HomeMy WebLinkAboutA010 - Council Action Form dated March 28, 2000 ITEM # 44
DATE 03/28/00
COUNCIL ACTION FORM
SUBJECT: MOTION DETERMINING THAT THE REQUEST FOR DESIGNATION OF AN
URBAN REVITALIZATION AREA FOR 316 LINCOLN WAY DOES NOT MEET THE
CRITERIA FOR ELIGIBILITY UNDER THE COMMERCIAL CRITERIA MATRIX.
ACTION FORM SUMMARY: The City of Ames has received a Request for Designation of
an Urban Revitalization Area for the property located at 316 Lincoln Way under the
Commercial Criteria Matrix. The property owner proposes eliminating the trailer park at
316 Lincoln Way and developing a Dairy Queen Franchise on the site.
Staff has determined that the request does not meet the criteria for eligibility for
designation as an Urban Revitalization Area under the Commercial Criteria Matrix and
recommends the denial of the request.
BACKGROUND:
On March 7, 2000 the City of Ames received, from the property owner of 316 Lincoln Way,
a Request for Designation of Urban Revitalization Area. The project consists of the
removal of a trailer park and the construction of a 2,130.8 square foot Dairy Queen
franchise building on the site. This property has an approved site plan for the Dairy Queen
franchise building. Currently there are 14 trailers on the site occupied by residents.
The action to be taken by the City Council is to determine if the request meets the
Criteria for Eligibility under the Urban Revitalization Commercial Criteria Matrix. If
the City Council determines that it does, then City Council needs to set a date of
Public Hearing for approval of the Request for Designation of Urban Revitalization
Area for 316 Lincoln Way.
ANALYSIS:
The applicant has submitted a Request for Designation of Urban Revitalization Area for
316 Lincoln Way under the Commercial Criteria Matrix (see attached request). Staff has
determined the request is complete and the information submitted is correct.
The existing trailer park has been functioning since 1951 as rental units. The trailer park
is not a permitted use in the General Commercial Zoning District, but is a legal non-
conforming use. The proposed project is a permitted use within the General Commercial
Zoning District, which will result in the removal of a non-conforming use.
The following analysis is estimated from the building value estimated by the
property owner and the established land value by the City of Ames. The tax rate is
the current tax rate, no change is taken into consideration over a 10 year period on
the value of the property and the rate of taxes.
The taxes deferred and collected analyzing the three different tax schedules are listed
below on the following valuation:
Estimated Value of Building $256,000 Tax rate/$1,000 Valuation: $29.83319
Land Value $259,000
Total Value $515,000 Yearly tax revenue: $15,364.09
No tax exemption over a ten year period = $153,640.90
Taxes Exempted Per Taxes Paid Over 10-Year
Schedule Period
3-Year $46,092.27 $107,548.63
5-Year $46,092.27 $107,548.63
10-Year $67,602.01 $ 86,038.90
Required Conditions
The Criteria for Eligibility under the Commercial Criteria Matrix (see attached), mandates
that the property must display one of four required conditions before it can be determined
that the property is eligible to be considered further. These four threshold conditions are:
- A slum and blighted condition, or;
- An underutilized condition, or;
- Zoning nonconformity, or,
- Floodway fringe nonconformity.
The applicant has indicated that the property meets the Required Condition of Non-
Conforming, with respect to the base zone that will be brought into conformance.
To meet the Non-Conforming portion of the matrix, the current use of the property needs
to be a use that is not permitted because of base zoning regulations. Under the General
Commercial Zoning District, trailer parks are not permitted. Trailer Parks are allowed only
in the R-5 Zoning District.
- City staff believes the applicant has met the requirement of non-conformity, with
respect to the base zone that will be brought into conformance.
2
Optional Conditions
Under the optional requirements of the Commercial Criteria Matrix there are two options:
-Underrepresented: Properties that are to include a business use where the actual
sales of the business use are below the expected sales for the business use as
determined by the City Council to be of benefit to the City. This is to be supported
by a retail leakage study.
- 1) Design Standards 2) Landscaping 3) Signage and one of the following: 4)
Shared Parking or Structured parking: 1) Meets any applicable design standards,
2) landscaping of 25% of the area of the lot and landscaping area is located
adjacent to streets or neighboring property, 3) signs utilize wall mounted, ground
mounted, or monument signs, and 4) shared parking with another commercial
property allowing for joint access and or drive aisle movement between the
properties with cross easements or meet a structured parking requirement based
on a square footage requirement to the percentage of parking provided in a parking
structure.
The applicant addresses the optional requirement of: 1) Design Standards, 2)
Landscaping, 3) Signage, and 4) Shared or Structured Parking:
1) Design Standards: The Design Standards for the General Commercial Zoning District
have been met. The Design Standards for this zoning area are meeting setback
requirements, parking requirements, and traffic flow requirements for the site plan in a
General Commercial Zoning District.
2) Landscaping Standards: The Landscaping Standards that state that 25% of the area
of the lot is landscaped and landscaping is appropriately used on the street facing side, as
well as adjacent property sides, have been met.
3) Signage Standards: The Signage Standards have not been met. The applicant is
utilizing wall mounted signs on the east and west sides of the building. The applicant is
also utilizing a monument sign on the west-end of the property. All of these are allowed
under the Commercial Criteria Matrix. The applicant is also utilizing a pole sign on the east-
end of the property and this is not permitted under the Optional Signage Standard.
4) The Shared Parking Standard: The Shared Parking Standard is not being fulfilled by
the applicant for this commercial development. The applicant has indicated that an attempt
to coordinate shared parking with property owners to the east, west, and south failed as
the adjoining commercial property owners refused to share parking. The applicant also
indicates that there is a topography problem to the east and a public alley to the south that
would also inhibit the shared parking scenario.
3
City Staff has determined the applicant has met the required (non-conforming
condition), and has met the optional conditions of Design Standards and
Landscaping, but has not met the Signage and Shared Parking conditions that are
required to be met under this optional condition of the Commercial Criteria Matrix.
ALTERNATIVES:
1. The City Council can determine that the request for designation of an urban
revitalization area for 316 Lincoln Way does not meet the criteria for eligibility.
2. The City Council can direct that the staff revise the Commercial Criteria Matrix criteria
where the revisions might or might not enable the property at 316 Lincoln Way to be
designated as an Urban Revitalization Area.
3. The City Council can refer this request back to staff for additional information.
MANAGER'S RECOMMENDED ACTION:
Staff has determined that the project does meet the Required Condition with respect to the
non-conforming base zoning condition of the Commercial Criteria Matrix. City staff has
determined that the applicant has met some, but not all, of the Optional Conditions. To
have the property at 316 Lincoln Way recommended for consideration as an Urban
Revitalization Area, the project needs to meet all of the Optional Condition standards that
are chosen, which is required under the Commercial Criteria Matrix. The applicant has met
the Required Condition of Underutilized and the Optional Conditions of Design Standards
and Landscaping. The applicant has not met the Optional Conditions of Signage and
Shared Parking. Since it is essential that the applicant meet both the Required and
the selected Optional Conditions, it is the recommendation of the City Manager that
the City Council adopt Alternative #1. This action will deny the Request for Designation
as an Urban Revitalization Area for 316 Lincoln Way on the basis of the project not
meeting all of the Optional Conditions (Signage and Shared Parking) set forth in the Urban
Revitalization Commercial Criteria Matrix.
This is the first request under the new Urban Revitalization Commercial Criteria Matrix.
There is little doubt that improvement to this site would benefit the community. The City
Council should decide if the Criteria Matrix, as currently approved, is accomplishing the
objectives of the program. If you conclude this is not the case, the staff should be directed
to revisit the Commercial Criteria Matrix and recommend possible revisions.
COUNCIL ACTION:
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