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HomeMy WebLinkAboutA002 - Commission Action Form dated June 2, 2021 ITEM #: 6 DATE: 06-02-21 COMMISSION ACTION FORM SUBJECT: REZONE PARCELS AT 4605 & 4514 HYDE AVENUE (PROPOSED AUBURN TRAIL SUBDIVISION) FROM "A" (AGRICULTURAL) TO "FS- RL" (SUBURBAN LOW-DENSITY RESIDENTIAL) WITH A MASTER PLAN BACKGROUND: The proposed rezoning includes two parcels, totaling 75.17 acres, addressed as 4605 Hyde Avenue and 4514 Hyde Avenue. Annexation for the property at 4605 Hyde Avenue on December 12, 2017 and for 4514 Hyde on March 23, 2021. Hyde Avenue bisects the two properties. A general location map is included as Attachment A. The property at 4605 Hyde was the subject of a pre-annexation agreement in 2013. The owner entered into an agreement with the City of Ames for, among other things, cost sharing on infrastructure and to seek annexation. In this Agreement, the Developer also agreed that infrastructure would be designed to mitigate the environmental impact of development within the Ada Hayden Watershed and that the site would be subject to the Conservation Subdivision Ordinance. The proposed rezoning is consistent with the 2013 Agreement. Infrastructure improvements that were included in the Agreement are discussed in the Addendum. The subject site has a Village/Suburban Residential Land Use Designation (see Attachment B). The owner proposes the development of a residential subdivision to be known as Auburn Trail and is requesting a rezoning from A-Agriculture to FS-RL Suburban Residential Low Density. FS-RL is a consistent zoning district with the underlying land use designation. FS-RL requires a minimum net development density of 3.75 units per acre. A Master Plan accompanies the rezoning request. A full description of the rezoning process and plan is included in the attached addendum. The proposed Master Plan has two categories of development illustrated: Single-Family Attached/Detached with 98 to 111 dwelling units and Single-Family Townhomes/Small Lots with 50 to 70 dwelling units, on approximately 36.29 acres. In addition, the Master Plan includes approximately 24.46 acres of open space detention and buffers, illustrated in green on the Master Plan. The open space is oriented around a first order stream, wetlands, and hydric soils as identified on a Natural Resource Inventory of the properties. A 100-foot buffer is shown on the north side of the first order stream which is located on the eastern parcel (4514 Hyde Avenue). The Conservation Subdivision requires that mass grading of the site be avoided. The majority of the property has been farmed and is devoid of trees. ALTERNATIVES: 1. The Planning and Zoning Commission may recommend that the City Council approve the request for rezoning from A-Agriculture to FS-RL Suburban Low Density 1 with the attached Master Plan, based upon staffs findings and conclusions as found in the addendum. 2. The Planning and Zoning Commission may recommend that the City Council deny the request for rezoning from A-Agriculture to FS-RL Suburban Low Density Residential with the attached Master Plan if the Commission finds that the City's regulations and policies are not met. 3. The Planning and Zoning Commission may defer action on this request and refer it back to City staff and/or the applicant for additional information. RECOMMENDED ACTION: As noted in the attached addendum, the proposed rezoning is consistent with the Land Use Policy Plan land use designations and policies. The applicant has designated open space in areas where hydric soils and existing grades currently convey or collect stormwater with housing clustered around these areas. The proposed housing types are allowed in the proposed zoning. Further information on density and open space measures will be specified with the subsequent preliminary plat. The Master Plan is consistent with the limitations noted in the pre-annexation agreement approved by the City Council in 2013. Therefore, it is the recommendation of the Department of Planning and Housing that the Planning and Zoning Commission act in accordance with Alternative #1, which is to recommend that the City Council approve the request for rezoning from A-Agriculture to FS-RL Suburban Low Density Residential with the attached Master Plan, based upon staff's findings and conclusions as found in the addendum. 2 ADDENDUM REZONING BACKGROUND: Existing Land Use Policy Plan. The LUPP designation of the entire subject area is Village/Suburban Residential. The proposed change of zone to FS-RL is consistent with that designation. The LUPP designations of this and adjoining properties can be found in Attachment B. The applicant has provided support materials (see Attachment G) regarding the proposed rezoning and its conformance with the Land Use Policy Plan. While the rezoning of an area designated as Village/Suburban Residential on the LUPP to FS-RL is supported, there are several goals that can support the proposed rezoning. Goal No. 2. In preparing for the target population and employment growth, it is the goal of Ames to assure the adequate provision and availability of developable land. It is the further goal of the community to guide the character, location, and compatibility of growth with the area's natural resources and rural areas. Goal No. 3. It is the goal of Ames to assure that it is an "environmentally-friendly" community and that all goals and objectives are integrated with this common goal. In continuing to serve as a concentrated area for human habitat and economic activity,Ames seeks to be compatible with its ecologicaI systems in creating an environmentally sustainable community. Existing Zoning. The site is zoned Agricultural (A). When a property is annexed into the City it receives a default zoning of Agricultural (A) until at such time that the property owner chooses to rezone. To the east are scattered homesteads within the county, zoned Agricultural (A-1). To the north, the proposed Haydens Preserve Subdivision (formerly Rose Prairie) is zoned FS-RL with some scattered county homesteads in the county zoned Agricultural Residential (A-R). To the south, Bloomington Heights West is zoned RL and PRD. West of the site are large properties outside of the City limits and zoned Agricultural (A-1). An excerpt of the zoning map can be found in Attachment C. The proposed rezoning is reflected in Attachment D. 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 Pro e Subject Pro erty Farmland North Farmland, Proposed Haydens Preserve Subdivision and Scattered Homesteads East Scattered Homesteads South Single-Family Detached and Attached Homes 3 (Bloomington Heights West West Railroad Track, Northridge Heights Stormwater Pond and Farmland Master Plan. A Master Plan is intended to provide a general description of the intended development of a property. A Master Plan must address natural areas, buildable areas, building types, range of uses, and basic access points as described in zoning requirements of Section 29.1507(4) (see Attachment Q. The submitted Master Plan proposes two housing types- Single-Family Attached/Detached with 98 to 111 dwelling units and Single-Family Townhomes/Small Lots with 50 to 70 dwelling units, on approximately 36.29 acres, with a minimum net development density of 3.75 units per acre. In addition, the Master Plan includes approximately 24.46 acres of open space detention and buffers. Layout and specific design of the site will be evaluated at the time of preliminary plat review. Attached single-family homes also require an administrative site development plan review after subdivision. The minimum density standard is 3.75 dwelling units per net acre. Full review of net acreage limitations will occur with the subsequent preliminary plat subdivision review. The subject site has a Village/Suburban Residential Land Use Designation (see Attachment B). The owner proposes the development of a residential subdivision to be known as Auburn Trail and is requesting a rezoning from A-Agriculture to FS-RL Suburban Residential Low Density. FS-RL is a consistent zoning district with the underlying land use designation. FS-RL requires a minimum net development density of 3.75 units per acre. A Master Plan accompanies the rezoning request. A full description of the rezoning process and plan is included in the attached addendum. The proposed Master Plan has two categories of development illustrated: The open space is oriented around wetlands, hydric soils and a first order stream as identified on a Natural Resource Inventory of the properties. A 100-foot buffer is shown on the north side of the first order stream which is located on the eastern parcel (4514 Hyde Avenue). A 30' buffer to each side of the drainage corridor that weaves throughout the development will be included. The Conservation Subdivision requires that mass grading of the site be avoided. The majority of the property has been farmed and is devoid of trees. Infrastructure. During the Land Use Policy Plan review associated with the initial annexation request, an analysis of the necessary infrastructure to accommodate residential development was undertaken. Water - The property at 4605 Hyde was also part of a buyout of service territory agreement with Xenia Rural Water Association in January 2014. The property at 4514 Hyde is presently served by Xenia Rural Water. Although there is no obligation that the property owner disconnect from Xenia for the existing house; if the system fails, a property owner may be obligated to connect to the City sanitary sewer system if the house lies within 200 feet of a City sanitary main. The division of this parcel would require any new parcels/lots to connect to City water services. An agreement with the property owner and Xenia would be necessary for this to occur. 4 Auburn Trail is within a City water'connection district. The City previously undertook the extension of water service to the property. Connection fees would be paid at the time of development. Sewer- Auburn Trail is within a City sanitary sewer connection district. The City previously undertook the extension of sanitary sewer service to the property. Connection fees would be paid at the time of development. Electric- Auburn Trail lies within the Ames Electric service territory. The 2013 Agreement directed that the developer would provide easements at no cost to the City for electric distribution or transmission lines and public utilities. Special Assessments and Off-site traffic improvements- The 2013 Agreement included an assessment for the improvement of Grant Avenue from West 1901h Street (at the north end) to Hyde Avenue (at the south end). An assessment schedule was included. Assessment was also included for the developer's share of costs associated with traffic signals at Hyde Avenue and Bloomington Road and Grand Avenue and Bloomington Road with the provision that the amount could be updated based upon cost at the time of Final Plat. Given the 2013 Pre-annexation Agreement cost-sharing requirements for infrastructure extension and roadway improvements, City staff believes that these have been sufficiently addressed. Shared Use Paths and Trails- The 2013 Agreement also directed that the developer would provide easements at no cost to the City for shared use paths. The 10' shared use path would be extended along the frontage of Auburn Trail and would include an internal shared use path connection to Hayden's Preserve. Additionally, the applicant is proposing a trail system that would extend along the south perimeter of the property, across Hyde Avenue, and beyond into Ada Hayden Park. The total cost of the trail construction and its connection into the trail network within Ada Hayden would be the developer's responsibility. Details on the location of this crossing and final location of the trail are still being discussed and would be finalized as part of the preliminary plat approval. For this reason, the Ada Hayden trail is not illustrated on the Master Plan. Access. Primary access to the site would be from Hyde Avenue. Turn lanes would be required if substantiated by a traffic study. Auburn Trail will be well-connected with public roads to existing development both to the south and to future development to the north. Crestmoor Avenue and Welbeck Drive which are existing streets currently stubbed at the south property line would be extended into the site. Two street connections to the north will connect into the street network from Hayden's Preserve (formerly Rose Prairie). The connection would have to cross a 50' corridor of land that is under County jurisdiction. An agreement with the County will be needed to address the details of this road connection. An additional stub street will be made to the north for future connection into land that is currently in the county and undeveloped. Internal circulation will be reviewed at the time of subdivision. 5 Applicant's Statements. The applicant has provided an explanation of the reasons for the rezoning 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 50 percent 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 property represented by the applicant is entirely under one ownership representing 100 percent of the property requested for rezoning. 2. The subject property has been designated on the Land Use Policy Plan (LUPP) Future Land Use Map as "Village/Suburban Residential." 3. The "Village/Suburban Residential" land use designation supports the "FS-RL Suburban Low Density Residential" zoning designation. Under a "FS-RL" zoning designation, detached and attached single-family housing types are allowed. FS- RL is consistent with the pre-annexation development agreement. 4. infrastructure is adequate to serve the site and can be extended to the site. The applicant has committed to funding needed off-site sanitary sewer improvements to the specifications of the City. Specific improvements will be identified with the preliminary plat. 5. The Master Plan identifies developable areas and range of uses consistent with the proposed FS-RL zoning district. Subsequent development will be subject to subdivision review. 6. Ames Municipal Code Sec. 29.1507(5) requires approval of a zoning agreement for an application with a master plan and that all subsequent development comply with the master plan. Public Notice. Notice was mailed to property owners within 200 feet of the subject site and a sign was posted on the subject property. Conclusions. Based upon the analysis in this report, staff concludes that the proposed rezoning of the subject property is consistent with the Future Land Use Map, as well as the Goals and Objectives of the City of Ames Land Use Policy Plan. The proposed rezoning is consistent with the allowances of the proposed FS-RL zoning district and Master Plan requirements for rezoning. 6 Attachment A Location Map _•� <1-i 1.S; of /,1 K �'r �./ '�. p ^� , � •� Y Y fHNp!-its r} jr_ .s Z ,y� ••�.. r �AUDUB014 r; .. n°jai.; M, `S. '� °� t[■q•'� i. IEI � i } ; (.g .➢ ++1 -4 �, (, •'^tip,.>. .r.� ' r. . 19� -F � Mpj da C. z'p l "�' �'� � 1 3 yr,- S � - '�ir4. a ,s• S - '.�Pj 3,- 1 P, � •L �� -r�,,�`.� wi '�t��i� _:+,• .'il, �•. �x�f� sr::•�..$''�. � }o.."•�ei ' s• 1 m±'+': .z`i�' i '< S } i e, '' r y< • s- T*�q,v`I�i `� ;, . �•.'29.:^ Ft d � •T_L. S� 5' Y- � a.:-'- �1+}a s 3 <Y,�- . .r;g r' ! 4 •fir f� l � '� �`'F. r �' '.t; �� .r'.. < •�' L 1 ram' - s LLL `� Rezoning Request Area ABERDEEN:DR" \ 1SREL43T *17 ITf11 63 �p�vvt: [SANBURY.RD�� ms lb 4514 & 4605 Hyde Ave Rezoning Request LOCATION MAP Prepared by City of Ames,Planning Division, May 2021 0 7 Attachment B LUPP Future Land Use Map fit i [nu5nuso��.%' "^e : - .. i• it � {;. :3t , Urban ` Residential N "�t�' Parks an Prio ny T nsiiional - _ `� Ope Space V Y R�sldeLntlal S Asa: h ut 3 Natural Areas n b y f WW t_Fa It . rban- a w s a a 4 afu'e ?. , 00 Ivy Auburn Trails - Rezoning Request Area Priori - F' Tran'sitio .Residential------ /AHERDEEN ORS i c UREL'ST �' 7. o i' ;"lYYESTON�IDRL €i i_` ; °' �CrS✓w RV Off : r,' E4P "@ BURY�RD o 4i ty�>r r 4514 & 4605 Hyde Ave Rezoning Request LUPP (Excerpt) Prepared by City of Ames, Planning Division, May 2021 8 Attachment C Existing Zoning i AUI I I 1 � 1 I FS-RL S-GA Q Rezoning Request Area ABERDEEN DR \pUREL STT WESTONDR •off �I ��,'^`�tt.t�'I�}-n �, DANBURY RDA m t(f$fT �x 4514 & 4605 Hyde Ave Rezoning Request EXISTING ZONING Prepared by City of Ames, Planning Division, May 2021 9 Attachment D Proposed Zoning ' AI I I uj 0N"\ I I I . i i E FS-RL S-GA ' I> a w 0 z Rezoning Request Area AH4DRREL ST� qAL ill f'4%Ln/ �yf! �Al+p � � � ♦ �E4P DANSU Y RD y n m RpHcF t m% mill P. - 4594 & 4605 Hyde Ave Rezoning Request PROPOSED ZONING Prepared by City of Ames, Planning Division, May 2021 10 Auhum Trail Figure 1:Master plan ©BOLTON HuRNker land Development MayMi &MENK .M� ;,�� a";`_.':,�'",�`:'.��4�,,}d••r .,"Y`�c � � tr��fxr�i`f�r��;,,ll\��� �� _� �j� �9r�� }1', <j;� '�k air' :..��e-a �•a] ,_t-�+r YrTE k '3 n. ..rj: g ��•y�,, �. a ••. ,r �,� i� e�'•.~'.4 •+IL`l��=rl'd�;�,� ,:-�',`, .iu �'7•`;crf%4.;' '.3'?}i'fai rrr .'e$ty.3:r � '?+F.f:'.'u t�- ���.. ��3.J� ski '.l�f`r.-va�� �� 3ys,•t s. ?.•� �} !c11kr;"�,dlx?' 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LWrI,'I a]n�101�� ,Sr >5]tK mLrL flrur rral.uwlmm i4tLLMf00W ILmtvLfl au1LOT;[mlilwlrwaflraWmycma�m]snrnur++.ro.,.�..!�wgP rl.rmaaas [LL9[L.OItlLuaa]K]ofI N swt 9r,Ia¢1 rvo N mi L btI I'mr. a •ILLIfArrr YE]-LIIrtK WI[ O 9RflF.QM�Ktl] ^ ILA-lIILlopxLlnyyf lR �R� OrNNU RIiKRS �wtlL� Ye Ut]IK WM Walf afncvas`mw rao.osoL[er.fe]1KIas RMFa:]uoK]n O0�1 Y10 YYLLE ISIa •YK Attachment F Applicable Regulations • Land Use Policy Plan (LUPP) Goals, Policies and the Future Land Use Map: The Land Use Policy Plan (LUPP) Future Land Use Map identifies the land use designations for the property proposed for rezoning. • Ames Municipal Code Chapter 29, Section 1507, Zoning Text and Map Amendments, includes requirements for owners of land to submit a petition for amendment, a provision to allow the City Council to impose conditions on map amendments, provisions for notice to the public, and time limits for the processing of rezoning proposals. • Ames Municipal Code Chapter 29, Section 1200, Floating Zones, includes a list of uses that are permitted in the Village Residential, Suburban Residential and Planned Residential zoning districts and the zone development standards that apply to properties in those zones. Per Section 29.1507(4): Master Plan Submittal Requirements: a. Name of the applicant and the name of the owner of record. b. Legal description of the property. c. North arrow, graphic scale, and date. d. Existing conditions within the proposed zoning boundary and within 200 feet of the proposed zoning boundary: Project boundary; all internal property boundaries; public rights-of-way on and adjacent to the site, utilities; easements; existing structures; topography (contours at two-foot intervals); areas of different vegetation types; designated wetlands; flood plain and floodway boundaries; areas designated by the Ames Land Use Policy Plan as Greenways and Environmentally Sensitive Areas. e. Proposed zoning boundary lines. f. Outline and size in acres of areas to be protected from impacts of development. g. Outline and size in acres of areas proposed of each separate land use and for each residential unit type. h. Pattern of arterial streets and trails and off-site transportation connections. i. For proposed residential development provide the number of unit type for each area, expressed in a range of the minimum to maximum number to be developed in each area. j. For proposed residential development provide a summary table describing all uses of the total site area, including the number of units per net acre for each unit type and each zoning area. 12 Attachment G Applicant's Statement Auburn Trail Subdivision Rezoning Reasons for Requesting Rezoning We are requesting the parcel be rezoned from the current Agricultural—A to Suburban Residential— Low Density FS-RL to allow the development of the property as residential. Consistency of this rezoning plan with the Land Use Policy Plan The parcel requested for rezoning meets the consistency and goals of the Land Use Policy Plan (LUPP), as FS-RL zoning is an acceptable use for residential subdivisions. The LUPP identifies the parcel as part of the North Allowable Growth Area, We feel that this rezoning meets the following goals of the LUPP: 1. Recognizing that additional population and economic growth is likely, it is the goal of Ames to plan for and manage growth within the contextof the community's capacity and preferences. This expansion.provides for additional housing to provide for the expanding population. It allows for the utilization of recently upgraded infrastructure to expand the City, making it an ideal location for a residential subdivision. The community also has a preference to locate here, as seen by recent construction. 2. In preparing for the target population and employment growth, it is the goal of.Ames to assure the adequate provisionand availability of developable land. It is the further goal of the community to guide the character, location,and compatibility of growth with the area's natural resources and rural areas. This request fits the character and compatibility of growth of the surrounding area by expanding on the development of existing residential to provide sufficient land resources. 3. It is the goal of Ames to assure that it is an"environmentally-friendly"community and that all goals and objectives are integrated with this common goal. In continuing to serve as a concentrated area for human habitat and economic activity,Ames seeks to be compatible with its ecological systems in creating an environmentally sustainable community. The development planned for this area is to include buffers, natural areas, and storm water management features based on the City's Conservation Subdivision overlay. 4. It is the goal of Ames to create a greater sense of place and connectivity, physically and psychologically,'in building a neighborhood and overall community identity and spirit it is the further goal of the community to assure a more healthy, safe, and attractive environment The development is intended to add to the connectivity of the community by having a physical connection to Ada Hayden Park which will allow for healthy and safe recreation and attractive views of the environment. 5. It is the goal of Ames to establish a cost-effective and efficient growth pattern for development in new areas and in a limited number of existing areas for intensification.It is a further goal,of the community to link the timing of development with the installation of public infrastructure including utilities, multi-modal transportation system, parks and open space. As noted in item 1,this development will be able to utilize the new infrastructure installed along Grant Avenue for the development for the North Allowable Growth Area. 13 Attachment G Applicant's Statement, continued 6. It is the goal of Ames to increase the supply of housing and to provide a wider range of housing choices: This development will provide for additional lots for construction which will help with the availability of housing. 7. It is the goal of Ames to provide greater mobility through more efficient use of personal automobiles and enhanced availability of an integrated system including.alternative movies of transportation. This development will include multiple trails and sidewalk which can both provide alternate modes of transportation. It will also include a direct connection to Ada Hayden. 8. It is the goal of Ames to enhance the role of Downtown as a community focal point. This project does not propose uses that would duplicate those offered by the downtown. It would increase population which will provide potential shoppers/customers/users of downtown. 9. It is the goal of Ames to promote expansion and diversification of the economy in creating a base that is more self-sufficient and that is more sustainable with regard to the environment. The subdivision provides additional housing for people to allow economic growth. 10, It is the goal of Ames to maintain and enhance its cultural heritage. The proposed site does not negatively impact the cultural heritage of Ames. Current Zoning of the subject property, The property is currently zoned Agricultural—A Proposed Zoning of the subject Property The requested zoning is Suburban Residential—Low Density FS-RL Proposed Use of the Property The intended use of the property is single family residential housing. Legal Description of the property proposed for rezoning. PARCEL E, A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 22,TOWNSHIP 84 NORTH, RANGE 24 WEST OF THE 5TH P.M., STORY COUNTY, IOWA,AS SHOWN ON THAT PLAT OF SURVEY RECORDED ON DECEMBER 18, 1998, AS INST NO. 98-17594, SLIDE 12, PAGE 3. OUTLOT Z, COCHRANE FARM SUBDIVISION, CITY OF AMES, STORYCOUNTY, IOWA, AS SHOWN ON THE FINAL PLAT RECORDED JANUARY 12, 2017 AS SLIDE, 557, PAGE 3, AND AS INST tt 2017-00339 PARCELS CONTAIN A COMBINED 3,274,687 50, FT. (75.176 AC.) 14