HomeMy WebLinkAboutA002 - Council Aciton Form dated August 13, 2002 ITEM #: q 7
DATE: 08/13/02
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE/DENY THE REZONING OF PROPERTY
LOCATED AT NORTH RIVERSIDE DRIVE AND AIRPORT ROAD FROM "GI"
(GENERAL INDUSTRIAL) TO "HOC" (HIGHWAY-ORIENTED COMMERCIAL).
BACKGROUND:
The applicant is requesting that the City of Ames rezone 11 .90 acres of land generally
located along the northernmost section of North Riverside Drive, and Airport Road from
"GI" (General Industrial) to "HOC" (Highway-Oriented Commercial). Highway 30 is
adjacent to the northern boundary and the City's bicycle path is adjacent to the western
boundary of the subject area.
Water. A 12-inch water main currently exists along Airport Road and North Riverside
Drive. These water mains can adequately service 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 runs along North Loop Drive right-of-way
and along the bicycle/walking path along the western border of the subject area. In
addition, a 12-inch sanitary sewer extends through the site to the existing office
complex. The subject property is adequately serviced from this existing infrastructure
and sanitary sewer is 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. Any future development of the subject property will require that
stormwater run-off be collected and controlled through a system of surface drainage,
subsurface sewers, and/or stormwater detention facilities. The rate of stormwater
run-off will not be increased above the pre-development rate of run-off. Any proposed
development within the subject area will require the applicant to submit a site plan and
staff will review a stormwater management plan before the approval of subdivision plats
or zoning permits. Presently, stormwater is managed through a system of storm sewers
within Airport Road right-of-way.
Access/Traffic Impact. The subject property has access to North Riverside Road and
North Loop Drive. Future subdivision of the subject property shall provide lots that front
North Riverside Road. Access is restricted on Airport Road.
Fire. The estimated fire response time to the subject area is within 5 minutes. The
City's goal is to have a fire response time of five minutes for 85% of the land area within
the city. The subject area falls well within the City's response time goal. The addition of
the new fire station on South Duff Avenue will greatly improve fire response to the
subject area.
Floodplain. The subject property is not located within the 100-year floodplain.
Land Uses. The subject area is currently made up of office uses, vacant land, and an
airport clear zone (no structures are permitted within this zone). Within the subject area,
any potential future development is limited to the northwestern most section of Parcel
`E'. The existing land use on Parcel `E', other than the airport clear zone, is an office
complex, which is developed as a highway-oriented commercial land use. The land
uses that border the subject area are as follows (See Map Titled, "Land Uses'):
Location Land Use
North U.S. Highway 30
East Ag Leader Technology (Office-Light Industrial)
South ISU Research Park
West ISU Research Park
Zoning Districts. Presently, the property is zoned "GI" (General Industrial). The
permitted uses in the "GI" zone include the following: Office uses, general retail sales
and service (uses greater than 3,000-sq.ft. per site require a Special Use Permit from
the ZBA), automotive and marine craft (uses greater than 10,000-sq. ft. 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 Highway-Oriented
Commercial (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.
2
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):
Area Zoning
Subject Property GI (General Industrial)
North of Subject Property RLP (Residential Low Density Park Zone)
(Across HWY 30) GA (Government/Airport)
East of Subject Property GI (General Industrial)
South of Subject Property PI (Planned Industrial)
West of Subject Property PI (Planned Industrial)
Land Use Policy Plan (LUPP) Goals and Policies. The subject area falls at the edge
of the Planned Industrial LUPP map designation, and between the LUPP map
designation of Highway-Oriented Commercial and Planned Industrial. It is within the
New Lands-All Other Growth Boundary. The existing zoning of General Industrial is
generally inconsistent with the Planned Industrial LUPP Map designation to the west,
and inconsistent with the Highway-Oriented Commercial LUPP map designation to the
east.
Because the subject area lies at the edge, and between two general land use
designation boundaries, rezoning of the property to either "PI" (Planned Industrial) or
"HOC" (Highway-Oriented Commercial) would be consistent with the Land Use Policy
Plan. The areas of specific land use designation shown on the Land Use Policy Plan
Map represent "soft" lines and outline the general areas where land uses should occur.
The intent of the Land Use Policy Plan is to assure compatibility between land use
designations and assure the availability of land resources. Therefore, the rezoning and
development of the subject area as either Planned Industrial or Highway-Oriented
Commercial land uses would be consistent with the Land Use Policy Plan. In this
request, the applicant is proposing Highway-Oriented Commercial, which would allow
for uses similar to the existing uses already developed within the subject area.
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
• Cost-effectiveness and efficient growth pattern
• Mobility and alternative transportation
• Economic expansion and diversification
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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.
• An HOC zoning designation could allow for future land uses within a portion of
parcel of Parcel `C' (see attached "Rezoning" Figure 1), which is approximately 2.3
acres, thus maximizing the land uses of the subject area while maintaining the
compatibility of adjacent land uses.
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)
• Future subdivision of Parcel `C' could provide for approximately 2.3 acres for a
highway-oriented commercial land use, if Parcel `C' is further subdivided. HOC
zoning would allow for the extension of the office type uses north of the offices
located along North Loop Drive.
• The projected need for commercial land to the year 2030 is between 800 to 900
acres. Once rezoned, the subject area could provide for additional commercial land.
Development of the property could offer a land use that would 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 2.3 acres of potentially developable industrial land out of the City's
industrial land inventory.
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 of major transportation corridors (Airport
Road, Highway 30, South Duff Avenue, and Elwood Drive). 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.
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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. The
rezoning of this land to "HOC" will add about 2.3 acres of commercial land need
(most of the subject area is developed or in an airport clear zone). 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
approximately 2.3 acres of potentially developable ground from the City's industrial
land inventory. There is clear trade-off for the rezoning proposal. Nonetheless, the
redevelopment of the subject property for commercial land uses could help to
increase the employment and tax 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 ...." (LUPP,
p.24)
• Development within the subject property is limited by the uniform configuration of
lots and the location of the airport clear zone. The proposal to rezone the subject
area could provide an opportunity to subdivide and develop approximately 2.3 acres
of land for commercial land uses. Development of these 2.3 acres would allow 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.
• General Industrial zoning allows for industrial uses that could be inconsistent with
the Iowa State Industrial Park. Uses within general industrial zoning range from
salvage yards to storage facilities. Highway-Oriented Commercial zoning could
provide a buffer to prevent incompatible uses between the General Industrial zoned
land to the east and the Planned Industrial area to the west.
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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)
• Presently, this subject area offers limited expansion opportunity in its subdivision lot
boundaries. Future subdivision is necessary to provide an additional 2.3 acres of
land for commercial development. During the redevelopment process of the
property, the property owner or future property owner(s) will be responsible for
stormwater management. Stormwater management may require the storage of
run-off associated with the subject area and proper control techniques to mitigate
any negative impacts that the stormwater might have on downstream environmental
resources, such as the Squaw Creek, Skunk River, and their adjacent ecosystems.
The developer or future developer(s) of the subject are may 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 residents to travel on
the City's major street network, since residential areas are located some distance
away from this site. However, the site is located along the City of Ames Bicycle path
(to the west) and it is accessible to alternative modes of transportation.
• 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. Staff will require a traffic study if any proposed uses represent elevated levels
of traffic.
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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)
• If the subject area is further developed or subdivided, 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 "HOC"
zoned land is intended to primarily accommodate vehicular movement, pedestrian
movement is still very important. Future employees or customers of a future
commercial business on the site must have the ability to access the site by means
other than a motorized vehicle. According to the Land Use Policy Plan, the ability to
utilize pedestrian oriented networks (like bike paths and sidewalks) for recreational
activities is 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. At this time, the applicant has not proposed a specific land use. In future
development proposals for the area, the applicant will be required to provide access
to the adjacent bicycle path through a system of pedestrian/bicycle sidewalks and/or
pathways.
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 subject area can be adequately served by municipal infrastructure. The
rezoning of the subject area will add to the commercial land inventory and could
potentially increase the supply of vacant commercial land by approximately 2.3
acres.
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 could provide for an orderly progression of land uses between the Planned
Industrial, Highway-Oriented Commercial, and General Industrial land uses. This
request would allow for a continued pattern of office-type 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 request for rezoning at their
meeting of July 17, 2002 and approval was recommended.
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ALTERNATIVES:
1. The City Council can approve this request to rezone the subject area located at
North Riverside Drive and Airport Road from "GI" (General Industrial) to "HOC"
(Highway-Oriented Commercial).
2. The City Council can deny this request to rezone the subject area located at North
Riverside Drive and Airport Road 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.
MANAGER'S RECOMMENDED ACTION:
The request to change the zoning designation on the subject area represents a change
in zoning 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.
It is important to note 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. In this instance, the subject area falls at the edge of a planned industrial
designation, and between a highway-oriented commercial designation and planned
industrial designation. The LUPP map represents "soft" lines and encourages a pattern
of development versus "hard line" land use concepts. This proposal is generally
consistent with the Land Use Policy Plan map.
Staff believes that the request to rezone the subject property to "HOC" would transition
well with the pattern of development in the area. "HOC" would allow for the expansion
of the existing highway-oriented office uses within the subject area. Moreover, 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 North Riverside Drive and Airport
Road from "GI" (General Industrial) to "HOC" (Highway-Oriented Commercial).
Attachments
s:\Council Action Forms\Rezonings\North Riverside&Airport Road -08-13-02.doc
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..............
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Residential Low Density Park Zone
Government/Airport District - - --(RLP-)
(S-GA)
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US HIGHWAY 30
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Department of Planning and Housing-July 3, 2002
Residential Low Density Park Zone
Government/Airport District (RLP)
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US HIGHWAY 30
General Industrial Zone
(GI)
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Department of Planning and Housing-July 3, 2002 Peet
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REZONING FIGURE DATA
OWNER
RICHARD H. SEVDE TRUST; RANDY k KAREN SEVDE SITE AREA: 11.90 ACRES
DEVELOPER: 1102 SOUTHERN HILLS DRIVE, AMES, IOWA 50010
(515) 232-6605
EXISTING ZONING:
PLAN AUTHOR: FOX ENGINEERING ASSOCIATES G-1 (GENERAL-INDUSTRIAL)
1601 GOLDEN ASPEN DRIVE, AMES, IOWA 50010 PROPOSED ZONING:
515 233-000 HO
515; 233-0103 FAX C (HIGHWAY-ORIENTED COMMERCIAL)
CONTACT: BRAD KUEHL. FOX DATE PREPARED: 7/1/02 8
DESCRIPTION: PARCEL V. V & T, SE1/4, NW 1/4. SECTION 15, T83N, R24W,
AMES, STORY COUNTY, IOWA
FOX Engineering Associates, Inc. REZONING FIGURE FIGURE. )
1601 Golsen Aepen Drlw, Sulu 103 NO. DATE
Ames, Iowa 50010 SOUTHERN HILLS WEST REVISION
Phone: 515 233-0000 NORTH RIVERSIDE DRIVE k AIRPORT ROAD
I, rA%: 515 233-0103 DRAWN J N0. GATE
AMES, IOWA
RCK 51 J3—OJA J12102.