HomeMy WebLinkAboutA003 - Council Action Form dated April 27, 1993 ITEM #:
a �
DATE: 04/27/93
COUNCIL ACTION FORM
SUBJECT:
Passage of an Ordinance Rezoning 38.39 Acres of Land Located North of
South Sixteenth Street and East of the Former Railroad Right-of-Way.
ACTION FORM SUMMARY: This is a request to rezone 38.39 acres of land
from A-1 (Agricultural) to R-3 (Medium-Density Residential) .
The Planning and Zoning Commission and staff recommend approval of this
request.
BACKGROUND:
The developers (Randall and Shubert Partnership) own approximately 58
acres that are located north of South 16th Street and west of South Duff
Avenue, approximately 1/3 of a mile. The developer's property is located
approximately 660 feet west of the new proposed K-Mart shopping complex.
The developers are requesting that the City rezone this 58 acres into two
different zoning classifications. These are:
Area to be Zoned Current Zoning Requested Zoning
Easterly 19.53 Acres A-1 (Agricultural) G-C (General Commercial)
Westerly 38.39 Acres A-1 (Agricultural) R-3 (Medium-Density
Residential)
At the City Council meeting of April 13, 1993, the Council was asked to
amend the Land Use Policy Plan to designate an area adjacent to and imme-
diately east of the former Chicago Northwestern Railroad as being suited
for medium-density residential land use. This request was approved.
This Action Form will analyze the request to rezone approximately 39 acres
to R-3 (Medium-Density Residential) .
2
ANALYSIS:
Current Land Use, LUPP and Zoning Designation.
Property Land Use LUPP Designation Zoning
Subject Property Agricultural CS (Commercial Service) A-1 (Agricultural)
North of Site Agricultural/ CS (Commercial Service) A-1 (Agricultural)
Floodway
East of Site Agricultural/ CS (Commercial Service) A-1 (Agricultural)
Developing G-C (General Commercial)
Retail/Office
Restaurant Area
South of Site Mobile Home Park/ RL (Residential Low- R-5 (Mobile Home)
Density)
Agricultural/Apts. CS (Commercial Service) P-C (Planned Commercial)
G-C (General Commercial)
West of Site Vacant/Bike Path CS (Commercial Service) A-1 (Agricultural)
ISU Athletic Field O (open Space)
Character of the Surrounding Area. The subject property is currently in
agricultural use, and it currently abuts agricultural use to the north and
east. Directly to the west is a triangle of City-owned land, which cur-
rently is being used to stockpile materials for the reconstruction of Elwood
Drive. The former railroad right-of-way west of the City-owned land has
been converted to a bicycle path for bicycle movement from South Third
Street to Airport road. The former railroad right-of-way generally forms
the eastern boundary of Iowa State University property, which includes
athletic fields north of South 16th Street and the Veterinary College south
of South 16th Street. Southwest of the site is Old Orchard Mobile Home
Park and directly south of the subject property is the site of future mobile
home park and some vacant commercial land, which is in agricultural use.
Two apartment buildings are located to the southeast of the site.
Because of questions from the Commission at the meeting of February 3,
1993, staff analyzed this site in the context of a larger area and the
impact of the larger area on this decision. Staff has prepared three maps
showing existing land use of this general area of the city. These maps
extend to Lincoln Way on the north, South Duff Avenue on the east, U.S.
30 on the south, and west of Elwood Drive on the west. Generally, the
character of the area to the east of this site along South Duff Avenue is
commercial in nature, while the area to the west is in institutional and
open space use. The area to the south is in residential use at the present
time with the potential for additional residential use in the form of a new
mobile home park and some additional commercial use. The area to the
north of the site includes the floodway of the Squaw Creek, which cannot
be developed and will probably remain in open space. The area to the
north of Squaw Creek and north of the floodway is currently in a high-
3
density residential use and institutional use (Iowa Department of Transpor-
tation) .
The subject property is located within the floodplain of Squaw Creek and
Worle Creek. (See attached map of the floodplain and the floodway.) The
floodway of Worle Creek is located to the west of the former railroad
right-of-way, and the floodway of Squaw Creek is located approximately
400 to 500 feet north of the subject property. The floodway areas can
only be used for agricultural, recreational and open space uses, and
cannot be developed for commercial or residential uses.
Land Use Policy Plan (LUPP) . The Land Use Policy Plan (LUPP) Map
designates this property as suitable for Commercial Service (CS) develop-
ment. The R-3 (Multiple-Family Residential) zoning district requires a
Land Use Policy Plan (LUPP) Map amendment to RM (Medium-Density
Residential) .
Goals and Policies. The following goals and policies of the Land Use Policy
Plan apply to this rezoning request.
A.2. GOAL:
To plan land use for present needs and in anticipation of future
land use needs which take into consideration a population of
53,000 by the year 2000.
B. RESIDENTIAL
B.I. GOAL:
To provide a wide choice of housing types and locations to serve
the residential needs of the present and future populations.
B.I.I. Policy:
The Land Use Policy Plan will serve as the basis to provide for
functional new developments, conservation and preservation of
existing neighborhoods and the rehabilitation and/or redevelop-
ment of deteriorating areas.
B.3.3. Policy:
Encourage development of mixed-use projects that combine resi-
dential, commercial, and industrial uses in the same general area
to allow persons to live in proximity to employment and stores.
H. PRIME AGRICULTURAL LAND/REDEVELOPMENT
H.1.2. Policy:
Development of those areas within the Municipal Urban Service
Area that presently are not being utilized for urban uses will be
encouraged.
4
Preference will be given to development projects that can be
served by the existing infrastructure system or an efficient
and economical extension.
Utilities. The utilities in the area are adequate to serve the proposed
development.
Water Distribution:
Existing:
12-inch water main in South 16th Street.
Proposed:
A water main system for the site will be designed as part of
the subdivision process for this site. Water main(s) will be
looped through the development.
Sanitary Sewer:
Existing:
8-inch sanitary sewer main in South 16th Street.
54-inch sanitary sewer main extends east-west through the
northern portion of the site.
Proposed:
Sanitary sewer extension through the site will be designed
as part of the subdivision process.
Storm Sewer:
Existing:
No existing storm sewer abuts this property.
Proposed:
Drainage of the area will be directed toward Worle Creek to
the west of the former railroad right-of-way. A storm
water management plan for the site will be developed as
part of the platting and development process.
Electric:
There is adequate provision for electric service to meet the
needs of this future development.
Transportation. This property abuts South Sixteenth Street on the south.
This is an arterial street, connecting U.S. 69 and Elwood Drive. A traffic
study was done to evaluate the traffic impact of this zoning change and
5
the change in the LUPP map for the rezoning of this property to the west.
That study concluded that the traffic generated by the proposed develop-
ment will have little effect on the existing street network, however, the
traffic engineer performing the study suggests that a traffic impact study
be performed for this parcel when actual development is planned so that
actual land uses are known to provide a better picture of the impact to the
system by the development.
A bike path is planned along the south side of this property. Bike paths
will be incorporated as part of the subdivision approval process.
At the present time, Cy-Ride does not provide access to this property.
The closest stops are at the Veterinary Medicine Complex to the west and
South Kellogg Avenue to the east.
Comparison of Bulk Regulations.
A-1 (Agricultural) R-3 (Medium-Density Residential)
Lot Area 1 Acre Lot Area: S.F. : 6,000 sq. ft.
T.F. : 7,000 sq. ft.
1,800 sq. ft. for each
unit over two
Lot Width 35 ft. street line Lot Width: Dwellings @ at. line: 35 ft.
100 ft. bldg. line Dwellings @ bldg. line:
50 ft.
Front Yard 50 ft. minimum Front Yard: 25 ft. minimum
Side Yard 20 ft. minimum Side Yard: 6 feet - 1 story
8 feet - 2 stories
10 feet - 3 stories
20 feet - 4 stories
20 feet - street side
for corner lot
Rear Yard 50 ft. minimum Rear Yard: 25 ft. minimum
Max Height 4 stories or 50 ft.
STAFF COMMENTS:
Since staff has reviewed this issue in a larger context, they still believe
the rezoning of this 38.39 acre parcel is consistent with goals and policies
of the LUPP, and the designation on the LUPP map should be changed to
R-M. This rezoning will not constitute an isolated rezoning to residential
since it is a relatively large parcel of land, and it abuts residential on the
south (R-5) . The R-3 zoning district is found throughout the City in
areas of transition between commercial and residential, which is the case in
this situation. Utilities are adequate to serve the rezoning to R-3 and the
traffic study indicates the rezoning should not have an adverse effect on
the transportation system in the area.
6
The Planning and Zoning Commission reviewed this request at their meeting
of March 17, 1993 and recommended that it be approved.
ALTERNATIVES:
1. The City Council can approve of the rezoning request from A-1
(Agricultural) to R-3 (Medium-Density Residential), as submitted, for
the 38.39 acre parcel generally located north of South Sixteenth
Street and east of the former Railroad Right-of-Way.
2. The City Council can deny approval of the rezoning request from A-1
(Agricultural) to R-3 (Medium-Density Residential), as submitted, for
the 38.39 acre parcel generally located north of South Sixteenth
Street and east of the former Railroad Right-of-Way.
3. The City Council can modify this request and recommend approval.
4. The City Council can table action on this request and refer this
request back to the developer or City staff for further information.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council
adopt Alternative #1. This will recommend approval of the rezoning
request to City Council, as submitted by the applicants.
Attachment
h\bpo\caf\rezone-2.427
'�'°1Ft+hrS
� � L
y
MON.!PL��'l�l�.' ,
WIN
PIPE
i ISO
\\
s
■ o�
■ � � esa � �Q rrr
I `� ■ 6 H A R� w � III9• ���- �
•
■
Tg-4.
�- t-
R4-1
00
=- i `.-� -_, - - _ ram�L.
.0joo
_ _ _ _ _ �=
oji
SO(fM <th SL � O. L
PP,�s
cs
Rli
CS
T
IslI�PED C=j
EXISTING LAND USE POLICY PLAN
DESIGNATIONS IN THE AREA
RL RESIDENTIAL LOW DENSITY
RH RESIDENTIAL HIGH DENSITY
PUBLIC INSTITUTIONAL
COMMERCIAL
CS COMMERCIAL SERVICE
INDUSTRIAL
IS INDUSTRIAL SERVICE
OPEN SPACE
ou
L �# ~� O _ -
L]
L
r7-'-I==.7
13 p
0 1
0 A-1
SoLrrl( a SE
Af
GC
C=l m 0
G.c IGC
A-1
am(F
()c
G-C
0
EXISTING ZONING
AGRICULTURAL
LOW-DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
IJIG14 DENSITY RESIDENTIAL
R-5 MOBIL HOME PARK
L_G�-C GENERAL COMMERCIAL
G-I GENERAL INDUSTRIAL
P-C PLANNED COMMERCIAL
P-1 PLANNED INDUSTRIAL
lj
uu
g,
Li
SO,JTH 4�,ST. .
`-GUIE33
A I
G-C
AA
QC
pf
P-1
PROPOSED ZONING
A-1 AGRICULTURAL
RI-61 LOW-DENSITY RESIDENTIAL
R-4 HIGH DENSITY RESIDENTIAL
R-_5) MOBIL HOME PARIA'.'
G-C GENERAL COMMERCIAL
G-I GENERAL INDUSTRIAL
ITC PLANNED COMMERCIAL
PLANNED INDUSTRIAL
' ter, - =! ....
:
+ lJ
T
F ... i x o C
s -
t,
............................... . ::.
�• fLl7. — '•i•
t ...............
.. ......... nvT•• :.. -v. v-n:•::. ....::...r....:: 4 .... ::.. .a::.-4.vv:<�'TT
;.•- :.:.:.:tin!:}Y::x;npr:.J.....:m:nl.,..C..::..,v?.::::+v,..v:•�r
v.S:t
{!x::.:::n.,{{:t:i:•:Y:.v Lii T r:>:
:s
n4f'r
........ ........... ..::.:::#;,ni.•:;.T+;:s:.:.. - nt.:.,.T_{ � .t..r.:.;.:..a ..{4}... .... � �:-f'�'i fit.... ..:..: ....:...,F ..T..:....:. , n :... .:::.t.._. nl. ..
........ ......... ::......tr,..v: :. .r.. {....n.TT!...:. .... .:..:!�:.,..na..,.....�r..:.�:..,:... :::r.. .::. :: ::`.•., l.'.ff f'� -
.... o................. n4:n- :-.r..�f..:::..-.Awe...-::::T:,:r... .:A::....:,:t%......::.. .. ... .. r=/.r ..✓1.#�":::1'i
• ... ... ............. ....1............... :.:.,-i/..ni:n:?:va:.,.%..:::::n ... .. :: tr .:r..,-..,...n....:.::.:..:::n.:.T..:.. r�-...l.
4f...: n•viTylV:{n44":.:;:nvn\r..T.v;.::v::::..;n:;;�..:.!.p+n..:r:::. .:v. jf:w=%n''/.�r:% /'r:'�`:�:Tf::>=:::
:x!:-
-SOUTH sr
............ .r..!:::.v4v:n{v::v!„f.::
........ ............. ....................... .;...::.::...,..v : :,.:^x:b'n..r....'.YyT:YY:•.14...!..v:::.:::r.:.::..-.:t..;'r: ,:.>,..`::i r^:N`?>'. .i:«�c i!'r:; -
nG..
... ............ ................::............. ..: :rr.:::.�;.::o:!t�.::..... :.x.`::�: - -
...... .:::.::r..y::T>':;,.:.: .:.T:{.:..:.::t......r;.;.::.:'!t4:T'.:.TT.i...:.. ...n..,. ....'.:
............ .....•......-..-.-.-.-..-------- :.:..- ... ::n!-.n4.i.::f�..v: v....h4}vvr..,.yv..'-...:.:v:...::TYiY:v:.i.:L!.!.T.:.....:.a-:4....::. r
.......................... ..v:.v:;.,v .a..5i:'::ia..::::: a-:nn. TrT:'.4.:. ✓41: 'i.'-':1::.......... .................................. ..4.
....... il
\'-:Tr::..:(-T�-:�:.`•:n''$ is%� :�%S�>-v/`"`�:::
....::::::....
PAJp
�,1� �.::::::: ::.:w:4-,4�"r-4..:t / .. .. .. .:' .::•_::• .7 �1nu(7L .`.�:jis:i4:.'r: %f
tfi" :/T:::a':4 ,:f%i '��•� �J ^ -rrn!T�/%%'.4'r,.:y:r•.
...... ::•'rn:`ryj{%ff#...;'...yi.�.: ark. �.:,rr.
g I........ C�::-:':' c:f..i:Rflti!/s� {.4.` •C�w :rf-'r rr %'.:
LEIS
cr
FLOODWAYYS AND FLOODPLAINS
f- FLOODP LAINS
FLOODWAYS
.am.�m U '-t x. F K - 6�- ao�.as `��.�•_.
�E`—fir - E: 'E s�ca ccssva� v 7' Q aanvw fsuwa� c
c � ,- R•a.xa +� +o, C�� b[ e 1 �i Crzj]T
l,
Dit
ar 4�r404 O
�. r( �yPrfr YMMLY
91
■
I2 BJEGT
M --
�� ..".mN ter.+
11 .■ _O
■
UTILITIES
Frr�] WATER
E�— _k` II / i c�.;•;� ks{i . 6`( "I-� i .. v 9I 'C f :�n.::.,nt: �«' r Yy_ti a. -
=you
uu
s ••QQ M
SO(1R( 4 t bZ 3 N ` •
a" —
. e
_ a
pn _
OF
12
o
i 12L
a0 yp
�n o
UTILITIES
SEWER
■�■■■ STORM
10
.............
ice, _ �A'��■ _ - ' - - F.
STREET CLASSIFICATION
PRINCIPAL ARTERIAL
ARTERIAL
COLLECTOR