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HomeMy WebLinkAboutA041 - Council Action Form dated May 23, 2006, Item No. 25a ITEM # RJ 0, DATE May 23,2006 COUNCIL ACTION FORM SUBJECT: REVISED MASTER PLAN FOR NORTHRIDGE HEIGHTS SUBDIVISION BACKGROUND: Applicant: Uthe Development Co., LLC Owner: Uthe Development Co., LLC Request: Approval of a revised Master Plan for Northridge Heights Subdivision Location: Generally located north of Bloomington Road, east of George Washington Carver Avenue, and west of the Union Pacific Railroad right-of-way. Size: 225 Acres History. On November 14, 2000, the City Council approved a rezoning of land now located in Northridge Heights Subdivision to "FS-RL" (Suburban Residential Low Density) and "FS-RM" (Suburban Residential Medium Density). The City Council approved the Preliminary Plat for the Northridge Heights Subdivision on December 19, 2000. As part of the establishment of the "FS-RL" (Suburban Residential Low Density) and "FS-RM" (Suburban Residential Medium Density) zoning designations in this subdivision, the Zoning Ordinance requires approval of a Master Plan. The City Council approved the Master Plan for the Northridge Heights Subdivision on February 13, 2001. On October 8, 2002, the City Council approved a revision to the Northridge Heights Master Plan and Preliminary Plat. The revision modified the lot layout for a 3.88-acre parcel within the 225-acre development. On October 28, 2003, the City Council approved a revision to the Northridge Heights Master Plan and Preliminary Plat. The revision modified the layout for an 8.90-acre parcel within the subdivision to allow 52 lots for town homes and two outlots for storm water management. To date, nine (9) Final Plats have been approved for the Northridge Heights Subdivision. Request. At this time, the developers are requesting approval of another revision to the previously approved Master Plan for the Northridge Heights Subdivision. Concurrently with this request, the developers are requesting approval of a revised Preliminary Plat for the Northridge Heights Subdivision, and rezoning of 2.85 acres of land from "FS-RM" (Suburban Residential Medium Density) to "FS-RL" (Suburban Residential Low Density). Proposed Changes. The changes being proposed to the Master Plan affect only the area located east of Stange Road (see attached Approved Master Plan-Sheets 5 & 7, and Proposed Master Plan-Sheets 5 & 7). The Master Plan for the remainder of Northridge Heights Subdivision is unchanged. Within the area of the subdivision proposed for change,the approved Master Plan included 97 lots (Lots 249 to 346) for single-family detached houses. The proposed Master Plan includes 121 lots (Lots 84 to 205)for single-family detached houses. This is an increase of 24 single-family detached houses. Six (6) additional lots were added in the Final Plats for the 8th and 9th Additions. Therefore, 30 total lots are added to this subdivision. Within the area of the subdivision proposed for change,the approved Master Plan included 110 single-family attached dwellings. This number remains the same in the proposed Master Plan. Within the area of the subdivision proposed for change,the approved Master Plan included 299 multiple-family dwellings. The proposed Master Plan includes 268 multiple-family dwellings. This is a decrease of 31 multiple-family dwellings. Summary of Proposed Changes to the Master Plan. The table below summarizes the proposed changes in unit count, area, and density within the Northridge Heights Subdivision. LAND USES WITHIN NORTHRIDGE HEIGHTS SUBDIVISION Approved Master Plan Proposed Master Plan Use Area Acres Dwelling Units Area Acres Dwelling Units SF Detached 101.70 347 106.2 377 SF Attached 14.96 110 16.00 110 Multifamily 29.32 299 26.48 268 Totals 145.98 756 148.68 755 Total Density FS-RL 3.90 du/acre 4.00 du/acre Total Density IFS-RM 10.00 du/acre 10.10 du/acre Total Density Overall Development 5.10 du/acre 5.10 du/acre The proposed changes result in a decrease of one (1) unit in the number of dwelling units from 756 units to 755 units. The net density stays the same. 2 ANALYSIS: Existing Land Use. The 225-acre subject property is currently under cultivation with the exception of the area within the first nine (9) additions, which is currently under construction. Northridge Subdivision, a low-density residential development, and the Taylor Farm are located to the south of the subject property. Proposed Land Use. The developers are proposing to develop 401 lots with single-family detached units, 82 lots with single-family attached units, and four lots with 272 apartment units. There will also be a 4.0-acre park site and several outlots that will have detention ponds and open space. Land Use Policy Plan (LUPP). On March 28, 2000, the City Council approved an amendment to the Land Use Policy Plan (LUPP) that designated this property with a unique area classification titled "Near Term Land." The intended use for an area designated "Near Term Land"would be either village residential or suburban residential. In this case, the developers have chosen to develop this site as a suburban residential development with a combination of low-density residential and medium-density residential. The proposed Master Plan is consistent with the LUPP designation. Zoning.The current zoning of this property is"FS-RL"(Suburban Residential Low Density) and "FS-RM" (Suburban Residential Medium Density). The proposed revised Master Plan slightly changes the location of the zoning line between the two zoning districts. Utilities. This site can be adequately served by the extension of water, sanitary sewer, storm sewer, and electricity. Fire. The City's response time goal is to have 85% of the land area of the city within a response time of five (5) minutes or less. The southeast portion of the subject property is located in an area that meets the five-minute response time. The northwest portion of the subject property is within an eight(8) minute response time,which would be within that part of the city that comprises 15% of the area that is outside the City's desired response time. Suburban Residential Development Principles. Property that is developed according to the Suburban Residential requirements shall create a development pattern that adheres to the following development principles: (a) A development pattern that contains generally distinct and homogeneous land uses. This development is to occur in the remaining in-fill areas and the targeted growth areas where Village Residential development is not selected by the property owner. ■ The developers are intending to continue to develop this 225-acre site with three types of residential units: single-family detached, single-family attached, and apartment units. Each of these residential types are in distinct locations and each of the development areas are homogeneous. The "Near Term Lands" designation specifically allows a choice between Village Residential development and Suburban Residential development, 3 and the developers have chosen to pursue Suburban Residential development and have an approved Master Plan for such development. (b) An economic and efficient subdivision design with respect to the provision of streets, utilities, and community facilities with limited focus on building and development design integration and greater emphasis on vehicular mobility. ■ The developers have submitted a Master Plan and Preliminary Plat that represent an economic and efficient subdivision design that allows for larger and smaller lots for single-family detached residential units, lots for townhouses, and large lots for apartment building development. The single-family detached homes in this subdivision will be built conventionally without design criteria. Major Site Development plans will be necessary for the development of the townhouse units and the apartment units (c) Effective landscape buffers between distinctly different land uses. ■ The developers are proposing a landscape buffer in accordance with the Suburban Residential regulations. The buffer will be 10 feet wide and will be located on Lot 401. Details for that buffer will be included on the Major Site Development Plan when Lot 401 is developed. (d) The provision of common open space in residential areas, where the maintenance of the open space is the responsibility of those directly benefiting. ■ The developers are proposing a total of 23.4 acres of open space on this site. The proposed 4.0-acre park site will be in public ownership, and will be maintained by the City, however, all other open space areas will have to be maintained by Homeowner's Associations. (e) A development pattern that ensures compatibility in the design of buildings with respect to placement along the street, spacing, and building height; and provides for spaciousness and effective vehicular and pedestrian circulation. ■ The single-family detached homes will be developed conventionally and will meet the setbacks and height requirements that are prescribed by the Zoning Ordinance. This site design allows for spaciousness and effective vehicular and pedestrian circulation. (f) A development pattern that is compatible with the surrounding neighborhoods and is consistent with the Goals and Objectives of the Land Use Policy Plan. ■ The proposed development pattern is compatible with the Northridge neighborhood to the south and the future development of the Bloomington Heights neighborhood to the east. Valley View Road will be extended north from Northridge into a similar single-family detached housing area 4 Suburban Regulations. (a) Minimum Density. The minimum density for one and two family and single-family attached dwelling units in areas zoned "FS-RL" shall be 3.75 dwelling units per net acre. The minimum density for property zoned "FS-RM" is 10 dwelling units per net acre. ■ The overall net density for the areas zoned "FS-RU is 4.0 units/net acre. ■ The overall net density for the areas zoned "FS-RM" is 10.1 units/net acre. (b) Lot and Block Design. The Ordinance states that block lengths that exceed 660 feet on a block face shall contain a mid-block cut through or cross walk to enable effective pedestrian movement through the block. ■ The developer has provided 10-foot wide pedestrian easements in all blocks in which the block lengths exceed 660 feet. In some cases, the easements do not line up with the easements on the opposite side of the block due to the lot placement. Where the easements do not line up, the lot lines will have to be adjusted when the Final Plat is submitted to allow convenient pedestrian movement. (c) Open Space Requirements. A minimum of 10% of the gross area shall be devoted to private or public open space. The ownership and maintenance responsibility of the open space shall be a Homeowner's Association or similar private entity. ■ The developers are proposing a total of 23.4 acres of open space on this site, which is equal to 10.39% of the gross area of the site. The open space is composed of several outlots that will have detention ponds and a 4.0-acre park site. The park site will be under public ownership. The 4.0-acre park will be maintained by the City; however, all other open space areas will be maintained by Homeowner's Associations. (d) Landscape Buffer Requirement. A landscaped buffer of 10 feet in width shall be provided in the setback area of any lot zoned "FS-RM" where the lot is adjacent to any lot zoned "FS-RL". The landscaping shall adhere to the L3 High Screen standards as provided for in Section 29.403. ■ A buffer strip, 10 feet wide, is shown on the Master Plan between the single-family attached residential units and the"FS-RM"apartment dwellings. The L3 landscaping standard is proposed for this buffer strip, which is consistent with the ordinance requirements. This will be included on the Major Site Development Plan for this portion of the development. 5 (e) Parking Requirements. Parking shall be provided to meet the requirement as set forth in Section 29.406 of this Ordinance. ■ All of the residential development on this site will meet the parking requirements of the City. These will be checked as part of the Building Permit process or the Major Site Development Plan approval process, as applicable. STIPULATIONS: The following stipulations should be placed on the approval of the revised Master Plan for the Northridge Heights Subdivision to assure that it will be developed consistent with the intent of the Zoning Ordinance, Subdivision Regulations, and other adopted plans and policies of the City of Ames. 1. That the conditions and requirements of the previously approved Development Agreement still apply. 2. That the revised Preliminary Plat be approved to be consistent with the revised Master Plan. 3. That the proposed rezoning of 2.85 acres of land,that was previously planned as an extension of street right-of-way for Harrison Road, be approved. Recommendation of the Planning & Zoning Commission. With a vote of 5-0, the Planning & Zoning Commission recommended approval at its meeting of May 17, 2006 with the stipulations listed above. ALTERNATIVES: 1. The City Council can approve the revised Master Plan for the Northridge Heights Subdivision with the stipulations described in this Action Form. 2. The City Council can deny the revised Master Plan for the Northridge Heights Subdivision. 3. The City Council can approve the revised Master Plan for Northridge Heights Subdivision with modifications. 4. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. 6 MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that Alternative#1 be adopted. This is a recommendation to City Council to approve the revised Master Plan for the Northridge Heights Subdivision, with the stipulations described in this report. This action will allow the development of the Northridge Heights Subdivision to go forward to meet the near term housing needs of the City. 7 • Approved Master Plan (Changes to the Northeast Corner of Subdivision) s262 287 2fiA 26S 266 267�288 269 q1 27p� 271 272- 121 122 m • 261 w� A R,E�R D E f f R f E•ll " " �T3• 123 R 2T4 � a -260 t ILI ..' r ur w w •. a• 0. " c 124 w, y 738 i 339 rR J40 _341 2342 ?343 •344 E345 9 346 M1. 275, S 125/• r -� n, y 259' n. n „� n� ,.•� 276 - ;\ C 111 e� J37 Ry" a. 140 : 775 731 133! 372 771 330 328 727 277 - ^_142 736 I r278 h-443 257 • M1 _ •• 0. = —�.• r �279 n. 323 32S J24 y 111 ..76 161 ,y>;♦ 37 7�5 31fi i. M1 �280 199- 296 4p3 „317. i 321 722 �r281 ,r �7lttl r 378 0. • r282 - 16] t V<11 ]Ot 251,•. e,I D70 719 �'" .: }1 - - 283 .rs trr rnwrr E 9A T + r308, 764 R 34 s. .4 -284 239 232• 30T �S SQ3 300 2 :'�' _ 285 178 4 .s�233 236 250E '!• 306 ,s 298 8 4 • R _ "'" " 219E r 29T }4E +286 _232 •t 2]7 y 218 ' 296 0. •. i O n i e� zee + 179 f- - '^' n 247 291 1 yn270 239 i.! ��. •. " r290 4 I ff Rttf C1f 29] 292 t291 91 h r 246 245 ' / �G f 19z ww �• t �228' 241• .' •• 242 . j 1K L z4s; 'o zu' e9 O ,. r n• RRDRj5p1 T22 223' z2. 225 226 227: ' •". r 1 ' Proposed Master Plan (Changes to the Northeast Corner of Subdivision) 75 R 76 90 101 n 77 69 A1E IC R DI YC 102 - -_ 4- 103 y. } ,,.- r .. r -v r• n• -:. w rat e. 78 ° a • 87 `s.R y 114 S 17 112 117 7f0 109 108 !107 fi5 126 yrT9 y e6 Ri iy 115 �y• r ^ s. „• .., .. w w r. ^' 123 � 727 64 _ 11T 716 11! 120 121 122 -so -e9 3 9 116 8 I E S f/9 I R I Y E 123 S] =82 e7` ,• 1� 17 - .r 164 Y 169 166 167'166' 168fi •' 131 .v }- i � will w r r r w ++' > +• 3 1T9 2 .+ .r f6] •. •1]2 4 r w m n w n 0. •. 0.; - -;r 179 ,60 181 1829 te] 1R, tea ,eR 162 ^133 IYY D R Y E 1B7 •. 0.` 0.• 39 161 �171 IRA 135 10 A y1• r r r r w. n. t�. 4e. q `t•.• 55 37 201 200 • IRS 159 -136 137 ? 205 2w 203 :202 •. �e •. • 54 ? R..56 ? 78 r 199 yW 190 yq • 13B � '+.. � - 19B 1ST •. 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