as Hyde Avenue), is rezoned, with Revised
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'O 1'05"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°01'33"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
r
ADOPTED THIS day of
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
3