HomeMy WebLinkAboutA003 - Council Action Form dated August 28, 2001 t
ITEM #:
DATE: 08/28/01
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE/DENY THE REZONING OF PROPERTY
LOCATED AT 1208 DAYTON AVENUE FROM "GI" (GENERAL INDUSTRIAL) TO
"HOC" (HIGHWAY ORIENTED COMMERCIAL).
BACKGROUND:
The applicant is requesting that the City of Ames rezone 3.21 net acres of land
generally located along South Dayton Avenue, just north of the South Dayton/Highway
30 Interchange, from General Industrial (GI) to Highway Oriented Commercial (HOC).
The City Assessor classifies the existing use on the subject property as a
miscellaneous industrial use. The applicant has stated, " ...Our Company is no longer
involved in the construction (crane rental) business." However, after City staff made a
site inspection on July 26, 2001, it was found that heavy machinery still occupies the
site. If the property owner is granted a zone change to HOC, the heavy machinery
rental business will become a non-conforming use. The following photograph was taken
during staff's inspection of the site:
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The applicant is seeking a zone change to the property to allow for commercial type
uses similar to development that currently exists and planned for south and west of the
property. The subject property is adjacent to a Highway Oriented Commercial zone to
the south and west (See graphic titled "Existing Zoning').
Water. A 14-inch water main currently exists along South Dayton Avenue adjacent to
the western boundary of the subject property. This water main adequately services the
subject area. If the property is commercially developed, the water main is of sufficient
size to service commercial land uses.
Sanitary Sewer. A 12-inch sanitary sewer is located along the South Dayton
right-of-way. The subject property is adequately serviced from this existing
infrastructure. The sanitary sewer is also of adequate size to service future commercial
land uses.
Electric. The property falls inside the City of Ames Electric Service Boundary. The site
can be adequately serviced by municipal electric facilities.
Storm Sewer. Future development of the subject property will require that storm water
run-off be collected and controlled through a system of surface drainage, subsurface
sewers, and storm water detention facilities. The rate of storm water run-off will not be
increased above the pre-development rate of run-off. Any proposed development on
the subject property will require the applicant to submit a site plan and staff will review a
storm water management plan before the approval of subdivision plats or zoning
permits. Presently, storm water is managed through an open ditch that runs along the
South Dayton Avenue right-of-way adjacent to the western property line of the subject
property.
Access/Traffic Impact. The Transportation Plan calls for a realignment of South
Dayton Avenue through the properties west of the subject property (across South
Dayton Avenue). This realignment of South Dayton Avenue will change the
classification of the road in front of the subject property into a local street.
The existing South Dayton Avenue will provide local street access; and the subject area
maintains suitable access to public right-of-way.
Floodplain. The subject property is located within the 100-year floodplain. In order for
the property to be developable, development on-site must meet the City's floodplain
rules and regulations. If the current property owner or future developer proposes a
hotel/motel venture under HOC zoning, the property will have to be elevated to mitigate
the effects of potential future flooding.
Currently, the legislated elevation requirement for development in the floodplain is one
(1) foot above the 100-year flood elevation. Staff recommends that a future developer
of the site should elevate the property three (3) feet above the existing base flood
elevation, an elevation of two (2) feet above the minimum elevation requirement (this
equates to one (1) foot above the proposed base flood elevation). Staff recommends
exceeding the existing standard so that future development meets the proposed
floodplain regulation standards.
2
Land Uses. The subject area is currently an industrial use, however, the applicant
states that the former crane rental use on the property is currently dormant. The
existing land uses that border the property are as follows (See map titled, "Land Uses'):
Location Land Use
North Manufactured Housing/ Mobile home community
East Vacant/Agriculture
South Highway Oriented Commercial Land Uses
West I Vacant Commercial land/Agriculture land uses
Zoning Districts. Presently, the property is zoned "General Industrial" and located in
the 100-year floodplain, however, the site is not located in the floodway of the Skunk
River. Before the applicant seeks a building or zoning permit to redevelop the property,
the property owner must elevate the subject area at least one (1) foot above the base
flood elevation. If the land is rezoned to "Highway Oriented Commercial" (HOC), before
it is improved upon, it must be elevated to be consistent with the Environmentally
Sensitive designation of the Land Use Policy Plan.
The permitted uses in the GI zone include the following: Office uses, general retail
sales and service (uses greater than one 3,000-sq.ft. use per site require a Special Use
Permit from the ZBA), automotive and marine craft (uses greater than one 10,000-sq. ft.
use per site require a Special Use Permit from the ZBA), wholesale trade,
manufacturing/processing (except some major industrial groups), resource
production/extraction, warehousing/freight storage, industrial service, child day care
facilities, vocational/technical high schools, vehicle servicing facilities and
transportation, communications, and essential services (except passenger terminals).
The property owner is requesting the property to be rezoned to HOC. According to the
Zoning Ordinance, the HOC zone is intended to accommodate the use of automobiles
in developments that offer a wide variety of retail and service businesses. However,
although the zone is oriented toward the automobile, the streets located in this zone
should have a pleasant appearance and should be pleasing to both pedestrians and
motorists. This zone should also be compatible with adjacent residential areas.
Permitted uses in the HOC zone include the following: short-term lodgings, office uses,
general retail sales and service (including printing, publishing, commercial art and
reproduction), retail trade-automotive etc., wholesale trade, community facilities,
passenger terminals and basic utilities, commercial parking, radio and TV broadcast
facilities, commercial outdoor recreation, child day care facilities, detention facilities,
major event entertainment, vehicle service facilities and adult entertainment facilities.
3
The pattern of existing zoning of the subject property and the properties adjacent to the
subject property is as follows (See attached "Existing Zoning" and "Proposed Zoning"
maps):
Subject Property GI (General Industrial)
North of Subject Property RLP (Residential Low Density Park Zone)
East of Subject Property A (Agriculture)
South of Subject Property HOC (Highway Oriented Commercial)
West of Subject Property HOC (Highway Oriented Commercial)
Land Use Policy Plan (LUPP) Goals and Policies. The subject property is shown on
the LUPP Map as Environmentally Sensitive Land. It is within the New Lands All Other
Growth Boundary. Rezoning of the property to HOC would be consistent with the Land
Use Policy Plan as long as the property is properly elevated when it is developed for
commercial uses (See map titled, "Land Use Policy Plan Map').
According to the LUPP (p. 23) "In creating a new vision for Ames, the role of
goals is important for both their individual and collective purpose in guiding
development. Ten goals have been established for addressing each of the
community's vision statements." The LUPP sets goals and policies to guide growth
in an orderly manner that reflects the future vision of the community at large.
Statements in the Land Use Policy Plan that are consistent with this rezoning relate to
the following principals outlined in the plan's vision statements:
• Planning and management of new growth
• Developable area provisions
• Environmental friendliness
• Sense of place and connectivity
• Cost-effectiveness and efficient growth pattern
• Mobility and alternative transportation
• Economic expansion and diversification
4
The following goals and policies of the LUPP are further addressed and apply to this
zone change:
Goal No. 1: "...plan for and manage growth within the context of the
community's capacity and preferences..." (LUPP, p. 23).
• The subject area is connected to municipal services and infrastructure. These
municipal services have the capacity to meet the land use demand and impact that
highway oriented commercial land uses provide.
Goal 1.A.: "Ames seeks to diversify the economy and create a more regional
development and market base. While continuing to support its existing economic
activities, the community seeks to broaden the range of private and public
investment." (LUPP, p. 23)
• The subject property is located in an area that adds additional land to provide local
and regional development in proximity to the Interstate 35 and Highway 30 corridors.
This site is readily accessible to interstate and highway transport and travel support.
Furthermore, the site will provide for approximately three acres of highway oriented
commercial land use. The projected need for commercial land to the year 2030 is
800 to 900 acres. Once rezoned and properly elevated, the subject property will
provide for additional commercial land need. Development of the property could
offer a land use that will provide for a broader market base and a more diversified
economy.
• It is important to emphasize that the rezoning from GI to HOC will remove
approximately three acres of industrial land out of the City's industrial land inventory.
However, the property exists as an industrial island among HOC uses and the land
use plan does not specifically identify the parcel as being planned for industrial
uses.
Goal 1.B.: "Ames seeks to integrate its growth with an economic development
strategy for the Central Iowa region." (LUPP, p. 24)
• The subject property is located in proximity to major transportation corridors
(Highway 30, South Dayton Avenue). These transportation networks allow for quick
and efficient access to the site, without providing large negative traffic impacts within
the City of Ames. The subject property is situated in a location that is well suited for
vehicular movement and regional commerce. Recent commercial development in
the vicinity of the subject area is an indicator that the same investment opportunity is
possible on the subject property, thus providing for growth opportunities that will add
to the economic base of the Central Iowa region.
5
Goal 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 is 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." (LUPP, p. 24)
• The LUPP indicates a need for an additional 800-900 acres of commercial land,
however, the rezoning of this land to commercial will add three acres of commercial
land needs. On the other hand, the LUPP also forecasts a need for 300-375 acres
of industrial land to support industrial jobs growth of 1 ,200 to 1,700 people. The
rezoning proposal will remove three acres from the City's industrial land inventory.
There is a trade-off for the rezoning proposal. Nonetheless, the redevelopment of
the subject property for commercial land uses could help to increase the
employment base of the City of Ames. By increasing the employment opportunity,
demand for other land uses such as housing and commercial services also
increases.
Goal No. 2: "....assure the adequate provision and availability of developable
land ...[and] guide the character, location and compatibility of growth with the
area's natural resources...." (LUPP, p.24)
• Today, the subject area is located in a highly visible transit corridor and entryway
into the city. In the future, it will be located on a local street network that connects to
a transit corridor. This site has the potential to be well suited for commercial land
uses. Development on the subject property allows for the intensification of
underutilized land area within corporate limits that are similar to adjacent and
planned land uses and in context of the City's growth preferences.
Goal 2.E.: " Ames seeks a development process that achieves greater
conservation of natural resources and compatibility between development and
the environment." (LUPP, p. 25)
• The property falls into the 100-year floodplain. Mitigation is necessary to assure that
flooding does not compromise future development on the property. To assure that
future development is more compatible with the environmentally sensitive condition
of the floodplain, the applicant must elevate the subject property above the base
flood elevation. An elevation of three (3) feet above the existing legislated 100-year
flood event, will take into account the future regulation that accounts for a projected
increase in the volume of floodwater that will be discharged in the area. Therefore, if
the property is properly elevated to mitigate the affects of the 100-year flood event,
the applicant will provide for the availability of developable commercial land in a
location that will maintain the flowage capacity of the floodplain and protect building
improvements from the threat of flooding.
• During the development review processes, the applicant will be required to prove
that there are adequate design features that will serve to limit any negative impacts
of future commercial development to adjacent natural resources.
6
Goal 3.C.: "Ames seeks to protect and conserve its water resources for the
following purposes: aquifer protection; water quality protection; user
conservation management; plant and animal life support; water-borne recreation;
scenic open space; and provision of a long-term/reliable/safe source of water for
human consumption and economic activities." (LUPP, p. 25)
• During the redevelopment process of the property, the property owner or future
property owner(s) will be responsible for storm water management. Storm water
management may require the storage of run-off associated with the subject area
and proper control techniques to mitigate any negative impacts that the storm water
might have on nearby environmental resources, such as the Skunk River and its
adjacent ecosystems. The LUPP designates the area as an Environmentally
Sensitive area, which suggests that the City should take the necessary steps to
protect any environmental resource that could be impacted by development of the
area. The developer or future developer(s) of the subject property will be required to
meet any mitigation requirements imposed by the City.
Goal 3.D.: "Ames seeks to protect and conserve its energy resources for the
following purposes: energy consumption reduction through provision of an
integrated multi-modal transportation system, and through land use practices
that minimize vehicular trips; user conservation management; material recycling;
and, long-term/reliable/safe source for the support of human and economic
activities." (LUPP, p. 26)
• The location of this property, with respect to the larger regional transportation
system, makes this property very accessible from locations outside of the city, which
will lessen the need for motorists and freight shipments to rely on more local street
systems. Conversely, the location of this property will require that residents will
have to travel on the City's major street network, since residential areas are located
some distance away from this site.
• Upon a request for site plan approval and issuance of a zoning permit, a developer
of the subject property may be required to submit a traffic analysis outlining the
impact of traffic to existing or proposed street networks. If the report indicates the
need for additional traffic control or further street improvements, the future
landowner/developer may be required to assume some or all of the associated
costs.
Goal 4.A.: "Ames seeks to establish more integrated and compact living/activity
areas (i.e. neighborhoods, villages) wherein daily living requirements and
amenities are provided in a readily identifiable and accessible area. Greater
emphasis is placed on the pedestrian and related activities." (LUPP, p. 26)
• During the site review process, staff will require sidewalks or other pedestrian
walkways/bike paths on the site to accommodate pedestrian movement and
recreational activity. Although the site will primarily accommodate vehicular
movement, pedestrian movement is still very important. Future employees or
customers of a future commercial business on the site will require the ability to
access the site by means other than a motorized vehicle. The ability to utilize
pedestrian oriented networks (like bike paths and sidewalks) for recreational
activities is also very important. Future development on the subject property could
be one of any permitted use in an HOC zone, ranging from large office complexes to
hotels. The applicant is proposing a hotel use and the absence of sidewalks on the
site only increases the dependence of a motorized vehicle to seek out passive
recreational opportunities in other areas of the city. A site without sidewalks or
alternative transportation infrastructure limits the ability of individuals to utilize other
forms of non-motorized transportation.
Goal 4.B.: "Ames seeks to physically connect existing and new residential and
commercial areas through the association of related land uses and the provision
of an intermodal transportation system." (LUPP, p. 26)
• The subject area is currently designated as an "Environmentally Sensitive" land use
because the area is located in the 100-year floodplain of the Skunk River. Once the
subject area is elevated in a manner that will allow for flood conveyance protection
from the threat of flooding, the property should provide for commercial land uses
that are most consistent with the existing and proposed adjacent land uses.
Currently there is a clear pattern of HOC development already existing along South
Dayton Avenue (to the south of the subject property), which consists primarily of
motel facilities and a restaurant. The proposed rezoning would be an appropriate
zone designation to accomplish the goal of relating land uses.
• The realignment of South Dayton Avenue will provide for more connected
intermodal transportation for the surrounding area. This rezoning petition does not
conflict with this goal.
Goal No. 5: "....establish a cost effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for
intensification." (LUPP, p. 27)
• The area can be adequately served by municipal infrastructure. The rezoning of the
subject area will add to the commercial land inventory and increase the supply of
vacant commercial land.
"Entries: Access to Ames is provided by several interchanges associated with
two limited access highways, Interstate 35 and Highway 30. The interchange
associated with Interstate 35 and Highway 30 creates a major entry. Additional
entry and primary areas/activities served by their access are identified by the
following: ... Highway 30 and the [Proposed (referenced in the City's
Transportation Plan)] Dayton Road interchange serving the current industrial
park...
8
"Each of these areas provides opportunity to enhance the arrival in Ames and to
direct traffic in accessing major areas and activity centers. Each entry should be
well identified and designed in accentuating access to the major areas and
activity centers." (LUPP, p. 115)
• The South Dayton and Highway 30 interchange is a community entryway to the
community's industrial park, general industrial area, and highway oriented
commercial service areas. This rezoning request can provide for an accessible
major land use activity that is consistent with the existing commercial pattern to the
west and south. Rezoning the subject property could allow for new development that
would enhance a community entryway and fall in line with the entryway objectives as
identified in the LUPP.
Vision Statements: "Provision of adequate transitional and intensification areas
and the assurance of compatibility between differing uses and new and existing
uses." (LUPP, p.123)
• The Land Use Policy Plan encourages the transition of like uses. This rezoning
request will provide for better transitional land uses between the residential property
to the north and the commercial property to the south. The industrial zoning that
exists today could create an island of a multitude of general industrial surrounded by
highway oriented commercial uses. HOC uses provide for auto dependent land
uses, but are more compatible to residential land uses than general industrial uses.
This request would allow for a continued pattern of commercial land uses that are
most consistent with the area and meet the overall objectives of this LUPP vision
statement.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this rezoning request at their meeting
of August 1, 2001 and approval was recommended.
ALTERNATIVES:
1. The City Council can approve this request to rezone the parcel of property located
at 1208 South Dayton Avenue from GI (General Industrial) to HOC (Highway
Oriented Commercial).
2. The City Council can deny this request to rezone the parcel of property located at
1208 South Dayton Avenue from GI (General Industrial) to HOC (Highway
Oriented Commercial).
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
9
RECOMMENDED ACTION:
The request to change the zoning designation on the subject property represents a
change in zoning to a single property similar to the numerous zoning boundary
adjustments that were decided upon by the City Council as the final decisions were
being made with respect to the newly adopted Zoning Map. It is staff's belief that the
reason this property was left as a General Industrial use was to maintain Council's
directive that non-conformities would be held to a minimum during the City-wide
rezoning process. Ideally, this request to change zoning for the subject property should
have occurred prior to May 2000, when the zoning for the entire city was changed.
The change in the zoning designation of this property will result in the potential of
similar uses of property being located across the street from each other. The patterns
of development around the subject property are primarily highway oriented commercial
uses and the former industrial use was inconsistent with this emerging pattern. The
area surrounding the property is developing as regional focused commercial at a nodal
gateway location into the city. Rezoning will allow for a better transition of commercial
land uses and help establish new development that would be more consistent with the
City's vision of what commercial development at the gateway of the city should
represent.
However, it is important to understand that the rezoning of this property to HOC will add
to the City's commercial land inventory, but take away from the industrial land inventory.
When land in the city is used for a use than otherwise planned for, it should be noted
that the land use plan and map does not address the loss in planned acres. This
petition represents a small parcel of land when compared to the overall planning
perspective of the City. However, future changes in zoning should always consider the
impacts to planned growth patterns. Zone changes should always be reviewed with
great scrutiny and they should always be analyzed in respect to their consistency with
the Land Use Policy Plan.
Staff believes that the request to rezone the subject property to HOC is consistent with
the pattern of development in the area and the appropriate land use designation for the
area. Environmental mitigation will take place when the property is redeveloped and city
infrastructure is more than adequate to service HOC commercial uses on the site. The
request meets the overall goals and objectives of the LUPP. It is therefore
recommended that Alternative #1 be adopted. Alternative #1 is approval of this
request to rezone the parcel of property located at 1208 South Dayton Avenue from GI
(General Industrial) to HOC (Highway Oriented Commercial).
Attachments
s:\Council Action Forms\Rezonings\1208 South Dayton Avenue Rezoning 8-28-01
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