HomeMy WebLinkAboutA002 - Council Action Form dated December 18, 1990 f
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ITEM #:
DATE: 12/ /90
COUNCEL ACTION FORM
SUBJECT:
Motion to Set a January 8, 1990, as the Date of Public Hearing to Consider
Rezoning of Property Located at 2402 Elwood Drive.
ACTION FORM SUMMARY: This is a request to approve the rezoning of the
property at 2402 Elwood Drive from County Residential zoning to P-C
Planned Commercial. This property is also being annexed to the City at
this time and the developer will be submitting a P-C Plan which will
include the property along with adjacent property to build a motel.
The recommendation is to approve of this request with the list of
Impermissible Uses as stated in this report.
BACKGROUND:
The property owners of the parcel located at 2402 Elwood Drive are
requesting that the City of Ames rezone this property from the current
zoning designation of County Residential zoning to a new designation of
P-C (Planned Commercial). Concurrent with this request for rezoning is a
request to approve the annexation of this parcel which is a Story County
"island" surrounded by property which is within the City limits. The
developers will also be submitting a P-C Plan at a future Planning and
Zoning Commission meeting for development of this property along with
adjacent property as a motel site. A P-C Plan was approved in 1979 for
the adjacent property to the north and east to allow a convenience
store/office space and a motel. The convenience store/office space has
been constructed, however, the motel was not built. The property owners
are intending to develop this parcel along with another parcel to the south
and the vacant portion of the approved P-C Plan site as a larger site for a
motel.
The property is legally described as follows:
"Commencing at the southwest corner of the west twenty-four (24)
rods of the north twenty (20) rods of the Southwest Quarter (SW4)
of Section Fifteen (15), Township Eighty-three (83) North, Range
Twenty-four (24) West of the 5th P.M. , Iowa, thence north one
hundred and ten (110) feet, thence east two hundred and fifteen
(215) feet, thence south one hundred and ten (110) feet, thence
west two hundred and fifteen (215) feet to the place of beginning."
The site contains approximately 0.54 acres.
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ANALYSIS:
Land Use Policy Plan (LUPP). The LUPP Map shows this parcel as being
on the boundary between commercial and industrial service designations.
The proposed P-C (Planned Commercial) zoning district is consistent with
the LUPP Map designation because it is a transitional commercial zone
which is applied in areas of special sensitivity to detrimental public and
environmental impact by a new land use. This parcel is near an entrance
to the City of Ames where use of a sensitive commercial development
approach is appropriate, and it has already been applied to commercial
areas to the north, south and west of this site. This property is also
adjacent to the ISU Research Park, which is a Planned Industrial develop-
ment, therefore, the P-C designation is compatible with that adjacent land
use since the commercial development of this property needs to be careful-
ly planned to complement the planned industrial use.
The following goal and policy in the LUPP for commercial development
apply to the development of this parcel:
C.1. GOAL:
To create opportunities for the expansion of business in
appropriate areas while maintaining the usefulness and
vitality of existing commercial development.
C.1.5. Policy:
Commercial activity will be encouraged to develop
adjacent to major interchanges where traffic arterials will
allow for safe ingress and egress.
- Appropriate areas should be designated for new
commercial development. If specific areas cannot
be designated, criteria should be established that
can be used to identify appropriate sites in
response to requests for zoning changes.
Existing Land Use/Zoning.
PROPERTY LAND USE ZONING
Subject Property Vacant County
Residential
North of Site Convenience Store P-C
East of Site Vacant portion of P-C Plan P-C and P-I
site approved for a motel
and ISU Research Park
South of Site Vacant land and ISU Research P-C and P-I
Park
West of Site Motel/restaurant and entrance P-C
to NFO site
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The present county zoning allows residential use of the property. The
proposed zoning P-C (Planned Commercial) would allow a commercial use of
the site.
At the time that the P-C designation is adopted for the property, the City
Council may establish a list of Impermissible Uses. Since it is anticipated
that this property will be combined with the property to the north and
east in order to develop a motel along with the existing convenience store
and office space, the list of impermissible uses should be consistent with
the existing and proposed development for the entire tract, including this
parcel and the approved P-C Plan site. Therefore, the following list of
Impermissible Uses is proposed:
Apothecary Shop;
Barber Shop;
Beauty Shop;
Dwelling;
Gasoline Service Station; however, fuel sales are permitted
Grocery, fruit or vegetable store; however, a convenience store is
permitted
Hotel;
Medical Office;
Restaurant;
Retail Store (for specific and general merchandise); however, a
convenience store is permitted
Studio (photography, artist, dance, or musician);
Other similar retail and service establishments; and
Residential Corrections Facility.
The following uses shall be considered permissible on this property:
Convenience store with fuel sales;
Business or professional office; and
Motel.
These three (3) uses are consistent with what was approved by prior P-C
Plan approval on the property to the north and are consistent with the
intended use of this parcel in combination with adjacent property.
Utilities. The following utilities are available to this site:
Water: There is a 12-inch water main in Elwood Drive that will
serve this site;
Sanitary Se`ver: An eight-inch sanitary sewer main is located in
Elwood Drive;
Storm Sewer: Storm drainage is handled through ditches along
Elwood Drive; and
Electric: Overhead power lines run along the east side of Elwood
Drive.
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The available utilities are adequate to meet the intended needs of the
proposed uses of the property and are consistent with the zoning.
Access. Street access to this property is from Elwood Drive. At the time
that traffic volumes on Elwood Drive reach 7,000 vehicles per day, the
City must upgrade Elwood Drive to a four (4) lane, divided street which
will limit access to this property to right-in, right-out movements only.
At the time that :[CFO was asking for an entrance to their site from Elwood
Drive, it was clearly determined that their entrance would become a
right-in, right-out only driveway at the time that Elwood Drive was
reconstructed as a four-lane divided street. Further, it is the position of
staff that the appropriate location for a median cut is at the Southgate
Square office location, due to its mid-point location and the potential for
greater traffic at the Southgate Square location. Because of this, the
applicant must understand that the drive access to this property will be a
right-in, right-out only driveway when traffic volumes reach 7,000 vehicles
per day.
Planning and Zoning Commission Recommendation: The Planning and
Zoning Commissions reviewed this request at their meeting of December 5,
1990, and recommended that it be approved.
ALTERNATIVES:
1. The City Council can approve of the request to rezone property at
2402 Elwood Drive from Residential County zoning to P-C (Planned
Commercial) with the list of impermissible uses stated above, and set
January 8, 1990, as the date of Public Hearing.
2. The City Council can deny approval of the request to rezone proper-
ty at 2402 Elwood Drive from Residential County zoning to P-C
(Planned Commercial) , and set January 8, 1990, as the date of
Public Hearing.
3. The City Council can refer the rezoning request to City staff for
additional information.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt
Alternative #1, which is a recommendation to the City Council to approve
the rezoning of the subject property at 2402 Elwood Drive from its current
County zoning classification to P-C (Planned Commercial). This change in
zoning to P-C (Planned Commercial) will allow the developer to proceed
with plans to develop this parcel along with adjacent property to the
north, east, and south as a site for a new motel along with the existing
convenience store/office building, and set January 8, 1990, as the date of
Public Hearing.
COUNCIL ACTION
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