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HomeMy WebLinkAboutA002 - Commission Action Form dated May 6, 2026 ITEM #: DATE: _05-06-26_ COMMISSION ACTION FORM SUBJECT: REZONE THE PARCELS AT 5120 TABOR DRIVE FROM “A” (AGRICULTURAL) AND “FS-RL” (FLOATING SUBURBAN – RESIDENTIAL LOW DENSITY) TO “FS-RL” (FLOATING SUBURBAN – RESIDENTIAL LOW DENSITY) WITH A MASTER PLAN BACKGROUND: The proposed rezoning is for a 1.95-acre parcel, addressed as 5120 Tabor Drive (Attachment A). The property is currently zoned “A” (Agricultural) (Attachment B); the requested zoning is “FS-RL” (Floating Suburban – Residential Low Density) (Attachment C). The parcel, currently platted as an outlot of Sunset Ridge Subdivision, 12th Addition, was created in December of 2024 with the subdivision that created the Lutheran Church of Hope property immediately to the south. The property has never been developed. The subject property, along with the Lutheran Church of Hope property, was annexed in 2024. A small portion of the property to the west is already zoned FS-RL. This sliver was previously part of an outlot for Sunset Ridge that was incorporated into the Lutheran Church of Hope property when it was platted. The zoning request is accompanied by a Master Plan (Attachment E), a discretionary component of an application for FS-RL zoning. The Master Plan designates the entirety of the property as residential and for use as detached single-family dwellings. Total units are described between 7-9 units for the property, which is within the estimated allowed range of 7-19 units. Due to frontage limitations, the maximum density could not be achieved on this property even with all single-family attached units in lieu of detached units. The minimum density of the site will be subject to review with a future subdivision plat, but the maximum density (9 units) will be set by the Master Plan. The FS-RL zoning requires that 10% of the development be set aside for usable common open space. The Master Plan does not indicate any open space set asides at this time. Since the rezoning application was filed, the developer has indicated that he has been in contact with the Sunset Ridge HOA and intends to join and become part of the larger Sunset Ridge Subdivision. If this occurs, the need for 10% open space would be satisfied within the larger neighborhood which has sufficient land to accommodate additional open space requirements with additional development. Without joining the Sunset Ridge HOA, the development would have been required to provide 10% common usable open space on-site. If the common open space requirement can be met by taking advantage of the neighboring HOA common open space, the 10% will not be required on the 1.95 acres of this development. Ames Plan 2040, the City’s comprehensive plan, designates the property as “Residential Neighborhood 3: Expansion” (RN-3) (Attachment D). This category is intended for new, greenfield development in undeveloped areas. Applicable zoning categories for RN-3 include the proposed “FS-RL”. FS-RL zoning allows for detached, single-family 6 development. City water, sanitary sewer, and storm sewer already serve this site extending from the right-of-way of Tabor Drive. Access to the property is from Tabor Drive. Drainage for the property is accounted for in the storm water management plan of the Lutheran Church of Hope property to the south and no additional on-site stormwater retention or detention is required. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the request to rezone the property located at 5120 Tabor Drive from “A” (Agricultural) and “FS-RL” (Floating Suburban – Residential Low Density) to “FS-RL” (Floating Suburban – Residential Low Density) with a Master Plan, subject to updates to the Master Plan noting review of future open space and minimum density requirements. 2. The Planning and Zoning Commission can recommend that the City Council approve the request to rezone the property located at 5120 Tabor Drive from “A” (Agricultural) and “FS-RL” (Floating Suburban – Residential Low Density) to “FS-RL” (Floating Suburban – Residential Low Density) without a Master Plan. 3. The Planning and Zoning Commission can recommend that the City Council deny the request to rezone the property located at 5120 Tabor Drive from “A” (Agricultural) to “FS-RL” (Floating Suburban – Residential Low Density) with a Master Plan. RECOMMENDED ACTION: The request for rezoning is consistent with the adopted Ames Plan 2040 as described in the addendum. Impacts on infrastructure and City services for this parcel are minimal and consistent with what has been anticipated for development in this area. City staff believes the site can be developed for residential use if it is rezoned as “FS-RL”. Infrastructure improvements will be detailed with a future subdivision approval for development of the site. The Zoning Ordinance does require that FS-RL rezoning application have a developer submit a Master Plan with the application or request a waiver of the requirement. Typically, developments are much larger and less precise than this request and a Master Plan is needed to provide some definition of expectations for future development. The proposed Master Plan is consistent with Code requirements and can be approved with the notes that minimum density and open space set asides will be addressed with subdivision review. Therefore, the Planning and Housing Department supports Alternative #1. Alternatively, as the proposed development is simple in its proposed type of housing, staff does not oppose releasing the applicant from the requirement of having a master plan and a zoning agreement. If there is not a Master Plan, basic zoning and subdivision standards will control development. ADDENDUM REZONING BACKGROUND: Ames Plan 2040. The Future Land Use Map designates the land proposed for rezoning as “Residential Neighborhood 3: Expansion” (RN-3). This category is intended to be zoned “FS-RL” (among other industrial categories) (see Attachment B – Future Land Use Map). Some of the characteristics of the “Residential Neighborhood 3: Expansion” (RN-3) future land use designation (Ames Plan 2040, p. 55) are: - Primarily residential and largely single-family at low and medium densities. - Conventional suburban lot sizes in subdivision. - Common pattern of automobile-oriented design with front-loaded garages. The proposed rezoning will contain single-family lots that will mirror the surrounding Sunset Ridge neighborhood in lot size. Proposed Zoning. The applicant proposes rezoning from “A” (Agricultural) and “FS-RL” (Floating Suburban – Residential Low Density) to “FS-RL” (Floating Suburban – Residential Low Density). A small portion of the property, remnant of a former outlot for Sunset Ridge that was incorporated into the plat, is currently zoned FS-RL. The property to the north, west, and south is all zoned FS-RL. The land to the east is zoned “A” (Agricultural). The property, along with the church property to the south and “A” (Agricultural) property to the east were annex in 2024. The “FS-RL” zone is intended to “accommodate contemporary development patterns similar to development in the past 20 to 30 years” (Sec. 29.1202(1)). The generous lots for detached single-family development proposed in this development are in keeping with the surrounding character. Development is expected to be generally auto-oriented, with access from major traffic ways. FS-RL zoning includes no specific architectural standards and includes basic front, rear, and side setbacks. A developed site must include at least 40% of the area as landscaping (including turf grass). The FS-RL district requires a maximum density of 10 dwelling units per net acre. The minimum density is 3.75 dwelling units per net acre, which can be adjusted by subtracting various pieces of land from the total, such as outlots. Exact density will be determined at the time of the Preliminary Plat. The developer proposes 7-9 dwelling units on 1.95 acres, which equates to 3.6 to 4.6 dwelling units per acre before accounting for any allowed deductions. At the time of the Preliminary Plat, the development plans will be required to show: - The location of the lots, - Utility connections - Street trees and sidewalks, and - Accounting for the require 10% common usable open space, which can be met by joining the Sunset Ridge HOA or provided on site. Existing Uses of Land. Land uses that occupy the subject property and other surrounding properties are described in the following table. Direction from Subject Property Existing Primary Land Uses Subject Property Undeveloped North Detached Single-Family Residential East Large Lot with a Single-Family Home South Church West Detached Single-Family Residential Infrastructure. Impacts on infrastructure and City services for this parcel are consistent with what is already anticipated for residential use of the property. Public water and sewer run the length of Tabor Drive along this property. Public Works has determined that adequate sewer capacity exists to serve the site. Tabor Drive is a local street with two-way traffic and can accommodate the anticipated vehicular traffic. Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent to the proposed map amendment, staff makes the following findings of fact: 1. The subject property is owned by Pinnacle Properties Ames LLC (Keith Arneson). The rezoning request and statement of justification is included as Attachment F. 2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an amendment to the Official Zoning Map. 3. The proposed rezoning is consistent with the designation of “Employment” (RN-3) identified on the Ames Plan 2040 Future Land Use Map. 4. Development in the “FS-RL” zoning district requires a Master Plan. 5. Impacts on infrastructure and City services for this parcel are consistent with what is already anticipated for the area. Public Notice. The City provided mailed notice to all property owners within 400 feet of the subject property prior to the Planning and Zoning Commission meeting in accordance with the notification requirements of Chapter 29. ATTACHMENT A Location Map ATTACHMENT B Existing Zoning ATTACHMENT C Proposed Zoning ATTACHMENT D Ames Plan 2040 Future Land Use Map ATTACHMENT E Master Plan ATTACHMENT F Supplement The following text is intended to supplement the Rezoning Application packet as required. 1. Reasons for Requesting Rezoning. Rezoning is requested to change from Agriculture to FS-RL for residential house development on the south side of Tabor Drive. 2. Consistency of the Rezoning with Ames Plan 2040. Ames Plan 2040 shows the proposed project parcel as Residential Neighborhood 3 (RN-3) on the future land use map. RN-3 is the updated version of the previous FS zoned areas. The proposed use is consistent with the RN-3 zone shown in the comprehensive plan. 3. Current Zoning. “A” (Agricultural) & “FS-RL” (Floating Suburban – Residential Low Density). Approximately 6,743 square feet at the west end of the property out of the total 85,153 square feet is FS-RL. The remainder is A. 4. Proposed Zoning. “FS-RL” Floating Suburban – Residential Low Density with a Master Plan 5. Proposed Use. The intended use of the property is detached single-family residential, similar to the surrounding Sunset Ridge neighborhood. 6. Legal Description. Outlot XX, Sunset Ridge Subdivision, Twelfth Addition 7. Land Area. 1.95 Acres. 8. Map. See previous attachments.