HomeMy WebLinkAboutA022 - Council Action Form dated August 23, 2016 ' y
ITEM # 37 a
DATE: 08-23-16
COUNCIL ACTION FORM
SUBJECT: SOUTH FORK REVISED MASTER PLAN
BACKGROUND:
Pinnacle Properties, LLC, represented by Keith Arneson, is seeking approval of a
revised Master Plan for a portion of the South Fork development. South Fork lies south
of the west Hy-Vee and north of the Ames Middle School. Initial development occurred
in 2001 and the most recent revision of the preliminary plat was in 2013. South Fork is a
diverse development that included multiple building types from the time of its original
inception. The development is mostly built out and the developer is seeking changes to
the last remaining outlot (see location map and existing lots in Attachment A).
The developer seeks an amendment to the Master Plan to change the housing
types proposed for the remaining outlot from nine single-family detached homes
to five single-family detached homes and eight twin-home lots. There would be a
net increase of four homes with the proposed change. This is accomplished by halving
four lots on Coy Street east of Sunflower Drive. Lots to the west of Sunflower Drive are
unaffected by the proposal.
A revision to a Master Plan is accomplished through a rezoning action. In this case, the
zoning boundaries are not changing—only the Master Plan is being updated.
Development within the subdivision must be consistent with the base zoning as well as
any limitations on lotting or building types within the Master Plan.
The attached addendum provides background and analysis of the proposal and the
requested action. This request for a Master Plan approval is also accompanied by a
request to update the Preliminary Plat and both should be either approved or denied in
tandem. The Master Plan must be amended to allow for the revised preliminary plat to
be approved with more lots than what was originally shown.
Planning and Zoning Commission Recommendation. The Planning and Zoning
Commission considered the proposed Master Plan on August 3, 2016. The Commission
asked questions whether the twin homes would be rentals. The developer indicated he
would sell the empty lots and would not be involved in the construction or sales of the
homes. One neighbor to the west indicated she bought her lot with the understanding
that this would remain single-family homes. She expressed concern about the value of
her property if twin homes were built and how the connection of Coy affected the area.
The Commission recommended approval of the revised Master Plan by a vote of 5 to 0.
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ALTERNATIVES:
1. The City Council can approve the Master Plan for Outlot A of South Fork
Subdivision, Eighth Addition, based upon the findings of facts and conclusions in this
report.
2. The City Council can deny the Master Plan if it finds that the proposed changes in
housing type, density, infrastructure arrangement, or street layout are not
appropriate or are incompatible with the neighborhood or do not meet the
development standards of the Suburban Residential zoning district.
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:
South Fork is a mixed housing type development area that has a diverse combination of
single-family attached and single-family detached housing. Maintaining diversity in
housing type and not over-concentrating attached housing is important to the character
of the different development blocks of the project. Staff believes allowing for the four
additional homes to be built is compatible with the surrounding uses and the intent of
the base zoning of FS-RL, but also maintains a diversity of housing types by keeping
the detached home component west of Sunflower.
Therefore, based upon the Findings of Fact and Conclusions noted in the attached
report, it is the recommendation of the City Manager that the City Council adopt
Alternative No. 1 as stated above.
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ADDENDUM
INTRODUCTION:
Keith Arneson, representing Pinnacle Properties, is seeking approval of a revision to the
approved Preliminary Plat and Master Plan for South Fork Subdivision. The revision is
to the last remaining outlot of South Fork. It is located at the southeast corner of the
development and is the transition area between the South Fork development and the
Vivian G. Coy Subdivision to the east.
The Land Use Policy Plan Future Land Use Map designates this area as
"Village/Suburban Residential. The current zoning is Suburban Residential Low Density
(FS-RL).
South Fork has been governed by a Master Plan since its inception. Under previous
City ordinance, the Master Plan contained the same information and was identical to the
Preliminary Plat. Changes made to the zoning ordinance in 2012, however, allowed for
simplified information to be included in the Master Plan. The developer has submitted a
Master Plan that is identical to the Preliminary Plat as under the older requirements.
Since the submitted Master Plan contains the minimum information required by code
(and considerable additional information), it was accepted and is being processed
concurrently with the Preliminary Plat.
A zoning agreement will be prepared and approved at the time of City Council action on
the rezoning request. The agreement will require all development governed by the
master plan to be in conformance with the master plan.
BACKGROUND:
Project Description. South Fork Subdivision was first approved in 2001. It is a
residential development of approximately 56 acres. It was configured to allow for multi-
family housing, single-family, attached, and single-family detached homes. Concurrent
with the Preliminary Plat in 2001, the City Council also approved FS-RL Suburban Low-
Density Residential and FS-RM Medium Density Residential.
The land use and zoning will continue as it is currently designated. This outlot is
intended for future development and is zoned FS-RL Suburban Low Density
Residential.
Project Changes. This Preliminary Plat and Master Plan seek to amend the lotting
pattern and allowed housing type. The change results in a net gain of 4 housing units,
but also a change in the mix of housing by converting 4 single family detached lots to
attached single family lots. The currently approved 9 single-family detached lots are
modified to 5 single-family detached lots and 8 lots for twin homes. Neither the zoning
nor the infrastructure needs are changing.
There are a number of attached-single family twin homes built in the area that would
represent the likely design and look of homes for the proposed lots.
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Applicable Law. Laws pertinent to the proposal are found in Section 29.1507 of the
Municipal Code.
Density Information. The gross area of the overall South Fork development is 56.07
acres. The FS-RL portion currently achieves a density of 4.73 dwelling units per net
acre. This change increases the FS-RL zoning to 4.88. This density falls within the
range of 3.75 and 10.00 dwelling units per acre as prescribed by the Zoning Ordinance.
The density of this 2.64 acre outlot is 6.44 dwelling units per net acre.
FINDINGS OF FACT & CONCLUSIONS:
Staff makes the following findings of facts and conclusions.
FINDING 1. The entirety of the South Fork development is designated as
"Village/Suburban Residential" on the Land Use Policy Plan Map.
CONCLUSION: The proposed Master Plan is consistent with the Land Use Policy
Plan and the associated Land Use Policy Plan map designation of the site. Staff is
not aware of any other inconsistencies with the Land Use Policy Plan; therefore, staff
concludes that Section 23.107 of the Ames Subdivision Regulations and Code of
Iowa Chapter 354, Section 8 have been satisfied.
FINDING 2. The zoning of this portion of the site requires a density of between 3.75
units per net acre and 10.00 units per net acre.
CONCLUSION: The density of this outlot will be 6.44 units per net acre upon
buildout, within the range of the zoning requirements.
FINDING 3. Section 29.1507 (4) describes the information needed for a Master Plan.
CONCLUSION: The information submitted for the Master Plan meets the
requirements of Section 29.1507 (4) of the Municipal Code.
SAPLAN SHR\Council Boards Commissions\CC\Master Plans\SouthForkRevisedMasterPlan-08-23-16.docx
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ATTACHMENT A: LOCATION MAP
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ATTACHMENT B: SOUTH FORK ZONING
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ATTACHMENT C: PROPOSED MASTER PLAN (NORTH TO RIGHT
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General Notes:
I 1. Ttie inosrrt o(the feveionta the eAafing PnalimirterY.Pkl I
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PREUMIMRY PtATMASTER PLAN,p§P ✓
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ATTACHMENT D: APPLICABLE MASTER PLAN LAW
Ames Municipal Code, Chapter 29, Section 29.1507, describes the requirements for a
rezone with master plan. A zoning agreement will be prepared and approved at the time
of City Council action on the rezoning request. The agreement will require all
development governed by the master plan to be in conformance with the master plan.
Any amendment to a master plan is processed as if it were an amendment to the zoning
map.
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