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HomeMy WebLinkAboutA021 - Memo to Council from Planning dated August 4, 2016 - Follow up information PVfis . � -C --(& Ames Memo Department of Planning & Housing Caring;Peoplr Owd,ly Pru,grane Lrreplional.CrriIrr TO: City Council FROM: Department of Planning and Housing DATE: August 4, 2016 SUBJECT: Rose Prairie Follow Up Information After the City Council's denial of the rezoning request on July 26th, staff has had inquires from City Council members and the developer about certain issues described below. Development History The Planning Division has researched more of the development history for the Rose Prairie property. Rose Prairie originally was proposed to the City and County as a preliminary plat for a rural subdivision in 2008. The original project also included conceptual development of the Sturgis property located south of the Rose Prairie site. The City Council denied the preliminary plat on February 10, 2009 under its extraterritorial jurisdiction that the subdivision did not meet the City's criteria of Chapter 23 of the Ames Municipal Code. The denial was based upon its development as a rural subdivision with potential environmental impacts and infrastructure costs for improvements to access the area. The developer ultimately sued the City for denying the preliminary plat. City Council later directed staff to negotiate a settlement of a lawsuit to allow for the voluntary annexation of the 170 acre site we now know as Rose Prairie. City Council agreed to settle the lawsuit and enter into the pre-annexation agreement with the developer in July 2010 that addressed infrastructure issues and included a concept of 292 detached single-family homes and the unspecified number of townhomes to ensure the project would meet minimum density. From staff review of notes about the development concept, the density was always targeted by the developer at the low end of net density at 3.75 units per acre. The total units in the project were always between 280 and 320 units, depending on the overall size of the project. Staff also spoke with the original developer's civil engineer and his recollection was that the unit count was driven by the developer's vision for the property, and not a limit that was placed on the property by the City. It appears the 292 single-family detached home concept was a result of the developer's proposal and the City's acceptance of the proposal, it does not appear the unit count was derived by the City in response to any one specific issue but that the proposal was satisfactory to the City under the circumstances. Underground Storage Tanks(UST) The proposed commercial corner is approximately 1,000+feet from the edge of Ada Hayden Heritage Park along Grant Avenue. The City completed a study of the watershed and Hallet's Quarry in 2000. k Information was provided by the DNR that there are regulations for double walled tanks and control measures in place at the state level, confirming what was described at the hearing by Damion. Although not directly applicable to the question of risk associated with UST, the state requires site control within 200 feet of a well site and the City has a local well head protection ordinance for 1,000 feet from a ground water well. However, we do not prohibit gas stations within our wellhead protection zone. DNR also stated they do not have specific regulations based on the soil or ground water conditions of a site beyond their double walled tank requirements. Groundwater specific concerns could be investigated at a local level if desired by a community. Additionally, staff discussed concerns for water quality with the Water & Pollution Control Director, John Dunn, and the proximity of the site to Ada Hayden and the potential for pollution from the gas station. Mr.Dunn's opinion was that he did not believe that there was a more sensitive issue to drinking water quality within the Ada Hayden watershed compared to other areas of the City when considering standards for underground storage tanks for gas stations. Comparison Projects A request was made to compare the densities of other projects in North Ames. The proposal by Rose Prairie in their Master Plan was 83 net acres of FS-RL with 342 to 500 dwelling units, net density of 4.23 to 6.18 units per net acre. The FS-RM was 13.5 net acres with 136 to 246 dwelling units, net density of 10 to 18 units per acre. Overall net density would be between 4.9 and 7.7 units per net acre Quarry Estates Master Plan=Approximately 48 net acres (8.2 net acres FS-RM and 40 acres FS-RL)The FS-RM did not have a specific number of units, could range between 80 and 180 units. FS-RL has 160 single-family dwellings. The combined density with the FS-RM is between 5 and 6.8 units per acre, depending on final design of the FS-RM. The FS-RL as a standalone area has a net density of 4.05 units per acre. Hayden's Crossing Master Plan=Approximately 10 net acres all zoned FS-RL. The net density is 4.59 units per acre with a total of 46 single family homes. Northridge Heights 2008 Master Plan= The residential area is approximately 200 net acres with FS-RL and FS-RM zoning. The combined FS-RL and FS-RM/4.6 units per net acre. The FS-RL component on its own is 3.8 units per net acre and the FS-RM is 11.1 units per net acre. Stonebrook PUD=Stonebrook is a 70 acre development as a R-1-10/PUD last approved in 1990. It is approximately 225 units. Due to the age and details of the plan, it appears the net density is between 6 to 7 units per net acre.