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HomeMy WebLinkAboutA003 - Department report C✓ , 5-n -S3 ' 0 CITY OF AMES DEPARTMENT OF PLANNING & HOUSING REPORT TO THE PLANNING & ZONING COMMISSION DATE PREPARED: April 28, 1983 MEETING DATE: May 4, 1983 REZONING REQUEST CASE NO: Z-83-4 APPLICANT: McDonalds Corporation REQUESTED ACTION: Rezone a property located at 221 Welch Avenue from R-4 (High- Density Residential) to P-C (Planned Commercial) LOCATION: Lot located immediately south of the former International House of Pancakes. LEGAL DESCRIPTION: Lot 26 and the East 20 Feet of the North 45 Feet of Lot 28 of Block 3 of Auditor's Plat of Blocks 3, 4, and 5, Beardshear's Addition and Walters' Subdivision, and the North 20 Feet of Lot 29 and the North 20 Feet of the West 16.75 Feet of Lot 28, Block 3 of Auditor's Plat of Blocks 3, 4, and 5, Beardshear's Addition and Walters' Subdivision. (This includes a portion of the International House of Pancakes' property that is still zoned R-4.) SIZE : Approximately 6,635 sq. ft. EXISTING LAND USE: The parcel is currently occupied by a residential structure. SURROUNDING LAND USE: North: Commercial, C-C (Concentrated Commercial) South: Residential, R-4 (High-Density Residential) East: Commercial/Residential, P-C .(Planned Commercial and R-4 West: Residential, R-4 FINDINGS : 1. This rezoning request is for the purpose of using this parcel of land as parking for the McDonalds which will be developed on the International House of Pancakes site. The parcel on which the McDonalds Restaurant will be located is currently zoned C-C (Concentrated Commercial) . As noted, the proposed use for the property will be to serve primarily as a parking area for the McDonalds Restaurant. 2. The Land Use Policy Plan designates the area as suitable for commercial development. The Commission has recommended that this parcel, along with the two parcels to the south and west, be rezoned P-C as part of the overall rezoning proposal for the community. A request for the lot to the west has been filed with the City Clerk and will be referred by the City Council to the Planning and Zoning Commission. 3. In 1977 a similar request was submitted for a parcel of land on the east side of Welch Avenue. At that time the owner of the Hardees requested rezoning on a parcel of land south of the existing Hardees Restaurant. The purpose of that request was to provide an area for more parking as part of the process of remodeling and upgrading the existing Hardees. That request was for C-5 (Planned Commercial) and the existing Hardees was located on a parcel zoned C-4 (Concentrated Commercial) . At that time the owner was asked to rezone the C-4 parcel to C-5 so that the entire restaurant property -'Would have the same zoning classification. This was also requested because the existing restaurant on the C-4 was not consistent with the intent of the C-4 district. i • ANALYSIS: 1. This rezoning request is consistent with the Land Use Policy Plan and with the pro- posed zoning that has been submitted to City Council. 2. A new McDonalds Restaurant is proposed to be constructed on the lot currently occupied by the International House of Pancakes building. That business is no longer in operation and that structure will be demolished. The new structure will be built entirely on the parcel zoned C-C (Concentrated Commercial) and the lot requested for rezoning will be used for parking and driveway. 3. The parcel requested for rezoning is currently used for rental purposes and is poorly maintained. Redevelopment of the International House of Pancakes parcel and the lot requested for rezoning will improve what is currently a blighting influence in the area. McDonalds has done an excellent job maintaining the two existing stores in Ames, and it is anticipated that the same high standards will be met at this site. P-C. (Planned Commercial) Requirements 1. Impermissible Use: The following list of impermissible uses is being proposed: Apothecary shop Grocery, fruit or vegetable store Barbershop Hotel/motel Beauty shop Professional office Business Office Retail store (for specific and general Dwelling merchandise) Gasoline service station Studio--photography, artist, dance, or musician Other similar retail & service estab- lishments 6" Water Line in Welch Avenue 8" Sanitary Line in Welch Avenue 15" Storm Sewer in Welch Avenue A storm water management plan has been submitted for review by the Municipal Engineer, and his comments are attached. 3. Vehicular Access Vehicular access is provided from Welch Avenue via a driveway to be located on the north side of the new structure. Exits will be provided via a driveway south of the new building or through an ingress/egress onto Chamberlain Place (the alley behind the property) . Vehicular traffic should not be a problem in this area and will not negatively impact surrounding parcels. It is anticipated that because of location, the restaurant will attract walk-in traffic. The Hardees Restaurant across the street has 58 parking spaces and McDonalds will have 33 parking spaces. Although McDonalds will have fewer spaces, it will have a drive-thru which reduces the need for parking spaces. 4. Signs and Lighting Included with the materials submitted are materials describing the signs including size. Locations are indicated on the site plan. The lighting to be used is the same light fixtures used at the other McDonalds restaurants in Ames. 5. Landscaping A preliminary landscape plan has been submitted which indicates landscaping to be provided for the entire site. The Department has reviewed this plan, and it satisfies the intent of the P-C district. The final landscape plan is scheduled for completion on Friday, April 29, and will be included in this report if possible. A fence will be constructed along the north, west, and south side of the McDonalds property to provide both physical and visual separation from adjacent properties. 6. Urban Revitalization This parcel is located in Urban Revitalization Area #4, and it is anticipated that the property owner will request the tax exempt status. This requires that the applicant provide relocation monies to legal occupants of the structure at 221 Welch if they have occupied the structure continuously since one year prior to the City adoption of the Plan. 7. Building Elevations Elevations of the north and south sides of the building are included for Commission review. The building will be of a typical design associated with McDonalds restaurants. REZONING ALTERNATIVES: From the standpoint of this rezoning request, the Commission hag the following alternatives : 1, Deny the request. 2. Approve the request. 3. Approve the request and include the lots to the south and west. 4. Approve the P-C for the lot at 221 Welch and recommend that the lot at 217 Welch be rezoned from C-C to P-C. RECOMMENDATION: The Department feels Alternative 4 is the favored alternative. This was the approach used by Hardees as described earlier in this report. The attached site plan includes not only the requested lot for parking, but the entire tract to be developed. Therefore, site plan approval for the total development could be done at this meeting. A building permit can be obtained for the structure during the rezoning process due to the existing C-C zoning. The process of rezoning from C-C to P-C would not, then, impede the development process. The attached plan documentation is written to be applicable to both the requested lot and the overall site plan.