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HomeMy WebLinkAboutA002 - Council Action Form dated July 27, 1999 ITEM #: �O 10 DATE: 07/27/99 COUNCIL ACTION FORM SUBJECT: MOTION TO APPROVE REZONING OF PARCEL `C', A 9.09 ACRE PARCEL, FROM A-1 (AGRICULTURAL STORY COUNTY) TO G-C (GENERAL COMMERCIAL) AND PARCEL `B', A 0.91 ACRE PARCEL, FROM G-1 (GENERAL INDUSTRIAL) TO G-C (GENERAL COMMERCIAL). THIS PROPERTY IS LOCATED NORTH OF EAST 13T" STREET AND APPROXIMATELY 1/4 OF A MILE WEST OF NORTH DAYTON AVENUE. ACTION FORM SUMMARY: This is a request to approve rezoning of two parcels of land, identified as Parcel `C' and Parcel `13% located on the north side of East 13'h Street and 1/4 mile west of North Dayton Avenue. The rezoning request is from A-1 (County Agricultural) and G-1 (Industrial) to G-C (General Commercial). Approval of this request is recommended. BACKGROUND: The applicant is requesting that the City of Ames rezone a 9.09 acre parcel, represented on the graphic below as Parcel `C', from A-1 (Story County Agricultural) to G-C (General Commercial) This request is being made in association with a concurrent annexation request. He is also requesting that an adjacent 0.91 acre parcel, represented on the graphic below as Parcel 'B', and which is already within the City limits, be rezoned from G-1 (General Industrial) to G-C (General Commercial). The applicant intends to sell both Parcel `C' and Parcel `B' to the Convalescent Home for Children. In turn the Convalescent Home for Children intends to subdivide the entire 10.0 acres and build a daycare and respite care facility on a part of the site and market the remainder of the site as lots in a commercial subdivision. (Please refer to the Graphic titled 'Aerial Location Map"on the next page.) Parcel `C' and Parcel `B' are currently in agricultural use. These two parcels are bounded by land zoned G-1 (General Industrial) and A-1 (Agricultural) to the south, G-C (General Commercial) to the east, and A-1 (Agricultural, Story County) zoning to the north and west. (Please refer to the map on page 3 titled "Existing Zoning Map".) Aerial Location Map EAST GATE DEVELOPMENT PARCEL ' III 3 ANALYSIS: Land Use Policy Plan (LUPP) Map and Zoning. The subject properties, Parcel `C' and Parcel "B", are designated on the LUPP Map as a Community Commercial Node. (Please refer to the map below titled "LUPP Map".) + LU P P MAP L Greenway n 'a AgHculture/Farn stead c7 • a •• ommunity = ; commercial Node -1/1 -AREA ra o E vironmentally nsitive Land Gove nment/Airpor 2 Parcel "C' is presently zoned Story County A-1 (Agricultural), and Parcel `B' is zoned G-1 (General Industrial). The applicant is requesting the two parcels be rezoned to G-C (General Commercial) zoning. (Please refer to the map below titled "Existing Zoning Map" and the map below titled "Proposed Zoning Map".) EXISTING A-1 ZONING MAP A-1 Story County A Story C my A-1 A-1 A-1 Story County G-C SUBJECT AMA G-I ;HI A-1 /� -I O PROPOSED A-1 ZONING MAP A-1 Story County A-1 Story IL A-1 A-1 County G-C 1 G-C G-C(PROPO A-1 � -I The following goals and policies of the Land Use Policy Plan (LUPP) apply to this request 3 for rezoning. Goal No. 1. Recognizing that additional population and economic growth is likely, it is the goal of Ames to plan for and manage growth within the context of the community's capacity and preferences. It is the further goal of the community to manage its growth so that it is more sustainable, predictable and assures quality of life. (Page 23, LUPP) • The subject property is located within the New Lands Growth Boundary and can be adequately and efficiently served by municipal services. A commercial use of this property is consistent with this Goal and existing land uses. (Please refer to the map titled "LUPP Map"on page 2.) 1.A. Ames seeks to diversify the economy and create a more regional employment and market base. While continuing to support its existing economic activities, the community seeks to broaden the range of private and public investment. (Page 23, LUPP) • The 10.0 acres of land could potentially offer eight acres of developable commercial land (assuming 20% of land area attributed to ROM to the City of Ames commercial land resources. The property is located in one of the City's gateways and has the potential to foster new and unique commercial investment. Annexation and commercial rezoning of this property would allow for the further diversification of the City's economy and enhance the opportunity for growth in the regional employment base in the commercial job sector. 1.13. Ames seeks to integrate its growth with an economic development strategy for the Central Iowa region. (Page 24, LUPP) • The subject property is located approximately 1/4 mile east of 1-35, a major state and national transportation thoroughfare. Future commercial uses on this site could utilize this regional transportation investment. 1.C. Ames seeks to manage a population and employment base that can be supported by the community's capacity for growth. A population base of 60,000-62,000 and an employment base of up to 34,000 are targeted within the City. Additionally, it is estimated that the population in the combined City and unincorporated Planning Area could be as much as 67,000 and the employment base could be as much as 38,000 by the year 2030. (Page 24, LUPP) • The site is strategically positioned to capture both local and regional employment. This site could provide expanded employment opportunity 4 and commercial resources needed to support Ames' growing population. 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 with the area's natural resources and rural areas. (Page 24, LUPP) • The property owner is requesting General Commercial zoning. The land uses permissible under G-C zoning are consistent with the land uses that exist in the surrounding area. However, G-C zoning allows for a wider variety of commercial uses than anticipated in a Community Commercial Node, which is the intended future land use planned for the area (Future land uses are outlined in the Land Use Policy Plan Map). This situation emphasizes the need to put the new zoning regulations into effect. The subject property is adjacent to the Eastgate Subdivision, a 40 acre commercial development site. This 10.0 acre site would be an expansion of that commercial development. (Please refer to the map below titled "Existing Land Use" ) EXISTING EXEMPT LAND EXEMPT USE MAP EXEMPT EXEMPT EXEMPT EXEMP EXEMPT 2.A. Ames seeks to provide between 3,000 and 3,500 acres of additional developable land within the present City and Planning Area 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 5 intensification of existing areas while concentrating on the annexation and development of new areas. The use of existing and new areas should be selective rather than general. (Page 24, LUPP) • The rezoning of this property to G-C will increase the supply of commercial land resources needed to support future growth. The site is located within the New Lands Growth Boundary. (The New Lands Growth Boundary identifies the extent in which the City can efficiently and adequately supply municipal services and support projected land use needs.) 2.B. Ames seeks to assure the availability of sufficient suitable 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. (Page 24, LUPP) • The subject property will provide additional commercial land resources and allow for a broader commercial market opportunity. Commercial Expansion Areas. In supporting the community's goal for economic expansion, additional commercial uses are needed to support the increasing population and workforce, and to serve the increasing regional attraction of Ames' market. It is recommended that the New Lands area provide the base for most of the community's convenience/neighborhood, community and regional commercial expansion. (Page 64, LUPP) • Annexation and rezoning of Parcel `C', as well as the rezoning of Parcel `B' to General Commercial, would provide a site location suitable for future commercial investment opportunities. Commercial development on this property would foster both regional and local employment opportunities. It will increase the economic tax base of the City of Ames, and contribute 10.00 acres of land toward the 800-900 acres of commercial land (Page 20, LUPP) needed to support commercial growth for the City of Ames to the year 2030. The Land Use Policy Plan (Page 65, LUPP) states that in a Community Commercial Node uses should be more selective than those generally located in Highway-Oriented Commercial Areas. These nodes are represented by a cluster of mixed commercial uses typically associated with one or more arterial streets. The scale of commercial uses in a Community Commercial Node is community scale. Shared parking, and common design features are also expected as part of development of a Community Commercial Node. The draft zoning ordinance has a zoning district, "CCN", Community Commercial Node, that was created for these areas of the community. However, there is no zoning district in our current Zoning ordinance that is similar to the Community Commercial Node. This situation further emphasizes the need to put the new zoning ordinance into effect as soon as possible. The two zoning districts in the current Zoning ordinance that 6 could be used are P-C (Planned Commercial) and G-C (General Commercial). Since a Planned Commercial district will not be a part of the new zoning ordinance regulations, the G-C (General Commercial) district would be the most appropriate zoning district to zone this property at this time, although the commercial uses will not be limited, and it will not mandate that there be cluster development, shared parking, and common design features. G-C (General Commercial) is also the same zoning as that was applied to the Eastgate Subdivision to the east. Municipal Services. Water. An 8-inch water main is adjacent to Parcel `B' on the east, and it can be extended into the site to serve the day care and respite care facility and other commercial uses that may develop on the subject property. Sanitary Sewer. A 12-inch sanitary sewer main is also located adjacent to the Parcel 'B' in Philadelphia Street, which is under construction in Eastgate Subdivision. This site (Parcels `C' and `B') is at the western most limit of the City's sanitary sewer service boundary in this part of the community. Electric. The subject property falls within the City of Ames Electric Service Boundary. It can be adequately served by municipal electric utilities. Fire Department Response Time. The estimated Fire Department response time is approximately four- (4) minutes to the intersection of East 13th Street and 1-35. The subject property falls within the recommended emergency response time of four- (4) minutes and a fire response time of five- (5) minutes. Access/Traffic Impact. Access to this 10.0 acre parcel will come from the extension of Philadelphia Street, which abuts the property on the east. It has been extended to the western boundary of the Eastgate Subdivision for the purpose of providing access to the land to the west. No direct access to 13th Street will be allowed. At this time, the exact uses of the subject property are not known with the exception of the proposed day care and respite facility which will require a Special Use Permit from the Zoning Board of Adjustment. Prior to development the property owner has to complete subdivision of the land, and receive site plan approval. At that time, depending upon the potential uses of the entire site, a traffic study may be warranted to determine traffic impact on the area. STAFF COMMENTS: Staff believes that these rezoning requests are consistent with the goals and policies set forth in the Land Use Policy Plan for this area. The LUPP identifies this area as a Community Commercial Node. The proposed rezoning of this property to G-C (General Commercial) is the most appropriate zoning in light of the fact that the new zoning 7 ordinance has not been adopted. This situation further emphasizes the need to adopt the new zoning ordinance so that the City Council has the appropriate tools to apply to new development in compliance with the intent of the LUPP. The subject property is also located in an area that is identified as a "Gateway" into the City of Ames. The City has the opportunity to establish Gateway Overlay standards that would apply to this site, as well as to Eastgate Subdivision, the commercial development to the east. A gateway overlay would bring about a greater design continuity for all commercial development in the area through the use of similar signage, landscaping and other identifiable features. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning and Zoning Commission reviewed this request at their meeting of July 7, 1999 and approval of this request was recommended. ALTERNATIVES: 1 . The City Council can approve these requests to rezone Parcel 'C' from A-1 (Story County Agricultural) to G-C (General Commercial) and Parcel 'B' from G-1 (General Industrial) to G-C (General Commercial). 2. The City Council can deny these requests to rezone Parcel 'C' from A-1 (Story County Agricultural) to G-C (General Commercial) and Parcel 'B' from G-1 (General Industrial) to G-C (General Commercial). 3. Action on this request 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 the rezoning of Parcel 'C' and Parcel `B' to G-C (General Commercial). This rezoning will allow the developers to proceed with the subdivision of this property and the application for a Special Use Permit to develop a portion of this site for a day care and respite facility. 8