HomeMy WebLinkAboutA018 - Council Action Form dated February 28, 2023 ITEM #: 23
DATE: 02-28-23
DEPT: P&H
COUNCIL ACTION FORM
SUBJECT: SECOND AMENDMENT TO CONTRACT REZONING AGREEMENT FOR
AN AMENDED MASTER PLAN AT 798 N 500TH AVENUE (NORTH
SUNSET RIDGE)
BACKGROUND:
Hunziker Development Group, the owner of 28.58 acres of property located at 798 North
500th Avenue, has applied to amend the previously approved Rezoning Master Plan for
the North Sunset Ridge development. The site is located to the north of the existing
Sunset Ridge Subdivision (Attachment A - Location Map). The property is located on
land annexed to the City in February 2022. The current zoning of Floating Suburban
Residential Low-Density (FS-RL) and Master Plan was approved by the City Council on
August 9, 2022 (Attachment C - Zoning Map excerpt; Attachment D — Existing Master
Plan).
On January 24, 2023, a First Amendment to the Contract Rezoning Agreement was
approved by the City Council, which allowed the applicant to provide a Letter of Credit in
lieu of cash for its contribution to the construction of an oversized sewer line.
Due to some changes in the proposed development, the Master Plan needs to be
amended to allow for the developer to proceed with a preliminary plat application.
The amended Master Plan includes revisions to the connection points to the north
and future development of land on the west (Attachment E — Amended Master Plan).
The current FS-RL zoning will remain the same, but the number of allowed units
has increased by 10 units to account for proposed developable land at the west
side of the site.
The initial Master Plan identified five road connection points. The amended Master Plan
includes four connection points. The proposed northerly street extension to the east of
Wilder Avenue has been removed at the request of City staff. Staff recommends this
change as the City is in the process of acquiring the land to the north for a
community park. The proposed extension was eliminated due to potential conflicts with
a future layout for the park. The lack of planned extension north does create a long dead
end cul-de-sac street to the east, which are typically avoided by the City. The unique
issues of compatibility with a future park and lack of other extension options to the south
or east create this condition.
Additionally, a street on the west side of the property that would extend north at the
neighboring Hall's property is moved further to the west. Purchase of the Hall property
has not been finalized and some of the details of this connection are still to be determined.
Relocation of this access point is intended to represent a general location with the precise
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alignment of the north extension included in an eventual subdivision proposal. Staff would
not support a final street alignment during subdivision review that would require removal
of a substantial building that is not under the control of the developer.
Land at the west edge of the site is now identified as "future development." The future
development is intended to indicate it may be a second phase. No future amendment to
the Master Plan is needed to develop it with single-family homes as it is included as
developable area on the Plan and accounted for with the unit count. Previously, much of
this land was identified as open space; however, it is the intent of the developer that this
land be merged with the Hall property for future development. Reconfiguration of the
northern access point as proposed and acquisition of an additional property to the north
would allow for single family lots to be laid in a future subdivision of this area.
The developer proposes to construct between 60-75 new single-family detached homes
on 14-18 acres. The net density will be in the range of 3.75-4.81 which meets or exceeds
the minimum required density of 3.75 in FS zoned districts. A portion of this development
is indicated as "future development" on the amended Master Plan. With the new
proposed developable area, the maximum number of units would increase from 65
units to 75 units for the entire site.
Open space and storm water detention will account for 4.5-10.0 acres of the 28.58-acre
property. This exceeds the minimum 10% required open space in the FS zone standards.
A Preliminary Plat and Final Plat must be approved before construction of homes can
begin and to determine final lot layouts, utilities, and configurations of open space. The
Preliminary and Final Plats will ensure that the requirements of the Master Plan are met.
Floodplain is located on small area on the far eastern side of the property. The floodplain
area will be contained in proposed open space. Developed lots will be located outside of
flood prone areas.
PLANNING & ZONING COMMISSION RECOMMENDATION:
On February 1, 2023, the Planning & Zoning Commission voted 6-0 to recommend
approval of the amended Master Plan.
ALTERNATIVES:
1. Approve the amended Master Plan for 28.58 acres at 798 N. 500th Avenue as the
Second Amendment to the Contract Rezoning Agreement of August 9, 2022.
2. Deny the amended Master Plan for 28.58 acres at 798 N. 500t'Avenue, along with
Second Amendment to the Contract Rezoning Agreement, with a finding that the
Master Plan is not consistent with the policies of Ames Plan 2040 and the RN3
land use designation.
3. Refer this matter back to staff or the applicant for more information.
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CITY MANAGER'S RECOMMENDED ACTION:
The request for the Master Plan Amendment is consistent with the adopted Ames Plan
2040 as described in the addendum. Utilization of infrastructure and City services for this
parcel is consistent with what has been anticipated for development in this area. The
current zoning of the property will remain the same, but the extent of development
and total number of units are adjusted with the proposed amendment. The
amended Master Plan will restrict the maximum number of units on this property
to no more than 75 with all dwellings as single-family detached homes.
Consideration of a future City park to the north has led to change for the east side
of the site that creates a long dead-end block. Although this condition is typically
avoided, the designated length is with the approvable limits of the Subdivision
Code of 'A mile length. Final design details of the street and lot layouts will be part
of the preliminary plat review process. Therefore, it is the recommendation of the City
Manager that the City Council adopt Alternative #1, as described above.
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ADDENDUM
REZONING BACKGROUND:
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table.
Direction from Subject Existing Primary Land Uses
Property
Subject Property Undeveloped / Row-crop
North Undeveloped / Row-crop
East Wooded floodplain /Single-Family
Residential further east
South Single-Family Residential
West Existing farmsteads and Row-crop
Ames Plan 2040
The project area has a RN3 land use designation. The RN3 characteristics are supported
further by Ames Plan 2040 Comprehensive Plan Principles related to Growth principles
in (G1-6) as well as Neighborhoods and Housing (H3) which are contained below in
Attachments F and G. These sections include guiding principles for creating appropriate
urban fabric, housing considerations, and maintaining community character.
The sections relating to Land Use Designation, Neighborhood Characteristics, Growth
Goals and Development Guidelines are shown below from the RN3 section of the Ames
2040 Comprehensive Plan as a reference. Not all elements allowed in each section
pertain to the current proposal but also are not found to conflict with the proposal for this
property. A brief analysis of Complete Streets typology is also included.
Staff finds that the elements stated in the principles below are met in relation to the low-
density residential development in the RN3 Land Use Category as reflected within the
proposed Master Plan.
Land Use Designation
The Future Land Use Map designates the land as "Residential Neighborhood 3" (RN3).
Open Space/Greenway designation applies in part to the site as well. The RN-3
designation supports an average density of five units per acre as the city develops and
expands. This is a goal over abroad area that is designed to encourage of mix of housing
types and efficient use of land; however, it does not necessarily apply to each project that
is proposed. Various zoning districts are used to implement this designation. The Open
Space/Greenway was part of the original evaluation of the area and the need for public
park space. The public park will be to the north of this land and there no other open space
areas that need to be preserved.
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RN3 areas will typically have zoning of FS-RL, FS-RM, F-PRD (Planned Residence
District), PUD (Planned Unit Development) or RLP (Manufactured home park). This site
is already zoned FS-RL, there is no change with this amendment.
Attachment F includes the excerpt of Plan 2040 for the RN3 designation that is discussed
below. Each land use designation in Plan 2040 describes its context and potential issues
to be addressed or guidance for projects as they occur during the next 20 years. The
existing FS-RL zoning along with the proposed Master Plan amendment aligns with the
RN3 land use designation.
Neighborhood Characteristics
The RN3 designation is oriented around contemporary but diverse development options
in planned expansion areas of the city, typically known as FS zoned areas. These areas
where originally envisioned in the 1997 Land Use Policy Plan as villages.
Ames Plan 2040 further describes RN3 neighborhoods as being designed with
conventional suburban type development patterns involving single-family homes at low
or medium density. Curvilinear streets, loop streets with minimal cul-de-sacs will be
common street characteristics. Such neighborhoods will commonly be automobile
oriented. Transit service is likely limited or non-existent. Neighborhoods will have access
to private green space involving internal paths and trails. Stormwater detention features
will be incorporated into design. In general, some small commercial nodes will be located
within or in nearby areas of RN3.
Growth Goals
The goals of RN3 involve creating a variety of housing types and price points that can be
attainably priced and owner occupied. This involves neighborhood design through zoning
tools such as the Planned Development of neighborhood cores containing higher density
with links to single-family areas and nearby neighborhood services. The use of Complete
Streets concepts is expected with elements to include active transportation linkages and
providing safe access for all neighborhood cores and activity areas.
Development Guidelines
The neighborhoods in RN3 designated areas will incorporate flexible lot sizes to
accommodate diverse housing types with regard for architectural character,
environmental and open space factors in design decisions. Generally, higher density
residential will be encouraged along avenues, boulevards and mixed-use avenues and
other streets with significant bicycle and potential transit routes and within master planned
projects. Street, sidewalks, and trails will have full connectivity. New developments will
require neighborhood and community parks nearby in relation to the City's open space
and park planning. Typically, developments should be within '/2 mile of a park.
Open Space and Parks
A City neighborhood park currently exists approximately 1/4 of a mile to the south of this
property in the Sunset Ridge neighborhood. This meets the Land Use goal of the
proposed neighborhood being within a '/2 mile of a city park. Additionally, the Ames 2040
Comprehensive Plan does have a general conceptual plan for acquisition of park space
for a larger community park immediately north of this property. With the existing park and
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planned park to the north, no additional public park land is planned with this development.
The Future Land Use Map Open Space/Greenway designation at the east edge of the
site continues to be shown on the amended Master Plan as open space. The Future Land
Use Map also shows a green swath of open space adjacent to Wilder Avenue. This was
intended to convey the conceptual location of a future public park. The actual location of
the park will be north of this development. The extension of Wilder Avenue will continue
extension of the shared use path. The shared use path will eventually provide connection
to the future park.
Complete Streets Typology
The proposed street extensions into this area are classified in the Ames 2040 Plan
Complete Streets typology as Neighborhood Streets which are designed to be low traffic
with separated walkways and some on-street parking. The technical functional
classification is `local street'.
These types of streets are intended in new expansion areas with low density zoning such
as this development. One of the connecting streets, Wilder Avenue, is designated as a
`residential collector street'. This street type is intended as a connector to local streets in
low density residential areas. The street typology is not affected by the requested master
plan amendment.
Public Actions
Plan 2040 includes actions to guide City plans for infrastructure. It relies primarily on using
the Capital Improvements Program (CIP) to plan for extension of major roads, water and
sewer infrastructure while considering development agreements, connection districts and
assessments to help facilitate extensions. The need for sanitary sewer trunk line
extension is within the CIP and is supported by the contract rezoning agreement.
Existing Zoning
The existing zoning is "FS-RL" (Attachment C —Zoning Map, excerpt). No changes to the
existing zoning are proposed. The property was rezoned on August 9, 2022, from "A"
(Agricultural) to "FS-RL" (Floating Suburban Residential Low-Density)with a Master Plan.
The properties to the north are outside the city in Story County and currently row cropped
as well as existing farmsteads and row crop land along and across North 500t" to the
west. The property to the east in floodplain along Clear Creek with some wooded
residential lots are zoned RL (Residential Low-Density). Properties immediately to the
south are zoned "FS-RL" (Floating Suburban Residential Low-Density) in the existing
Sunset Ridge Subdivision which contain single-family detached homes.
Proposed Master Plan
The amended Master Plan (Attachment E) will govern density with a range of 60-75 units
allowed on the site. The net density will be in the range of 3.75-4.81 units per net acre.
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The net acreage of developable area will be 14-18 acres of the total 28.57 acres. Open
space and storm water detention will include 4.5-10.0 acres. The original plan allowed for
a maximum of 65 units.
The Preliminary Plat and subsequent Final Plat(s) will ensure that the number of units
align with the Master Plan.
The Master Plan is required based on Section 29.1507(3): when "an application is made
for amending the zoning map to designate any property as FS-RL, FS-RM, or PUD, the
applicant must either prepare a Master Plan or request that the City Council determine
whether it will be required."
The Master Plan dictates the general street layout, general buildable area in location and
acres and number of units as well as net density. The plan also guides the layout of
utilities to serve the site. The final configurations of lots and open space is determined
during preliminary plat review.
Infrastructure
Impacts on infrastructure and City services for this parcel are consistent with what is
already anticipated for residential use of the property. Public utilities such as water and
sewer serving this parcel are located immediately south in the Sunset Ridge development
and can be easily extended to this site. Electricity is also available to serve the site.
A large Sanitary Sewer trunk main is required through the site from east to west to
accommodate planned future growth to the north and west of this site. A contract zoning
agreement was finalized with the developer on August 9, 2022, at time of rezoning to
ensure financing and construction of the main. The main is required for future growth
beyond this site and as such must be installed with this subdivision. An amended rezoning
agreement is required due to the amended Master Plan; however, the terms of the cost-
sharing are not changing.
Wilder Avenue and Ellston Avenue will extend into the development from the south
connecting into the Sunset Ridge Subdivision's network of streets and to Lincoln Way. An
east to west street will bisect the site to serve the remainder of the area. Sidewalks will
be provided throughout the site and an existing shared use path to the south in Sunset
Ridge will be extended through the neighborhood along Wilder Avenue. All the
connections and proposed streets are adequate to serve the anticipated traffic generated
by this site.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1. The subject property is owned by Hunziker Development Group.
2. The existing zoning is consistent with the "Residential Neighborhood 3 (RN3)"
identified on the Ames Plan 2040 Future Land Use Map.
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3. Development in the "FS-RL" zoning district requires a Master Plan and subsequent
Platting review process to assure that such development and intensity of use assures
a safe, functional, efficient, and environmentally sound operation.
4. Ames Municipal Code Section 29.1507(4) describes the process for submitting a
Master Plan.
5. Impacts on infrastructure and City services for this parcel is consistent with what is
already anticipated for the area.
Public Notice. The City provided mailed notice to all property owners within 200 feet of
the subject property and two signs were placed on the property prior to the City Council
meeting in accordance with the notification requirements of Chapter 29.
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Attachment A - Location Map
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Attachment D - Existing Master Plan
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Attachment E — Amended Master Plan
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Attachment F- RN3 Characteristics
Residential Neighborhood 3 (RN-3: Expansion)
CHARACTERISTICS
• Contemporary but diverse development options • Access to private green space,internal APPLICABLE EXISTING ZONING CATEGORIES
in planned expansion areas of the City,known as paths,and trails is often included in . FS-RL Suburban Residential Low-Density
FS zoned areas.Originally envisioned in the 1997 development design.Includes storm water
LUPP as"villages"and residential subdivisions. detention features within developments. . FS-RM Suburban Residential Medium-Density
• Primarily residential and largely single- • Curvilinear street networks,minimizing cul-de- . F-PRD Planned Residence District
family at low and medium densities.Some sacs.but somewhat limited connectivity at times. , PUD Planned Unit Development Overlay District
medium-density apartment developments. • Common pattern of automobile-oriented
• RLP Residential Low-Density Park
• Conventional suburban lot sizes in subdivisions. design with front-loaded garages.
• Limited or no transit access. . Includes small commercial nodes.
GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS
• Wide range of housing types and price . Flexible lot size design standards for diverse . Review and modify zoning and subdivision
points,need to incorporate attainably housing types,including architectural regulations to address intended range
priced owner occupied housing. character,environmental,and open of uses and design standards.
• Planned development of neighborhood space factors in design decisions. , Permit accessory dwelling units with
cores,with higher density,linkages to single- • Higher residential densities(attached. lot size and design standards.
family areas,and neighborhood services. townhomes,small multi-unit buildings)on , Extend trail network into growth areas.
• High level of internal connectivity and planned avenues,boulevards,and mixed use avenues,and
street linkages to surrounding developments. other streets with significant bicycle and potential • Support transit extensions to serviceable areas.
transit routes;and within master planned projects. , Use the Capital Improvements Program to
development.Include active transportation
• Use Complete Street concepts with • Street,sidewalk,and trail connectivity. plan for extension of major road,water,sewer
linkages.Provide safe access for all to • New development requires neighborhood infrastructure.Consider use of development
neighborhood cores and activity areas. and community parks.See also agreements,connection districts,and
Parks and Recreation Chapter. assessments to help facilitate extensions.
• Target minimum gross density in major new
development areas of 6 units per acre. • Plan to accommodate transit extensions into
developing areas by design and density levels.
• Allow common accessory functions.
..� places of worship,and parks.
. Apply minimum density standards to new
development,single-family 3.75 du/A,medium-
density minimum density 10.0 du/A,cores
and high-density areas have higher intensity
and densities than medium-density.
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Attachment G- Growth Principles
PRINCIPLESGROWTH: GUIDING
Guiding Principles of Growth G3:Infill that Enhances Urban Fabric.Ames public realm,are key components of an urban
will take advantage of existing infill sites within experience and a attractiveness of suburban
G1:Sustainable Growth.The vision is for the existing urbanized area to increase both the locations.
new growth to be both economically and efficiency and quality of its urban environment.
environmentally sustainable.This encompasses G5:Review and Approval Process.The
Infill development may change the types and
housing densities that minimize the footprint intensities of land use and introduce new ongoing land use planning process defines
of growth and reduce service cost per unit,, building forms.Larger areas planned for change priorities and policies.while development review
maximum use of existing infrastructure;new are described as redirection or redevelopment affirms consistency with specific standards
investments that have citywide benefits;and areas.As such,it requires an assessment that implement these policies.Decisions will
preservation of environmental assets. of community needs and character of the be made through a transparent,collaborative
G2:Contiguous Greenfield Development. surrounding area to guide planning and policy process that includes stakeholders,and moves
Ames will accommodate much of its projected decisions on specific changes. toward solutions that are compatible with long-
term community goals.This process should be
population growth in areas contiguous to G4:Quality Urban Experience. ]-he City viewed by all parties as fair and reliable.
the existing built-up city.During the Plan endeavors to provide urban and suburban
2040 process.the City identified alternative G6:Planning for Equity.Ames will continue to
experiences that suit a variety of interests.All
contiguous Tier 1 and Tier 2 areas as most new development areas will be supportive of grow in diversity of its people and jobs during
readily able to serve the projected growth in a healthy and safe urban environment to be the next twenty years.Equity with growth
population and employment.Providing multiple enjoyed by all residents.New growth will include requires consideration of the needs of a diverse
opportunity areas creates choices that support a planned diverse mix of housing and include population.This includes adding affordable
a variety of needs of a growing community. or provide good access to trails,public parks housing,multiple housing types,and market-
and open space,services,and commercial based price points,supporting economic
development.Quality of design,including growth,expanding transportation choice,
building architecture and relationships to its providing accessible institutions and services,
surrounding,along with improvements to the and maintaining a variety of amenities.
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