Loading...
HomeMy WebLinkAboutA002 - Council Action Form dated February 24, 1998 ITEM#: DATE: 02/24/98 COUNCIL ACTION FORM SUBJECT: MOTION TO APPROVE THE REZONING OF 11.92 ACRES OF LAND FROM G-1 (GENERAL INDUSTRIAL) TO G-C (GENERAL COMMERCIAL) FOR PROPERTY GENERALLY LOCATED EAST OF SOUTH DUFF AVENUE BETWEEN SOUTHEAST FIFTH STREET AND SOUTHEAST THIRD STREET EXTENDED. ACTION FORM SUMMARY: The Planning and Zoning Commission recommend the initiation of rezoning by the City Council for the 11.92 acres of land, described above, as provided for in Section 29.70 of the Municipal Code. The proposal for rezoning is recommended for approval. BACKGROUND: Rezoning Proposal. This proposed rezoning is recommended to be initiated by the City Council and includes11.92 acres of land, generally located east of South Duff Avenue between Southeast Fifth Street and Southeast Third Street, from G-1 (General Industrial) to G-C (General Commercial). The purpose for rezoning of the subject property to G-C (General Commercial) is to establish one zoning designation for the entire site proposed for development by the Dayton Hudson Corporation. Graphics showing the subject property are attached. ANALYSIS: 1997 LUPP Map. The west portion of the subject property is designated, on the 1997 Land Use Policy Plan (LUPP) Map, as "Highway-Oriented Commercial". The east portion of the subject property is designated as "Environmentally Sensitive Land". The reason for the designation as "Environmentally Sensitive Land" is because of its location in the Skunk River floodplain. 1997 LUPP Goals & Policies. The following goals and policies of the 1997 Land Use Policy Plan (LUPP) apply to this rezoning: Goal No. 1. "to plan for and manage growth within the context of the community's capacity and preferences, and...to manage its growth so that it is more sustainable, predictable, and assures quality of life." • Utility capacity exists adjacent to the subject property to serve commercial development. Objective I.A. "...diversify the economy and create a more regional employment and market base. • By designating the subject property for commercial development, the City is enabling the diversification of the economy and enhancing the opportunities for the regional employment base in the commercial job sector. This also creates a new and expanded opportunity for private commercial investment. Objectivel.C. "...a population base of 60,000 — 62,000 and an employment base of 34,000 is targeted within the City." • The proposed commercial development would contribute to the employment base. The employment base referred to by this objective is not location specific. Therefore, regardless of the site selected, this objective would be met. Goal No. 2. "In preparing for the target population and employment growth, it is the goal of Ames to assure the adequate provision and availability of developable land. It is the further goal of the community to guide the character, location and compatibility of growth in the area's natural resources and rural areas." • Rezoning of the subject property to G-C (General Commercial) decreases the amount of available land for industrial development and increases the amount of land available exclusively for commercial development, by approximately 12 acres. The LUPP calls for an additional 300-350 acres of land for community-scale commercial activities. This rezoning represents approximately 4 percent of the additional land area needed for community-scale commercial development. The proposed rezoning is consistent with the LUPP Map designation of "Environmentally Sensitive Land". The subject property is located in the "floodway fringe" portion of the "floodplain". This portion of the "floodplain" is intended for development, provided the lowest floor elevation meets the minimum requirement of one foot above the 100 year base flood elevation. Objective 2.A. "provide between 3,000 and 3,500 acres of additional developable land ... by the year 2030. Since the potential demand exceeds the supply within the current corporate limits, alternate sources shall be sought by the community through limited intensification of existing areas... The use of existing and new areas should be selective rather than general." • The subject property is one of a select number of sites inside the corporate limits where intensification for commercial development is appropriate. Objective 2.B. "...assure the availability of sufficient land resources to accommodate the range of land uses that are planned to meet growth. Sufficient land resources shall be sought to eliminate market constraints." • The subject property will contribute approximately 12 acres towards the supply of land needed to meet the projected demand for commercial land use. Goal No. 3. " ... assure that it (Ames) is an `environmentally-friendly' community and that all goals and objectives are integrated with this common goal. In continuing to serve as a concentrated area for human habitat and economic activity, Ames seeks to be compatible with its ecological systems in creating an environmentally sustainable community." • Measures are necessary to elevate the building sites to a minimum elevation of one foot above the 100-year base flood elevation to meet the requirements of the City of Ames Floodplain Ordinance. The proposed building will be constructed two feet above the base flood elevation, shown on the FEMA maps, and one foot above the base flood elevation according to the Flood Study conducted by Snyder and Associates. This will require six to seven feet of fill. Goal No. 5. " ... establish a cost-effective and efficient growth pattern for development in new areas, and ... to link the timing of development with the installation of public infrastructure including utilities, multi-modal transportation system, parks and open space." • This is an area for which utilities are available. Land is needed for a commercial development on the subject property and on the adjacent property to the south and the west of the subject property. Cy-Ride has an existing bus route that serves South Duff Avenue, as well as, South Third Street and South Fifth Street. Objective 5.C. " ... the continuance of development in emerging and infill areas where there is existing public infrastructure and where capacity permits." • The subject property is located in an area where existing public infrastructure has adequate capacity to meet the demand for the proposed commercial land use. Utilities. The capacity of existing utilities is adequate to serve commercial development on the subject property. City staff is exploring ways to serve the development site with sanitary sewer that "gravity flows". The preliminary design concept for sanitary sewer service to this site indicates that the depth of the sanitary sewer main will be very shallow, unless the elevation of each building pad is raised. A shallow sanitary sewer main may require that the developer construct individual private lift stations for each building. The developer will be responsible for the costs of construction and maintenance of each lift 3 station. If an alternative can be worked out for the installation of sanitary sewer that gravity flows, it will not be necessary to install the lift stations for each building. Fire Department Response Time. The estimated Fire Department response time to the intersection of South Duff Avenue and South Third Street is 2.82 minutes. Five minutes is the standard the Fire Service uses for fire and first aid response. G-C Zoning Restrictions Versus G-1 Zoning Restrictions. The following is a comparison of the bulk regulations for the GC (General Commercial) zoning district versus the bulk regulations for the GI (General Industrial) zoning district. Requirements G-C (General Commercial) G-I (General Industrial) Lot Area No Minimum No Minimum Lot Width 50' Minimum No Minimum Front Yard 20' Minimum 10' Minimum 40' Minimum (If abutting an arterial street.) Side Yard 5' Minimum 12' Minimum 15' Minimum between 40' Minimum (If abutting an structures on adjacent arterial street.) properties. 20' Minimum (If abutting a street or residential district.) Rear Yard 10' Minimum 12' Minimum Maximum Height 4 stories or 50' 9 stories or 100 feet Access/Traffic Impact. Access to the subject property will be provided by Southeast Fifth Street and Southeast Third Street. To serve the proposed commercial development, Southeast Third Street must be constructed east of South Duff Avenue for a distance of 1,125 feet. An extension of Southeast Fifth Street, which presently extends 610 feet east of South Duff Avenue, will be necessary. Southeast Fifth Street will be extended 670 feet east of where it presently ends. Southeast Fifth Street will then extend approximately 1,280 feet east of South Duff Avenue. A traffic impact study has been completed for the proposed commercial development. Recommendations of the traffic study (that apply to the proposed rezoning) include the following: • The eastbound approach of South Third Street and South Duff Avenue should include one left turn lane, one through lane, and one right turn lane. 4 • The westbound approach of South Third Street and South Duff Avenue should include one left turn lane and one shared right/through lane for westbound traffic and one lane for eastbound traffic. Traffic volumes have been projected for the year 2000 with the development of the proposed commercial center. Projections show traffic volumes westbound on Southeast Third Street turning left to proceed south on South Duff Avenue will be 10 vehicles at the A.M. peak and 57 vehicles at the P.M. peak. A left turn lane, at this intersection, is warranted to maintain a level of service (L.O.S.) B at this intersection. STAFF COMMENTS: Staff believes the proposed rezoning of the subject property from G-1 (General Industrial) to G-C (General Commercial) is consistent with the adopted Land Use Policy Plan. Rezoning of the subject property will establish a commercial development location that has one zoning district for the entire site. In the future, it will be necessary to rezone the remaining portion of the G-1 (General Industrial) zoning district to bring this area into compliance with the "Highway-Oriented" Commercial designation shown on the Land Use Policy Plan Map. PLANNING AND ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission reviewed this initiative to rezone this property at their meeting of February 4, 1998 and recommended that the City Council initiate the rezoning of this property from G-1 General Industrial to G-C General Commercial. ALTERNATIVES: 1. The City Council can initiate rezoning of approximately 11.92 acres of land, generally located east of South Duff Avenue between South Third Street and South Fifth Street, from G-1 (General Industrial) to G-C (General Commercial). 2. The City Council can decide not to initiate rezoning of approximately 11.92 acres of land, generally located east of South Duff Avenue between South Third Street and South Fifth Street, from G-I (General Industrial) to G-C (General Commercial). 3. Action on this staff proposal for rezoning can be postponed and referred back to City staff and/or the applicant for additional information. RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the proposal to initiate rezoning of approximately 11.92 acres of land, generally located east of South Duff Avenue between South Third Street and South Fifth Street, from G-1 (General Industrial) to G-C (General Commercial). This will bring the zoning of this property into accordance with the Land Use Policy Plan of the City of Ames. Attachment h\b po\caf\ta rg etrez on e224 6 M� E.SECOND ST. E. —0 SECOND ST. 2 LL o Uj w U E. LINCOLNWAY w�[��] w ui Q Q d.ECO SE. S D S T. cr -WTF Lj : z a w z S Q :{:.::::ii: �tQ Xi tD :. ST. S cc7. N rat ........... ..... ........ ............... ... .......... ............ ........... ... . ........... ............... REZONING NOTIFICATION N W E Rezoning Area S City of Ames Department of Planning and Housing 600 U 6W Feet January 27, 1998 _ ucn Uff][ Z N p ST. M w v~i 0 5Pw G-1 0 E. [LINCOLN LIN WAY >= ui ui ¢ > LL G-I SE. SECOND G-C z 2 w G-1 G-C A-1 G-C LL LL o G-C ST. S.E. vi G-C G-1 EXISTING ZONING N W E ® Subject Area S City of Ames Department of Planning and Housing 600 o 6W Feet January 27, 1998 CLJ� w z N p ST. LL 0 G-I U) E. E-INCOLN LIN WA) ui ui ui a a Q G-I LL T SE. SECOND G-C z w a G-1 G-C r/ G-C ST. S.E. G-C G-1 PROPOSED ZONING N W E ® Subject Area s City of Ames Department of Planning and Housing 600 0 soo Feet January 27, 1998 ----- ........ ................ ........ ........... ----------------- .......... ...... ..........-- -------- .. ..... ........... ......... ...... ...... ....................... ...... ........................ ........... ........ ....... ........... ..... ...... ............ .... . ... .. ........ . ........... .......... .......... .................. ......... ........ .. .. .......... ....... . ......... ... .. . ......... .......... ........ ............ ..... ...... ........ .......... ... ................... ........................ ... ...... ............... ... ................ ........ ......... . ......... ....... ............ ................. .. .... .......... ..... ........ ............ ........ .. .......... ... ....................... ... .... .... . .... ......... ... ........ ........ ............... ...... ........ ........ ............. ............... .............. . .... ... ..... ................. ...... ............ ............ .......... ..................... ... ................................ ................ ......... .............. ........ . ............ ... ........ .... ........... ... ..... .......... ........... ............. .......... ... ... .......... ........... ........... ....... ............................... .......... TALL RIVE %a LN...... ....... ENMI .. ... . . ...... ...... .......... ............. ...... ........... ............. .......... ....................... ..... ....... ... .............. ......... ....... ............ ........ ....................... ............ ........... ....... ............. . .................... ............ ............. ........ ............ ......... ................. ................... ........ .......... .............. ...... .. ....... ...... ........ ..... .............. .......... ..... .......... ............ ....... ...... ....... .......... .............. ...... ...... .............. ................. ............ ........ ........ ... .......... .......... ...... .......... .......... ................ ...... ............ ........... ........... ............ ........ ....... ............ .............. .......... .... ........ ...... ..................... ................. ............... ..................... ........... ........ ..... ............. ............................... ... ....... .... ............................... ...... .............. ...... ..... ...................... .......... ............ ........ .................. ....... ........... ........... .............. ..................... ...... ................ ........... ...... ............ .............. .... ....... .......... ..... .......... .......... .... ............. ...................... ...... ......... ......... .............. .................. ................ .......... ............... ............... ................. ......... ........ ........... I....................................... ........ .......... ...... ....... ....... ......... .......... ............ ....... ................................ ..................................... ...... . ..... ...... ......... .......................... ............ .............. ................. ....................... ...... ... ...... ......... .......... ......... ...... ....... ........ ...... ........... ...... ....... .............. .......... ......... ....... ........ - .. .......... ..................... ... ... ....... .................................. ................... ......... ........ ........... .. .......... ...................................... ........................ ... ............ ...... ...................... ............................ ..... .......... ..... .......... . ................ ............... ................. ............... .................. ..... ................ .................. ......................... .......... .... ...................................... .. ....... .................... ............................. ............................... ........................ . ............. . ...... ................................. ........ TA M . ............ ..................... ............................ ...... ................. ........... ... ... ................ ............. ................ .................................. Eoo-N: W .................. ......... ......................... NOT: .......... ............. ................. ........ .. . .......... ............... .. ....... L U P P M .... A P }`' L� Subject Area Department of Planning and Housing, January 28, 1998 .......... ............. ................................ .......... ............ . ............................. .......... .......... ................ ... ...................... ....... ........... ..... ....*...............*............ .. ................................ ...... ........I........ .....•......................... X. ........ .... ................................. .. ............ .... ............. ................ . .. ........ ....... .................... .. ................... ................. .............. ....... ............................... ........................................ ...... ..... . .....-.... . ........ LLJ� E.SECOND ST. E. 0 SECOND ST. L � w a � E. ELINCOLN LINCOLNWAY yyq ui TME hM1A Z SE. SECOND ST, � h A hA A ! W = nAA AAA hAAAA AAA' cZc W C V A"A"A"A F F"A"A"F"A FAA"AAAAA AAF"A"w"A"w"A AAAA A"A' WwAA AAAww AFA N Q Aww AwM1A AA A A A "A"A A "A"A"A AAA"AA M1AAAA AnAAAM1AAA"AAAh nAAA♦ A A h A h A A F A A A A A w h M1 A A A F n n n h A A w h h w A A A A , A h A h w A A A A A A . w A h A A h A n n A A n w A h A h A h A A A A w h A w M1 h h h A A A A A M1 A A A A A A A A A A A A A A A A w A A A A A n A A A A A A h A M1 A A A h ! n A h w A A A A A A A A n n n A A A A A A F A A h A h A n A h A n A A h A A A n n w n A A A A n A A w A A A A A A M1 A A A w A A A A h A A A A A h A h A A A A A A A A A A ! A A AA A A A M1 A wA w h A A A A A A F F A A F A F A A A w w A A A A A A A A A h A h n h A A A A A A A A A F A A A A A A h A h A A A A h A A A A A ! A n n w A A A w A A h A n A A A n h A A A A A w A A w A A A A A A M1 A A A A A w h A A A w A A A A w A w n AAA nhw AAA AAn An AAh A A"AAA"AAA"A"AA AAAA♦ OAAh AAA wAnAh AAh S ~h~ hAAAA AAh AAA T. S.E. u VJ hAA AAn AAnAAhAnAAnhAAhwnAAAAA n AhnAAAAhA ! AAAAAAAAAAAnAAAAAnIAAwwnAAwwAAAAAwAAA AwAAAAAAAAAAAAAAM1AAAAAAAnnA AAnnAAAAA / AAAnAAAwnnAwwnnIAIIAnAAAAAnAAAAwwnhAA I AAAAAAAnAAAAAnAAIAAAAAAAA nAAAAAhAA ! A A A w n nAA AAn AnnAAnAAAAnnAAAAnhnnAAAAAhA AAA A AA AAA AAM1 A AAAA AAA AAw AAA AAA AAA AAAAw nAA AAM1AA AAhAAAAAAAA AAAAAAhAA AAwAI AAA AAA AAA AAA AAA LAND USES N Agricultural Use Subject Area —4f, Commercial Use W7 h 0 Exempt Property (i.e. state owned, church, city) ® Industrial Use ® Residential Use City of Ames Department of Planning and Housing soo o coo Fit January 27, 1998 w E.SECOND ST. �w E• � SECOND ST, Q w 9 ul E. ELINCOLN LINCOLNWAY WA L w w �u Q Q Z SE. SECOND ST. w x w W C7 x � _ � N ui ai w w ST. T-IT S.E. ui OCCUPANCY N —At— ® Subject Area Rental - Owner Occupied w7r- City of Ames Department of Planning and Housing eo0 0 600 Feet January 27, 1998