HomeMy WebLinkAboutA015 - Council Action Form dated August 12, 2003 ITEM # 35 OL
DATE: 08/12/03
COUNCIL ACTION FORM
SUBJECT: APPROVAL OF THE MASTER PLAN AND REZONING OF KINYON AND
CLARK PROPERTIES.
BACKGROUND:
The developers have submitted a request to approve a Master Plan for residential
development under the Suburban Residential regulations and to rezone the proposed
Kinyon and Clark properties from "A" (Agricultural)to"F-S RL"(Suburban Residential Low
Density). This property is comprised of approximately 19.40 acres and is generally located
south of Adams Street, north of Top-0-Hollow, east of Stone Brooke Subdivision, and west
of Windsor Oaks Senior Living Facility.
A total of 37 single-family detached lots and 10 single-family attached lots are proposed.
The Master Plan indicates that there will be a net density of 3.93 units per acre-for the
proposed single-family attached and, detached development.
Concurrent with this request, the developers are also seeking approval of a Preliminary
Plat that includes this subject area. The Preliminary Plat cannot be approved unless this
Master Plan is approved and the property is rezoned.
ANALYSIS:
Existing Land Use. The subject property is currently undeveloped with the exception of a
.-barn that will remain for the First Addition of the proposed development. The applicant has
indicated that the house and barn will be removed at the time of development of the
Second Addition in the distant future. The land to the east and west is mostly comprised of
single-family attached and detached residential units.A senior living facility and synagogue
is also located east of the subject property. Single-family detached land uses are located
north and south of the subject area.
Proposed Land Use. The developers are proposing to develop 37 lots for single-family
detached units and 10 lots for single-family attached units. There existing wooded areas,
creek, and natural sloping areas will be used as privately owned open space.
Land Use Policy Plan (LUPP). The subject property is designated as "Village/Suburban
Residential' on the Future Land Use Policy Plan Map. In this case, the developers have
chosen to develop this site as a suburban residential development with low density
residential base zoning. Therefore, the proposed zone change to "F-S RL" is consistent
with the LUPP designation. (See map titled "Land Use Policy Plan")
Zoning. This site is currently zoned "A" (Agricultural),which is the zoning that was applied
to it when the property was annexed into the City. The developers/land owners are making
a request to rezone this site to "F-S RL" (Suburban Residential Low Density).
The vacant areas east and west of the proposal will remain agricultural. These areas
consist of remnant land parcels associated with the single-family parcels along and north of
Top-O-Hollow Road'. The rest of the area surrounding the subject area is zoned Residential
Low Density. Stone Brooke Subdivision to the east of the subject property maintains a
base zone of Residential Low Density, but is also zoned as a Planned Residence District
(F-PRD).
Water. An 8-inch water main runs east and west along Adams Street. Additionally, a
12-inch water main runs east and west along Top-O-Hollow Road. The proposed
development will create a loop between these services, which is beneficial to the City's
water system. The subject property can be adequately served by municipal water
infrastructure.
Sanitary Sewer.',A 12-inch sanitary sewer runs through the site. Proposed infrastructure
improvements can be adequately served by this existing sewer infrastructure.
Storm Sewer. A 60-inch storm sewer is located in the southeastern portion of the subject
area and moves storm water into the creek that bisects the area east to west. Any new
development on the subject property will`require that storm water run-off be collected and
controlled through a system of surface drainage, subsurface sewers, and/or storm water
detention facilities. The rate of storm water run-off will not be increased above the
pre-development rate of run-off. Any proposed development within the subject area will
require the applicant to submit a site plan and staff will review a storm water management
plan before the approval of subdivision plats or zoning permits.
Access/Streets._The subject property will have access to Adams Street, Top-O-Hollow,
and Hoover Avenue. Hoover Avenue will be extended from the south of the subject area
where Top-Hollow intersects Hoover Avenue to Adams Street. The extension of Adams
Street will provide for adequate access to the City's street network, improve_ vehicular
circulation, and enhance pedestrian movement throughout the site.
Fire. The estimated fire response time to the subject area ranges from four to five
minutes. The City's goal is to have a fire response time of five minutes. The subject area
falls within the City's response time goal.
2
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 the property owner does not select Village Residential development.
■ The developers are intending to develop this site with bi-attached and detached
single-family residential uses. The majority of the property is proposed for
single-family detached homes. The northwestern portion of the subject area is
reserved for bi-attached single-family units, following the land use pattern of
Stone Brooke Subdivision to the west. The interior area and area adjacent to the
development along Top-O-.Hollow Road is proposed detached single-family
residential. This development pattern will establish a distinct and homogeneous
character in the neighborhood, and will also provide a suitable transition between
the existing and proposed land uses.
(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 attached and detached residential units. The single-family
detached homes on this site will be built conventionally without design criteria.
(c) Effective landscape buffers between distinctly different land uses.
■ The proposed land uses are similar to adjacent land uses. Therefore, additional
landscaping is not required. However, existing vegetation and oblique
topography provides some buffering from the proposed development and
established residential areas.
(d) The provision of common open space in residential areas, where the maintenance
of the open space is the responsibility of those directly benefiting.
■ Open.space will be provided along the sloping areas and creek that runs east
and west through the subject area.
(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 attached and 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.
3
(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 adjacent neighborhoods are a mix of detached and attached single-family
homes. The proposed plan provides for single-family detached development at
the perimeter of the site, adjacent to existing attached residences. Proposed
single-family detached will be adjacent to existing single-family detached land
uses. This pattern of development allows for an effective combination of
single-family residential development that is ,compatible with the surrounding
neighborhoods.
■ The proposed plan is compatible with the goals and objectives of the Land Use
Policy Plan (LUPP). The development proposal fulfills the goal of efficient infill
development and meets suburban residential requirements.
■ The proposed development provides housing choice.
Suburban Regulations.
(a) Minimum Density. The Zoning Ordinance requires the minimum density in areas
zoned "F-S RL" to be 3.75 dwelling units per net acre.
■ The overall net density for the area zoned "F-S RL" is 3.93 units per 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 proposed development meets lot and block design standards.
(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 storm water easement areas and private, impervious surfaces associated
with undeveloped lots account for the minimum of 10% gross area devoted to
open space.
(d) Landscape Buffer Requirement. A landscaped buffer of 10 feet in width shall be
provided in the setback area of any lot zoned "SRMD" where the lot is adjacent to
any lot zoned "SRLD". The landscaping shall adhere to the L3 High Screen
standards as provided for in Section 29.403.
■ The developer is only proposing Suburban Residential Low Density. This
standard does not apply.
4
(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. Parking requirements will be checked as part of the Building Permit
process.
RECOMMENDATION OF THE PLANNING &ZONING COMMISSION:
The Planning & Zoning Commission recommended approval of this rezoning request at
their meeting of July 16, 2003 with the following recommendations:
1. That the rezoning and approval of the Master Plan shall be contingent upon a
Development Agreement being worked out prior to City Council Action.
2. That the approval of the rezoning shall be contingent upon approval of the
Preliminary Plat for the Kinyon and Clark properties.
ALTERNATIVES:
i
1. The City Council can approve the Master Plan and rezoning for the proposed Kinyon
and Clark properties from "A" (Agricultural) to "F-S RL" (Suburban Residential Low
Density) as shown on the attached map with two stipulations.
2. The City Council can deny the Master Plan and rezoning for the proposed Kinyon
and Clark properties from "A" (Agricultural) to "F-S RL" (Suburban Residential Low
Density) as shown on the attached map with two stipulations..
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
5
MANAGER'S RECOMMENDED ACTION:
The developer has submitted a Master Plan for this site that meets the requirements of the
Suburban Residential zone and this site can be served by existing infrastructure.
Therefore, staff believes the rezoning should be approved with the following stipulations:
1. That the.rezoning and approval of the Master Plan shall be contingent upon a
Development Agreement being worked out prior to City Council approval of the
Preliminary Plat.
2. That the approval of the rezoning shall be contingent upon approval of the
Preliminary Plat for the Kinyon and Clark properties.
It is recommended that Alternative #1 be adopted. This will approve the Master Plan
and rezoning of.the proposed Kinyon and Clark properties from "A" (Agricultural) "F-S RL"
(Suburban Residential Low Density). This action will allow the development of the Kinyon
and Clark properties.
COUNCIL ACTION:
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SEC.27-e4-24 Part of the West Quarter of the Southwest Quarter of the Northeast Quarter of Section 27,
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W/YELLOW Township 84 North,Range 24 West of the 5th P.M.,City of Ames,Story County,Iowa.
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A parcel previously described as the South 379.5 feet of the West Quarter of the Southwest
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SCALE
REQUEST FOR REZONING FIGURE: 1 ,FOX 1 Golden
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Inc. KINYON - CLARK SUBDIVISION
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Ames,lowo soD10 REVISION
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KINYON a CIARR PROPERTIES ,,,r I • ^yMnB� U�L� /N T1lIFORICN DE9CLO1u[M COftPoRADON ]Ie0-O]B B'D7
Summary of Neighborhood Meeting
June 4, 2003, regarding Kinyon-Clark Development
Attending: Bob Friedrich,Jr., Scott Renaud, Brian O'Connell, Paul Weigand, Jeff Benson
and approximately 52 others, generally residents of the Top-O-Hollow, Stone Brooke and
Windsor.Oaks neighborhoods (see sign-up list).
1. Meeting began with introduction of representatives of developers, City of Ames,
development property owners and Neighborhood Associations.
2. Scott Renaud presented an overview of the main features of this development as currently
proposed(see attached plan). He stressed that this is a sketch plan and that many details need
to be worked out and will be reviewed in public meetings during the City's:development
review process.
3. Paul Weigand reviewed the history leading up to the street alignments in this development.
In the original plans for the Stone Brooke development,Fletcher continued to the east and
could serve this development area. The City Council approved dropping that street
alignment due to concerns about wetlands and other environmental issues. During the
process to prepare the current city Transportation Plan,Harrison Road was proposed as an
east-west route accessing the areas south of what is now Hayden Park. The City Council did
not include this route in the final Transportation Plan. The Reserve development includes a
connection to the proposed Kinyon-Clark development area from the north.
4. Paul Weigand further explained that the City believes a through connection to the south is
important and that this is to be accommodated by extending Hoover Avenue north through
the Kinyon property to the available connection to Adams Street in the Reserve. A minimum
offset requirement in City standards of 280 feet from the existing Hoover Avenue to the
south cannot be met within the available property; therefore a through connection is proposed
at existing the Hoover and Top-O-Hollow intersection,with a slight skew,to minimize
impacts to neighboring properties.
5. In response to a question, Scott Renaud described the large box culvert that would
accommodate this street crossing the existing creek and said that otherwise the creek will
remain as is.
6. Eugene Lund,representing the Top-O-Hollow Neighborhood Association,presented a list of
concerns and desires of that neighborhood. In the discussion that followed, Scott Renaud
went down the list point-by point providing information and clarifying-concerns. During this
discussion, various people who identified themselves as residents of Stone Brooke raised
related questions and concerns.
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7. Neighborhood Issues -
a: Quiet area with no large trucks routinely using TOH No increase in trucks is
expected due to residential land use proposed. Traffic noise will be similar to
existing residential area because the distance separating the new-streets from the
surrounding homes will be similar to typical city blocks.
b. Potential Traffic—TOH has lots of walkers and kids. Since all new traffic is
expected to be local, traffic on Top-O-Hollow is not expected to change to a degree
that will affect pedestrians. The new street will have sidewalks built on both sides.
c. School bus (45) access to any cul-de-sac areas
d. Fire truck and moving can access to cul-de-sac area
e. Street outlets for deep cul-de-sacs. (only one access) For all three of these, a single,
cul-de-sac is proposed at about 600 feet long. The City discourages cul-de-sacs, so .
this is one of the issues not yet resolved. If included, cul-de-sac design standards of
the City will accommodate fire trucks;busses do not typically enter cul-de-sacs.
f. Intersection of Hoover and Top-O-Hollow is not of standard type (Explained reasons
for skewed alignment in presentation.)
g. Sidewalks not indicated, where? (Described as on both sides of all streets mi
presentation.)
8. Environmental issues
a. Control of water runoff The City had a storm water study completed for the entire
watershed of the lake in Hayden Park, which included this area under developed
conditions. A wetland/storm water detention cell to be built north of the development
has been designed to accommodate all of the storm water from this part of the
watershed.
b. Existing flooding issues Detailed design for storm water runoff for this development
has not yet been done,but this development will not make the current runoff situation
any worse. There was considerable discussion about the amount of water ponding
upstream from this development and flowing in the creek through the development
property. Described by some as a"raging torrent" during large storm events, some.
believe this has gotten worse as the areas has developed, including the Northern
Lights project, and that the detention system in Northern Lights does not function
properly. As this situation seems to result from conditions beyond this development,
the City will investigate.
c. Loss of vegetation The developer is trying to save as many trees as possible,
especially the specimen.trees at the front(south) of the Kinyon property. Tree at the
back of the Kinyon site are less desirable. Most of any impact on the trees will be
from building the box culvert for the street to cross the creek. A few trees may be
lost if a sanitary sewer is connected to Stone Brooke,but this has not been decided
yet. No trees should be lost on the Clark property. It is not in the developer's interest
to remove trees,because of the cost.
d. Erosion of creek Although discussion was described above on the source of
perceived problems and impacts on the creek through the development, concern was
expressed about substantial filling(ten feet deep or maybe more) that might reduce
the stream capacity at the downstream end of the development. The toe slope of the
largest fills will come to only 50 or 60 feet from the stream and thus should not affect
its flood storage.
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e. Environmental impact to Hallet's area The watershed study indicates that the
planned storm water detention cell to be built to the north and other environmental
improvements in Hayden Park should mitigate any impacts from this development on
this area.
9. Master Zoning and Planning
a. No pre-existing plan The plan concept was just recently completed and the neighbors
had not seen it until this meeting.
b. Housing density. Concerned that there is not enough off-street parking. No known
written density rules? The City does have density standards in its Land Use Policy
Plan and Zoning Ordinance. The density of this project as currently planned is just
above the minimum density allowed. The on-street parking will be similar to most
other areas of Ames. The town home lots are wider and deeper than most such lots in
Ames, allowing more lineal feet of street curb per unit and the possibility of
additional off-street parking, such as in the Ironwood Estates development on
Ironwood Court in southwest Ames.
c. No second street outlet for cul-de-sac This is one of the areas where the developer
and City staff do not agree on the current design plan. The developer defended the
proposed plan based on keep costs reasonable and the need to meet minimum density
standards. The City prefers a through street to improve connectivity and options for
future access to an undeveloped land parcel.
10. Included on the list of Top-O-Hollow neighborhood concerns were the following
"Neighborhood desires"prepared before this meeting took place:
a. Lower housing density.
b. Squared up intersection,not trying to directly access Hoover
c. Address-and solve existing flooding and creek erosion problem.
d. Do an environmental study with relationship to storm water and the creek, flooding,
water run off and Hallets water shed area.
e. Off street parking, fire truck and school bus access.
f. Down sizes the width of the street.
g. Address the increased storm water runoff that is possible with housing development.
11. In response to a question, it was pointed out that all of this property has already been annexed
into the city of Ames.
12. In response to a question whether there could be smaller lots and more common open space
with trails, Bob Friedrich-, Jr. explained that the City's interest for pedestrian connection is in
sidewalks along streets rather than.public trail,located along back lot lines.
13. City staff said that once a plan is submitted it will be reviewed by staff and it will placed on
an agenda of the Planning and Zoning Commission. The City will send a notice to all
property owners within 200 feet of the development property as well as to the representative
of each neighborhood association within that area. Questions about the project can be
directed to Bob Friedrich, Jr. at Friedrich Construction on east Lincoln Way or to Eric Jensen
at the City of Ames Department of Planning and Housing.
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