HomeMy WebLinkAboutA024 - Council Action Form dated October 24, 2006 ITEM #
DATE 10/24/06
COUNCIL ACTION FORM
SUBJECT: REVISED MASTER PLAN FOR SUNSET RIDGE SUBDIVISION
BACKGROUND:
Applicant: Hunziker Land Development Co., LLC
Owner: Hunziker Land Development Co., LLC
Request: Revise a portion of the Master Plan for Sunset Ridge Subdivision.
Location: Generally located northwest of the intersection of Lincoln Way and Wilder
Avenue.
Area: 106.1 total gross areas of land in Sunset Ridge Subdivision
(Note: Only, approximately 9.22 acres of Sunset Ridge Subdivision is
affected by the revisions proposed to the Master Plan.)
Land Use Policy Plan (LUPP) Designation: Village/Suburban Residential
Proposed Changes to the Approved Master Plan. The Master Plan amendments
include the addition of twelve (12) lots for the construction of single-family detached
residential dwellings, and the creation of a privately-owned and operated park that includes
approximately 83,126 square feet (1.91 acres). The applicant is proposing to extend
Durant Street and Springbrook Drive to the west boundary of the subdivision,to end Tabor
Drive at Wilder Avenue to provide street access to the proposed residential lots, and to
provide an area for the park.
Concurrent Requests. Concurrent with the processing of the request for approval of a
revised Master Plan, the City is also processing requests from the applicant for a revised
Preliminary Plat and rezoning of certain lots in the Sunset Ridge Subdivision.
Description of surrounding area:
Area LUPP Designation Zoning Land Uses
North Village/Suburban Res. FS-RL Vacant (To be developed
(Suburban Res. Low Density) as Single-Family Res.)
South Low-Density Res. RL (Residential Low Density) Single-Family Res.
East Village/Suburban Res. FS-RL Single Family Res.
(Suburban Res. Low Density)
West Highway-Oriented Story County Mobile Home Park
Commercial Outside City Limits)
Land Use Policy Plan (LUPP) Goals and Policies. The proposed zoning changes are
consistent with the LUPP Map designation, which is "Village/Suburban Residential", and
the density goals, as stated in the LUPP.
Zoning. The land proposed for rezoning is a section of the Sunset Ridge Subdivision for
which a Preliminary Plat was approved by the City Council on June 8, 2004. The
Preliminary Plat established Outlot "T", which is zoned as "CVCN" (Convenience
Commercial Node) and Lots 204 and 205, which are zoned as "RH" (Residential High
Density). Outlot T is located northwest of the intersection of Lincoln Way and Wilder
Avenue. Lot 205 abuts the north property line of Outlot"T"and the west right-of-way line of
Wider Avenue. On the approved Preliminary Plat, Tabor Drive extends west of Wilder
Avenue along the north line of Lot 205. Lot 204 is located northwest of the intersection of
Wilder Avenue and Tabor Drive. (Refer to the attached map showing the "Previously
Approved Lots, Streets, and Zoning, and the Proposed Lots, Streets, and Zoning.)
The applicant now requests that the City approve a proposal for rezoning, which reduces
the amount of land in the Sunset Ridge Subdivision, zoned as "CVCN" and removes the
zoning designation of "RH" from all land in the subdivision.
Of the 8.72 acres of land zoned as "CVCN" in the subdivision, 7.50 acres will remain as
"CVCN", and 1.22 acres will be rezoned to "FS-RL". Of the 3.51 acres of land zoned as
"RH" in the subdivision, none will remain as "RH". All 3.51 acres will be rezoned to
"FS-RL". This proposed rezoning adds 4.73 acres of land, zoned as "FS-RL" to Sunset
Ridge Subdivision.
As proposed, the revised Master Plan is consistent with the proposed zoning.
Unit Count, Land Area, and Density. The table below summarizes the proposed
changes in unit count, area, and density within the Sunset Ridge Subdivision.
LAND USES WITHIN SUNSET RIDGE SUBDIVISION
Approved Master Plan Proposed Master Plan
Use Area Number of Area Number of
Net Acres Dwelling Units Net Acres Dwelling Units
SF Detached 52.1 219 53.7 231
Multifamily 2.6 38 0.0 0
Totals 54.7 257 53.7 231
Total Density
FS-RL 4.2 du/net acre 4.3 du/ net acre
Total Density
RH 14.6 du/net acre 0.0 du/net acre
Total Density
Overall
Development 4.7 du/net acre 4.3 du/net acre
2
To date, two Final Plats have been approved for Sunset Ridge Subdivision. A total of 73
lots are included in these Final Plats for the construction of single-family detached houses.
Utilities and Infrastructure: Utilities are adequate to serve the single-family detached
homes and commercial development in Sunset Ridge Subdivision.
Access/Streets. Changes are proposed to the street and lot layout as approved by the
City Council for Sunset Ridge Subdivision. The approved subdivision plat for Sunset Ridge
Subdivision shows Tabor Drive as extending west of Wilder Avenue to the west boundary
of Sunset Ridge Subdivision. The proposed changes to the Preliminary Plat and Master
Plan for this subdivision would stop the extension of Tabor Drive at Wilder Avenue, and
would instead extend Durant Street and Springbrook Drive past Wilder Avenue to the west
property line of Sunset Ridge Subdivision. The developer proposes lots for the
development of single-family detached homes along both sides of Durant Street and
Springbrook Drive, west of Wilder Avenue. West of Wilder Avenue, north of the lots that
will front on Durant Street and south of the lots that will front on Springbrook Drive will be
an open space for storm water management and for use as a small neighborhood privately
owned park.
Fire/Emergency Response. 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 area proposed for rezoning fall within the City's response time goal.
Storm Water Management. A storm water management plan has been prepared for the
site. The site generally drains from the southwest to the northeast. The storm water will be
detained in the proposed detention ponds and then conveyed through drainage ways and
swales to College Creek located to the north of the subject site. The rate of storm water
run-off will not be increased above the pre-development rate of run-off.
The developers have also submitted a storm water pollution prevention plan for this site.
City staff has reviewed and approved the storm water management plan and storm water
pollution prevention plan for the proposed development.
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 106.1-acre site with
single-family detached housing as the sole type of residential dwelling, and
with commercial in the "CVCN" zone adjacent to Lincoln Way and Wilder
Avenue.
3
(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. The
single-family detached homes in this subdivision will be built conventionally
without design criteria.
(c) Effective landscape buffers between distinctly different land uses.
■ Landscape buffers will be required at the time of approval of site plans in the
"CVCN" (Convenience Commercial Node) zoning district. Details for that
buffer will be included on the approved site plans.
(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 17.8 acres of open space in Sunset
Ridge Subdivision. This represents approximately 16.8 percent of the total
number of gross acres in the subdivision. All open space areas will 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 adjacent neighborhoods consist mainly of single-family detached homes.
The proposed plan provides for single-family detached development
throughout the site and commercial development at the intersection of an
arterial roadway (Lincoln Way) and a collector roadway (Wilder Avenue).
This pattern of development allows for an effective combination of residential
development that is compatible with the surrounding neighborhoods.
4
■ The proposed plan is compatible with the goals and objectives of the Land
Use Policy Plan (LUPP). The proposed development is located within the
City of Ames growth priority area. The development proposal fulfills the goal
of targeted growth and meets the suburban residential requirements.
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 overall net density for the areas zoned "FS-RL" is 4.3 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 proposed development meets the 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 open space, storm water easement areas, and private impervious
surfaces associated with undeveloped lots account for approximately 17.8
acres of open space, which is 16.8% of the gross number of acres in Sunset
Ridge Subdivision. This is well in excess of the minimum requirement that
10% of the gross land area be 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 "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.
■ The developer is only proposing Suburban Residential Low Density. This
standard does not apply. However, as mentioned earlier,when the land area
zoned for commercial land uses is developed, additional buffering will be
required to provide adequate transition between the residential and
commercial land uses.
(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 site plan approval process, as applicable.
5
Stipulations. The following stipulations should be placed on the approval of the revised
Master Plan for Sunset Ridge 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 Master Plan be approved to be consistent with the revised
Preliminary Plat.
3. That the proposed rezoning of land in Sunset Ridge Subdivision be approved.
Recommendation of the Planning &Zoning Commission. At its meeting of October 4,
2006, with a vote of 6-0, the Planning and Zoning Commission recommended approval of
the revised Master Plan with the stipulations listed above.
ALTERNATIVES:
1. The City Council can approve the revised Master Plan for Sunset Ridge Subdivision,
with the stipulations described in this Action Form.
2. The City Council can deny the revised Master Plan for Sunset Ridge Subdivision.
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
The revised Master Plan is consistent with the Zoning Ordinance, the Subdivision
Ordinance standards, and the Land Use Policy Plan. Therefore, it is the recommendation
of the City Manager that Alternative #1 be adopted. This is a recommendation to approve
the revised Master Plan for Sunset Ridge Subdivision, with the stipulations described in
this Action Form.
6
w
a
Z
Subject
Area
w
4
a _
0
UNcou�wiG wa=
m
o �$
0
w
NORRLS S ERT S
Location Map
Sunset Ridge Subdivision ,`s
0 550 1,100
2,200
Feet
re6h'
Low_D.ensity _
Residential
c
■
s,
■
■
Villa ge/Suburban >
Residential
Private
i Pond
H,ighway-
�Oriented
Commercial
Village/Suburban
ResidentiaaI
Highway-
Low=Density
Oriented /
Commercial Residential
Village/Suburban Residential Gottege Greenway
Land Use Policy Plan Map
® Subject Area E
0 200 400 800
Feet
Map prepared September 28,2006 by the Department of Planning and Housing
Gove m
---------- -J,
Suburban Residential Zone
Residential Low Density
"FS-RL"
Lr
Re idential,Hi h
C�ensityiZo
RH o
DURANT ST
CVCN o
Q
Convenience
Commercial Node
o w LINCOLN
LO Q HIGHWAY
HHU83ERT ST
U
w �
m
0
z
NORMS ST NORMSS� SCHUBERT ST Q SC HUB ERT ST
Existing Zoning
i City of Ames Corporate LimitsE
® Subject Area s
0 200 400 800
Feet
Map prepared September 28,2006 by Ames Department of Planning and Housing
dove m
Suburban Residential Zone
Residential Low Density
"FS-RL"
Suburb a.'Reside ial Zone
Residi�tia�L�o :roDensity
0
DURANT ST
O
H
x
Convenience
Commercial Node
o w LINCOLN
L Q HIGHWAYWAY
CHUBERT ST F
U
> W
Ir ¢
V.
m
O
Ll
2
UBERT
NORMS ST NOR ,3 SCHUBERT ST ¢ SCH
R ST
-T1 1 12
Proposed Zoning
i City of Ames Corporate Limits E
® Subject Area S
0 200 400 800
Feet!
Map prepared September 28,2006 by Ames Department of Planning and Housing
L
Il
H Jj HW Al
X
zz
LZ V iouno
�:�63
0 L z
9 L
Ch
LL N fll
u
0 SL c .r_5
N
3-1 3 A V
Al 06 M
Z (3)
—
0 0(1)
I 2
CL
LL
3" I a II I LIH
uz
zzza iouno
---66 1
slt at
Lzz-:
CLz
ozz�-z ZLZ
o4c--, Y t zaca I S iLz I
OLZl
3L,
LL z z sozr xf
NZ c 9oz
0
nN3AV U3011A
06
> N ,o
ti
112
II i -�+ II
It
>
CL
woo.s.m4vA VIA01 `sawv d0 A.LIO
Eoll-ZEZ(SIS) smu
otoosMI'Sea,V NVJd 2IE,I.SVW Nv Id HFIISVW SINaRwOo DIM)MI allSIAHI B-ZZ I
0 MS'
-OAVNtMBM'SEZZ 2y z z
N
3�I�dOS3WH OISIAIQgf1S ROQI2I .LRSNf1S Nots.aZlosaa
SNOISIAHN
o
0
Z o
o
IiJ /
o
EZ9 3109,60.005
,59 'In,
O
9 •�p� I'7 9� �� I
� I
N O
c N
,Oft
Do
N W F o
� ,O[t.— a
N v
,Oft
LD Ix
J �
N -- - -- __ - --- —
Z _ Q
90 f�
Fln 0An '1,ZZI 3.9f,Z►.00N
,YG9 ,SIG
o0 o�lno
o-Z.,W
,98 ,tbZ ,Sb[ 4tL BS
„5 N 6L' 99r ,SL ,[i ,fL ,96 ,66 ,BL ,BL , ,BL 'eL
2N C.� Z
O ,30'
W 1 �\� I-p O S
N M sm N "' N N O $ N « .a M n Q In lD ti OO ry OJw Z j
M M ^ M 'er 60
LL ♦'�0 �� \ 14' 86,^ ,[L- ,[1 ,[1 ,96 ,6B ,BL ,BL ,BL ,BL ,BL ,9 p1
N
,fiL f.B9 ,GB '06 BL.._ _,81 ,BL BL
\ „9' 3/1 1 21 0 0 bf , 31 b V H BL it
N in
CmN N =' N ^ Lo n V M N - o O.
" p
^J
,9f ,B9 ,B9
,SR ,06 ,BL ,Bl ,BL At I
,9LL Btz rol ,BL ,a
L 3 zB Q
a)
LZ W^ sit v 1011n0
r -s9 W e 8 Z
r
�o ~csit
�s ' sm �0 3 OZ I' ,6 oob
sotSit
6 l f 3 0 l ^J o
a
m9 �a o sot st o mo
SL
to a" ,30 0
,act U0
,SLt ,ZS
SOt
M
a
,Ott sot' sit oob
,
N � 75
,Y,' -- -- -- --
,Sit St....., l •00b -
3nN3A V 830 M
� --
in
/ (J, CrC-4 in
�u
6In
; 'Of c� O - IMQ ;r— N e
St J n Lf1
CD,
Co
�O[t
6OL 'sit ,bbZ c SLL iv i0 LL ,00► �,,•
�, N ,96'6LZ1 3,66,66.00N
7 w sa
Y a \ \ O
w� O O w0 O J O m �LL
7 1
i I Q
J J A
a I J I p
Z W I 0O
ZW
Z�
OW
UW -
u6p•guo1seW\uejd ojsew\ppe3\pjt4j a6pu lasu s\sjDofoud\:,l Wd EVITE 9002/SZ/b
L666-C99-SLS L./
DIMS WADI 'S3NY cot 31[nS '3M34V 113E MOOS H2 L �./ {MO` C S3V4
StlUA3ntl115 pJ'/l 5213NNvld Stl33N,JN3 O O
OON 03AON3N to-zi-9 Z NO I S I 108(1 S NV-id 831 S dW „ =o
'00 ;� /��TT T A ♦ S1N3010J OtlU tl3d 0351A3tl YO-t-5 L 300IY 13SNns
4`1J'L7ViHIIl.,�1/,•1 NOf1dI80S30 31ra 'ON
SNOISIA3U g ffi
O
N
�-4
Co
Z.
fZ9 3,bS,b0.00S I � � I I � O
N
N
Lust)
at
Mto
r O
0 0cz
In
O
OLa
l
,Oct
Cj
V --
.1
N
Zo ~ ,90-HU 3.9C,ZP.00N
?an ,OEI I YS9 3 1011n0 sL5
a iouno
q 145' 98' ,BL rSL ,[L ,[L r96 ,BB ,BL AL ,8t ,BL .BL .
U N ON ti 03 N Co N N N w lD In H n � R�` z
In N
\ N
r -
f
tL ao gyp° j4, ie' o
rSL ,CL ,[L ,98 ,fi8 ,BL ,BL rB1 ,BL 19E d
,81 /y.
\3 m� j49, ,BS ,B4 ,S8 r62 .e! ,at ,2!
311180 0H 31VVN BL kLE
Ln
4�a' -'n -'? N s O ^ � ' � " �` n t0 � in T N
N-M.
M \ Ln r
p �.50 - N
e ,Sit ,69 r9L ,BL ,9L ,21 O \\
Q,Sp N a $ UZ m r9lt rBIZ ,cot ,8t
3 SLZ 3 zB 3
zzzWA 5tt V imin0 2 7
,Sit
i
,Sol �ZG
0 Z
� 149 Z♦—� a z L Z
00 ' ' e n i r
o ,sot l • 1 0
t t o O 8 0
Ck Si
OLZ F-
MO _._.._.—�.
� ,SU
M 5Ll Z5
Oct a sot
tn
9lz BOZ
m o
,OU M 51l ,Sll ,OOY �..
ax. sru^.xs�- az.. i l.._.
121
6.
�"^ '"'•�^ LOB too
830lIM
CtLf .a'
O
O m a
6CZ ,OCt ,SOB i� n
auI zt J5
u a� 2
w %
~ I I 2
2W
W_
ZN
Ow
CJ W
C3
u6p•g.L9lsew\ueld uaisew\ppe3\e jeld Ajeuiw Llajd\LO'b089\Z\1dap\:6 Nd 9Vbb'Z0 b00Z/Z1/SO