HomeMy WebLinkAboutA004 - Commission Action Form dated November 16, 2022 I
ITEM #: 6
DATE: 11-16-22
COMMISSION ACTION FORM
SUBJECT: REZONE A PORTION OF THE PROPERTY ON THE SOUTHWEST
CORNER OF CAMERON SCHOOL ROAD AND G W CARVER AVENUE
GENERALLY ADDRESSED AS 3400 CAMERON SCHOOL ROAD AND
5301 G W CARVER ADDRESSED FROM "A" (AGRICULTURAL) TO
"FS-RL" (SUBURBAN RESIDENTIAL LOW-DENSITY) AND "FS-RM"
(SUBURBAN RESIDENTIAL MEDIUM-DESNITY) ZONE WITH
MASTERPLAN.
BACKGROUND:
Friedrich Land Development and R & Sons and Friedrich, represented by Greg Broussard
of Bolton & Menk, is requesting a rezoning with a Master Plan of a portion of property
located at on the southwest corner of Cameron School Road and G W Carver Avenue.
(See Location Map Attachment A) The request is to rezone the approximately 85.62 acres
of the larger 105.62-acre area with a Master Plan from Agricultural (A) to Suburban
Residential Low Density (FS-RL) to Suburban Residential Medium Density (FS-RM) to
accommodate the future "Bluffs at Dankbar Farms"development. The remaining 20 acres
will retain Agricultural zoning within the Master Plan.
In November 2017, the City Council approved a land use amendment to designate the
area as an Urban Service Area in the Fringe Plan and as Urban Residential with a
Commercial Node as part of the North Allowable Growth Area of the City's prior
comprehensive Plan, known as the Land Use Policy Plan (LUPP-).
At the time, the LUPP identified this area as "New Lands"within a non-incentivized growth
area, meaning that upon annexation the site could be developed as suburban low to
medium density development or a village development. Any needed infrastructure to
support development would be at the cost of the developer. The 2017 Amendment also
approved a Convenience Commercial Node that would allow up to 10 acres of
commercial land for local-serving commercial uses. The applicant requested annexation
in 2018.
This site was included in the scenario analysis for the City's current Comprehensive Plan
(Ames Plan 2040) based upon the City's initiation of the annexation in 2018. No
additional land west or north of this site is included in Plan 2040 for future expansion. The
land was annexed earlier this year based upon the prior Fringe Plan amendments and
designation within Ames Plan 2040. At the time of annexation, a traffic study and sanitary
sewer capacity assessment were included with the annexation and an annexation
development agreement was approved for the site related to development intensity and
infrastructure improvements.
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II` Ames Plan 2040 changed the City Land Use designation nomenclature and now identifies
this area as "RN-3" — Expansion, an area identified as primarily residential development
with a variety of residential types and neighborhood services. The characteristic of an
RN-3 area is conventual suburban layout with limited housing types, primarily single-
family development at low density, but with some medium density residential
development options. Additionally, development may include small commercial nodes as
part of a development within the RN-3 designated lands. Additionally, in lieu of the original
node designation, the corner of the site has a Neighborhood Core commercial
designation. An excerpt from the Ames Plan 2040 Land Use Map is found in
Attachment C.
A Master Plan is a City of Ames requirement for development in the Village/Suburban
Residential designated areas of the City, essentially the expansion areas of the City. A
Master Plan defines basic layout and use issues of a site as part of a rezoning action.
The Master Plan is required to identify types of uses, density, natural areas, and planned
perimeter road and trail access points. A Master Plan does not approve a subdivision of
the land and internal lot layouts, only the range of use. Prior to development of the site
or construction of buildings, a subdivision would need to be approved to provide the
required detail needed to verify consistency with City standards related to lot layouts, road
pattens, and utility extensions. Subsequent development must conform to the Master Plan
and a subdivision plat is reviewed for consistency with the Master Plan.
Master Plan and Rezoning
The proposed rezoning will consist of single family detached and attached homes in the
areas shown as FS-RL and FS-RM zoning, as shown on the Master Plan Exhibit. (See
Location Map Attachment B)
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The Master Plan also shows the Flood Plain Overlay that is located, generally, south-
east/north-west across the southern quarter-quarter section. This area is part of the Open
Space designation within Ames Plan 2040. In other areas of loway Creek, the City has
applied the Environmentally Sensitive Area Overlay to the floodway. Staff recommends
adding the O-E Overlay zone to the floodway area of the site. The Overlay would
require additional review of land disturbance activities as part of a subdivision or site plan
review.
Proposed FS-RL (Suburban Residential Low Density) Zoning. The developer is
requesting FS-RL zoning for approximately 75.80 acres of the of the site, primarily on the
western half the larger 105 acres area. FS-RL allows for single-family detached homes
as well as single-family attached homes. 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 3.75 and 4.25
units per acres based on the net acres proposed number of residential units. This density
range would allow 96 — 111 single family dwelling units.
Proposed FS-RM (Suburban Residential Medium Density) Zoning_ The developer is
requesting FS-RM zoning for a smaller portion of the parcel comprising about 9.82 acre.
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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. Based upon the
Master Plan, uses would be limited to single-family attached units.
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 16.7 dwelling units per acre. This density
range would allow 60 — 100 dwelling units.
Open Space and Natural Areas. The overall site will be rezoned FS-RL and FS-RM, but
natural and planned open spaces are also shown within the Master Plan. Overall, a
minimum of 10% of the subdivision area is required to be usable open space. Many of
these areas reflect future intent for stormwater management as well as some existing
wetlands or other sensitive natural features Other than the recommended O-E Overlay,
no other zoning designation is needed for open spaces.
At the time of subdivision review and site plan review, a resource assessment and storm
water management plan will provide greater detail and specificity about the open spaces.
Street configurations and crossings of the natural areas will be part of the subdivision
review. Necessary open space easements will also be part of subdivision review.
Street Layout. Master Plans are required to show higher order streets and connections to
arterial streets. The property has frontage along Cameron School Road on the north and
is showing two proposed access points into the development. Per the 2022 Annexation
Agreement and related traffic study, the Developer will install required turn lane(s) and
j widening requirements to Cameron School Road as identified within the traffic study to
provide for turn lane improvements needed for the planned extension of Everest Avenue,
or any other similar street and driveway connections, to Cameron School Road.
The property also has frontage along G W Carver Avenue to the east. The Developer will
install required turn lane and widening requirements to G W Carver Avenue as identified
withing the traffic study to widen G W Carver Avenue to provide turn lane improvements
at the intersection of Cameron School Road. North-south access through the residential
area of the development will connect with Scenic Valley to the south, extending Cartier
Avenue and Everest Avenue.
Streets within the project will be local streets and although represented on the Master
Plan will be evaluated for zoning standard conformance for block length and connectivity
with future subdivision review. A County gravel road named 515th Avenue is stubbed to
the west property line of this site as part of an older rural subdivision. The Master Plan
does not indicate plans to try to connect to this County right-of-way. Connection is not
precluded by the City to a county roadway, but in this case it may not be warranted due
existing conditions and lack of future annexation plans for the general area.
Although not shown on the Master Plan exhibit, an east-west street with access to G W
Carver is described with the Annexation Agreement with the developer. Staff supports the
access point as shown on G W Carver to address general street connectivity and access
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to the neighborhood. Without a G W Carver access point, there would be approximately
2,400 feet between intersections along G W Carver and neighborhood traffic would funnel
out on Barcelos Street in Scenic Valley to the south.
j Any future road connection would also need to be planned for coordination with eventual
development east of G W Carver. However, the exact location will be determined and
approved at the time of platting. The Developer will be responsible for improvements
i required to accommodate this connection.
The traffic study indicated that the amount of traffic generated with development of this
area will be such that a traffic signal is required at the intersection of GW Carver and
Cameron School Road in the future. The amount of traffic from this proposed
development will not be so much as to be warranted immediately. The Annexation
Agreement acknowledges that the developer will pay for 30% of the cost, not to exceed
$135,000 if paid to the City within three years for the future installation of a traffic signal
system at the intersection of Cameron School Road and G W Carver Avenue.
The cost of the traffic signal is inclusive of all costs related to design, materials, and
installation as estimated by the City at the time said costs are payable and due. The
traffic signal will be installed at such time as determined by the City based on available
funding and need, as determined solely by the City.
Infrastructure
The future development is within the Xenia Water Territory. Xenia and City of Ames have
recently completed an agreement for Water Service Operations and Territory Transfer.
Therefore, this site will be eligible to receive rural water service from Xenia even though
it is within the City of Ames. Developers shall be responsible at their sole cost and
expense of coordinating with Xenia for verification of adequate water flow, pressure, water
mains, fire hydrants and all related improvements needed to meet City standards.
Additionally, all buildings constructed within future subdivisions will be required to meet
all City Building Code and City Fire Department fire suppression and service standards.
All proposed water infrastructure improvements will be reviewed at the time of Preliminary
and Final Plat approvals.
All Stormwater requirements will be required to be met and reviewed at the time of
Preliminary and Final Plats. All stormwater will be treated within the development
boundaries. Natural areas shown in the Master Plan may be used for stormwater
treatment in support of the overall development. The developer will work with City staff
prior to preliminary plat approval on opportunities to include flood and nutrient reduction
strategies on lands within the development adjacent to loway Creek, located in the
southwest corner.
It has been known since the LUPP Amendment in 2017 that the sanitary sewer capacity
downstream of this site is limited in capacity, Developers acknowledged at the time of
annexation that there was not sanitary sewer capacity downstream to serve a higher
residential density or a commercial area larger than 6 acres and agreed to limit the use
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of the site to levels consistent with sanitary sewer modeling completed by the City's
consultant. This limited the site to 171 residential units, or something requiring less
capacity in the approved Development Agreement. If any sanitary sewer improvements
are needed to serve the development, it is at the cost of the developer.
The proposed Master Plan shows a range proposed for the number of residential units
from 156 — 211 across the FS-RL and FS-RM zoning districts. Recently updated sewer
calculations have been reviewed by Public Works and it has been determined that up to
211 dwelling units can be served without the need of offsite mitigation. Additionally, these
updated calculations will still reserve sewer availability for a lower sewer use of low-
density single family and six acres of commercial. These reservations are consistent with
the future land use designation of the area. Sanitary sewer calculations will be reviewed
again with future rezoning and development of the east half of the site.
Sanitary sewer will be provided to City standards and dedicated to the City. The City's
agreement with Xenia allows for co-billing of water and sanitary sewer and remittance to
the City.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council approve
the request to rezone 85.62 acres, portion of a larger site known as The Bluffs at
Dankbar Farms from "A" Agricultural to "FS-RU Suburban Residential Low-Density
and "RM" (Suburban Residential Medium-Density) with a Master Plan and;
A. Add the Environmentally Sensitive Overlay (O-E) to the rezoning description of
the project to include Flood Way.
B. Add note reflecting a reference to annexation agreement.
2. The Planning and Zoning Commission can recommend that the City Council deny the
request to rezone 85.62 acres, portion of a larger site known as The Bluffs at Dankbar
Farms from "A" Agricultural to "FS-RU Suburban Residential Low-Density and "RM"
(Suburban Residential Medium-Density) with a Master Plan and direct the applicant
to rezone the entire site in conformance with Ames Plan 2040.
3. The Planning & Zoning Commission can refer this matter back to staff and the
applicant for more information before making a recommendation.
PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
The request for rezoning is consistent with the adopted Ames Plan 2040 as described in
the addendum as its relates to the proposed residential zoning. Impacts on infrastructure
and City services for this entire site were considered at the time of annexation review and
approval. The proposed Master Plan and its identified uses can be served by available
and planned infrastructure. Future uses can also be served on the 20 acre agricultural
property within the reserved capacity planned for this area.
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Typically, the City has rezoned entire properties in conformance with the City's future land
use map. The developer requests to partially rezone the site due to uncertainty about
zoning for use of the eastern 20 acres, including potential use of the site for a religious
institution. The developer desires to proceed with its planned residential development on
the western three quarters of the site.
With current annexation agreement in place, staff believes the overall Master Plan that
includes residential and agricultural designation can be supported knowing that future
development of the agricultural area can meet minimum City standards. Ultimately the 20
acre agricultural parcel will need to be subdivided from the existing western side of the
site to allow for the extension of Everest and the development of homes. The planned
rezoning boundary will align with the planned extension of Everest Avenue making it
logically boundary for future consideration of rezoning the remaining 20 acres.
Therefore, the Planning and Housing Department supports Alternative #1.
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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 Farmed/Undeveloped
North Single Family Residential/Religious Use
East Single Family Residential/
Farmed/Undeveloped
South Single Family Residential/ Undeveloped
West Single Family/ Undeveloped
Ames Plan 2040. Plan 2040 identifies this area as "RN-3"— Expansion, an area identified
as primarily residential development with a variety of residential types and neighborhood
services. The characteristic of an RN-3 area is conventual suburban layout with limited,
primarily single-family development at low density, but with some medium density
apartment development. Additionally, the layout may include small commercial nodes as
part of a development within the RN-3 designated lands. Attachment D includes the
excerpt of Plan 2040 for the RN-3 designation that is discussed below.
With the development of Ames Plan 2040, the City evaluated infrastructure needs to
serve expansion of the City to the north. There are no plans for the growth of the city to
continue any further north or west given topography and infrastructure constraints.
Sanitary sewer capacity is limited due to downstream infrastructure which limits the
amount of development that can be constructed at this site. The Developer is aware that
density will be limited based on sewer capacity.
Master Plan. The Master Plan and outcome of sanitary sewer capacity study based on
this specific proposal will govern density. A Master Plan is required in this case based on
Section 29.1507(3)(b)(iv) when "The City Council determines that due to specific
conditions that exist on or around the area proposed to be rezoned, or due to situations
that require more careful consideration of how the layout and design of a site affects
general health, safety, and welfare, a Master Plan is necessary for consideration of the
proposed zoning map amendment."
Proposed Zoning. The applicant proposes rezoning from "A" (Agricultural) to "FS-RL"
(Suburban Residential Low-Density) and "FS-RM" (Suburban Residential Medium-
Density) with a Master Plan. The properties to the north, west, and east are located
outside of the city's boundaries. The single family development to the south, Scenic
Valley, is located within the city's boundaries and zoned FS-RL.
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It should be noted that Ames Plan 2040 has been adopted since an amendment to the
previous LUPP. This 2017 LUPP amendment approved a small commercial node to be
located at this intersection. At this time no commercial zoning is being proposed.
Infrastructure. Impacts on infrastructure and City services for this site are consistent
with what is already anticipated for residential use of the property and in line with what
was considered when the annexation was approve, with the exception of sanitary sewer
use. The developer has provided updated sewer capacity calculations that have been
reviewed and accepted by the City staff. Although the requested housing numbers
exceed the original annexation agreement limit of 171 dwelling units, the proposed
housing can be served by the sanitary sewer system. The increased numbers are
consistent with the intent of the agreement that additional development could occur if
infrastructure is improved at the developers cost. At this time no additional improvements
are needed.
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! Ames Public Works has identified that development of the site would generate 108,300
gallons per day and a MGD Peak Hour Wet Weather flow of .438. The residential
development area with 211 homes is allocated 53,300 gallons and .256 mgd PHWW.
The remaining 20 acres evaluated with annexation has 6 acres of commercial at 63,300
gallons and .256 mgd PHWW and other area for housing or religious use of 15,000
gallons and .061 mgd PHWW.
Electricity and water will not be part of the City's public infrastructure system. Water will
be provided by Xenia rural water which is unique to a development within the city of Ames.
However, all water infrastructure will be required meet all City standards.
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 Friedrich Land Development and R & Sons and
Friedrich. The rezoning request and statement of justification is included as
Attachment E.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map.
3. The proposed rezoning is consistent with the designation of "Expansion (RN-3)"
identified on the Ames Plan 2040 Future Land Use Map.
4. Development in the "FS-RL" and "FS-RM" zoning district requires a site plan review
process to assure that such development and intensity of use assures a safe,
functional, efficient, and environmentally sound operation.
5. Impacts on infrastructure and City services for this development is consistent with
what is already anticipated for the area as defined within the 2022 annexation
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agreement with the developer.
Public Notice. Public notice was regarding rezoning of the site was originally scheduled
for the October 5th Planning and Zoning Commission meeting. The item was continued
after public notice was mailed to allow for further work with staff about the Plan. One
member of the public spoke at the October 19th meeting indicating they abutted the site
to the northwest and were concerned about the open space and the transition of
development towards their property.
New notice was mailed on November 9th for the November 16th Commission
meeting. The City provided mailed notice to all property owners within 200 feet of the
subject property prior to the Planning and Zoning Commission meeting in accordance
with the notification requirements of Chapter 29.
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Attachment A- location & Map
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Attachment D — Plan 2040 RN-3 Excerpt
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Attachment E -- Rezoning Narrative
The Bluffs @ Dankbar Farms Subdivision Rezoning Narrative
Reasons for Requesting Rezoning
We are requesting the parcel be rezoned from the current Agricultural—A to F-S RL(Suburban
Residential Low Density)and F-S RM(Suburban Residential Medium Density)
consistency of this rezoning plan with the Ames Plan 2040—Future Land Use Map
The parcel requested for rezoning meets the consistency and goals of the Arnes Plan 2040.
Guiding Principles of Growth
G1:Sustainable Growth.The vision is for new growth to be both economically and environmentally
sustainable.This encompasses housing densities that minimize the footprint of growth and reduce
service cost per unit;maximum use of existing infrastructure;new investments that have citywide
benefits;and preservation of environmental assets.
The proposed Bluffs Development meets the goals of sustainable growth.The development exceeds the
minimum density requirements.The development will utilize existing infrastructure to help reduce
lower the cost per unit of the development.The development will connect to two existing street stubs,
Cartier Ave and Everest Ave,from Scenic Valley.The Development also has access to both GW Carver
and Cameron School Road for the development.The development will avoid the tree areas on the SW
side of the project as much as possible.Minor disturbance will be required to install storm sewer and to
access the south green space.
G2:Contiguous Greenfield Development.Ames will accommodate much of its projected population
growth in areas contiguous to the existing built-up city.During the Plan 2040 process,the city
identified alternative contiguous Tier 1 and Tier 2 areas as most readily able to serve the projected
growth in population and employment,Providing multiple opportunity areas creates choicesthat
support a variety of needs of a growing community
The proposed development is in plan 2040 West growth area and is a Tier 1 development which has
immediate availability to infrastructure,street connections.This will maximize the use of existing
infrastructure and transportation facilities.
G3:Infill that Enhances Urban Fabric.Ames will take advantage of existing infill sites within the
existing urbanized area to increase both the efficiency and quality of its urban environment.Infill
development may change the types and Intensities of land use and introduce new building forms.
Larger areas planned for change are described as redirection or redevelopment areas.As such,it
requires an assessment of community needs and characterof the surrounding area to guide planning
and policy decisions on specific changes
The proposed development is not an infill but is directly adjacent to an existing subdivision and will
match the existing character and scale of the adjacent neighborhood.
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G4:Quality Urban Experience.The City endeavors to provide urban and suburban experiences that
suit a variety of interests.All new development areas will be supportive of a healthy and safe urban
environment to be enjoyed by all residents.New growth will include a planned diverse mix of housing
and Include or provide good access to trails,public parks and open space,services,and commercial
development.quality of design,Including building architecture and relationships to Its surrounding,
along with improvements to the public realm,are key components of an urban experience and an
attractiveness of suburban locations.
The proposed development will include access to existing sidewalk and trails in Scenic Valley.The
development will have a variety of housing including traditional single family,medium density and
agricultural.The development will have a range of open space opportunities for the residence.
G5:Review and Approval Process.The ongoing land use planning process defines priorities and
policies,while development review affirms consistency with specific standards that implement these
policies.Decisions will be made through a transparent,collaborative process that includes
stakeholders,and moves toward solutions that are compatible with long-term community goals.This
process should be viewed by all parties as fair and reliable.'
The proposed development will follow the City's approval process for the subdivision.
G6:Planning for Equity.Ames will continue togrow in diversity of Its people andjobs during the next
twenty years.Equity with growth requires consideration of the needs of a diverse population.This
includes adding affordable housing,multiple housingtypes,and market-based price points,
supporting economic growth,expanding transportation choice,providing accessible institutions and
services,and maintaining a variety of amenities.
The proposed development will be open for all people.It will have full streets and sidewalks throughout
the subdivision providing multiple transportation options.
Land Use
The proposed development is in the RN-3 and will meet the goals and development guidelines of the
characteristics as set forth in the Ames 2040 Plan.
Housing
113:New Development Areas.Ames will use density,scale,and building types to define development
areas that build connected communities,each of which provides housing choices.
The proposed development will be encourage continuous and usable pedestrian routes.The
development will meet the goals for housing and density.There will be a variety of housing options in
the development.
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Current Zoning of the subject property
The property is currently zoned Agricultural—A
Proposed zoning of the subject Property
The requested zoning is FS-RL,FR-RM&Agricultural
Proposed Use of the Property
The intended use of the property is single family residential housing,single family attached
' housing and medium density housing.
Legal Description of the property proposed for rezoning.
INST.#2016-07020
I THE NORTH EAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 20,
TOWNSHIP 84 NORTH,RANGE 24 WEST OF THE STH P.M.,STORY COUNTY,
IOWA,EXCEPT A PARCEL OF LAND CONTAINING APPROXIMATELY 3.6 ACRES
DESCRIBED AS:COMMENCING AT THE NORTHWEST CORNER OF THENCl/4 OF
THE SE1/4 OF SEC.20-T84N-R24W OF THE 5TH P.M.,STORY COUNTY,IOWA,
THENCE EAST ALONG THE CENT OF THE ROAD 521 FEET,THENCE SOUTH 301
FEET,THENCE WEST 521 FEET TO THE WEST LINE OF SAID NE1/4 OF THE SE1/4,
!I THENCE NORTH 301 FEET TO THE PLACE OF BEGINNING
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AND,
INST.#2016-12436
WEST ONE-HALF.OF THE SOUTHEAST QUARTER OF SECTION 20 IN TOWNSHIP 84
NORTH, RANGE 24 WEST OF THE 5TH P.M.,STORY COUNTY,IOWA,EXCEPT
BEGINNING AT CONCRETE MONUMENT LOCATED AT CENTER OF SECTION 20,
T84N,R24W OF THE 5TH P.M.,IN STORY COUNTY,IOWA,WHICH IS THE
NORTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID SECTION;THENCE
S00°30'E,A DISTANCE OF 372.30 FEET ALONG THE WEST LINE OF SAID
SOUTHEAST QUARTER;THENCE N 89°30'EQDISTANCE 0 325.00 FEET;THENCE
S 66°41'E,A DISTANCE OF 36.09 FEETT HENCE N 84°40`E,A DISTANCE OF 58.92
FEET;THENCE S 39°45'E,A DISTANCE OF 316.30 FEET;THENCE N 00'09' E,A
DISTANCE OF 621.43 FEETTO THE NORTH LINE OFSAID SOUTHEAST QUARTER
SECTION;THENCE WESTALONG THE NORTH LINE OF SOUTHEAST QUARTER
SECTION A DISTANCE OF 623.92 FEETTO THE POINT OF BEGINNING.
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