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Home My WebLink AboutA002 - Council Action Form dated August 27, 2002 ITEM # DATE 08/27/02 COUNCIL ACTION FORM SUBJECT: MOTION TO APPROVE THE ZONING FROM "RL" (RESIDENTIAL LOW DENSITY) TO "HOC" (HIGHWAY-ORIENTED COMMERCIAL) FOR PROPERTY LOCATED AT 109 NORTH FRANKLIN AVENUE, AND CHANGE THE LAND USE POLICY PLAN MAP TO REFLECT HIGHWAY-ORIENTED COMMERCIAL USES FOR THE AREA GENERALLY LOCATED BETWEEN NORTH FRANKLIN AVENUE AND MARSHALL AVENUE, AND APPROXIMATELY 200 FEET NORTH OF LINCOLN WAY. BACKGROUND: Applicant request. The subject area under consideration, 109 North Franklin Avenue, is located north of the hotel on the corner of Lincoln Way and North Franklin Avenue (see attachment titled "Existing Land Uses"). The applicant is requesting rezoning of the subject property so it can be combined with the hotel property and redevelop as a video rental store (Family Home Video). This request represents a boundary adjustment similar to the zoning map adjustments that were made prior to the City-wide zoning map changes made May 1 , 2000. The Land Use Policy Plan Map designates the subject property and commercial land uses along Lincoln Way as Residential Low Density (see attachment titled "Existing Land Use Policy Plan Map"). This map designation is inconsistent with the exiting land uses in the area and with the changes that were made to the zoning map in May 2000. In addition to this rezoning proposal, staff is recommending that the Land Use Policy Plan Map be amended to show the properties along Lincoln Way as Highway-Oriented Commercial, which would be consistent with the zoning in the area. ANALYSIS. Land Use. The subject property is bounded by single-family land uses to the north, a hotel and gas station to the south, a restaurant and mobile home park to the west, and a garment cleaning business and convenience station to the east (see attachment titled "Existing Land Uses"). The following table represents the adjacent land uses: Direction Land Use North Single-Family Homes South Hotel, Gas Station, Offices East Cleaners, Convenience Station West Mobile Homes, Restaurant Zoning. The existing zoning of the subject property is "RL" (Residential Low Density). The applicant is requesting that the property be rezoned to Highway-Oriented Commercial, which would be consistent with the zoning to the east, south, and west. The following table represents the adjacent zoning (see attachments titled "Existing Zoning Map" and "Proposed Zoning Map"). Direction Land Use North Residential Low Density South Highway-Oriented Commercial East Highway-Oriented Commercial West Highway-Oriented Commercial Sanitary Sewer and Water. An 8-inch sanitary sewer line and an 8-inch water line exists within Lincoln Way and North Franklin Avenue right-of-way. They are of sufficient size to serve the existing land uses and proposed video store. Storm Sewer. When or if the subject property is combined with the property to the south, future redevelopment will require that stormwater run-off be collected and controlled through a system of surface drainage, subsurface sewers, and possibly stormwater detention areas. The rate of stormwater run-off will not be increased above the pre- development level of run-off. The developer may be required to improve the existing condition. Any proposed development will require the applicant to submit a site plan and staff will review a stormwater management plan before a zoning permit is issued. Presently, stormwater is managed through stormwater facilities located with the Lincoln Way and North Franklin right-of-way. Stormwater is carried south along North Franklin Avenue via curb and gutter to a 42-inch storm sewer running east and west in the Lincoln Way right-of-way. This 42-inch stormwater pipe flows into a 48-inch pipe that flows south and eventually discharges into College Creek. Electric. The subject property falls within the City of Ames Electric Service Boundary. The site is adequately and efficiently served by municipal electric services. Fire. The subject property is located within an area that is within a five-minute response time. This property is part of the city that comprises 85% of the area of the city that is within the City's desired response time. Land Use Policy Plan (LUPP) Goals and Policies. The existing Land Use Policy Plan Map shows the area between Marshall Avenue and North Franklin Avenue, and approximately 200 feet north of Lincoln Way as Residential Low Density. However, the existing land uses are not Residential Low Density. In May of 2000, City Council determined that the land uses along Lincoln Way should be zoned as "HOC" (Highway-Oriented Commercial). This zoning change, although consistent with the land uses in the area, was inconsistent with the City's Land Use Policy Plan. Nevertheless, City Council did not want these properties to be non-conforming as a result of an "RL" (Residential Low Density) designation. Therefore, the City Council has zoned this area "HOC" (Highway-Oriented Commercial). 2 Since the rezoning of these properties, no changes have been made to the Land Use Policy Plan Map to reflect City Council's zoning policy. Staff believes it was the intent and long-term policy of City Council that this area along Lincoln Way develop commercially. Therefore, staff is recommending that the Land Use Policy Plan Map be changed to"HOC" (Highway-Oriented Commercial), which would reflect the pattern of land uses in the area and make the City's Land Use Policy Plan consistent with existing zoning (see attachments titled "Existing Land Use Policy Plan Map" and "Proposed Land Use Policy Plan Map"). The LUPP sets goals and polices to guide growth in an orderly matter that reflects the future vision of the Ames community at large. In the rezoning process, the applicant must address the consistency of the proposal with the goals, policies, and procedures outlined in the LUPP. The following narrative contains staff's position on whether the request to rezone is consistent with the goals, policies, and objectives outlined in the LUPP. 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 existing 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 3.11): "Ames seeks to protect and conserve its energy sources for the following purposes: ... through land use practices that minimize vehicular trips...". ■ Video rental services on the west side of Ames will encourage people seeking such services from driving across town. The potential for a reduction of vehicle trips is consistent with this Land Use Policy Plan goal. 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 existing hotel on the corner of Lincoln Way and North Franklin Avenue is not compatible with the residential development to the north. This rezoning could provide a redevelopment opportunity that with improve the aesthetics of the intersection and improve the transition (through a system of buffers) between the Highway-Oriented Commercial and existing single-family land 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. 3 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning & Zoning Commission reviewed this proposal at their meeting of August 7, 2002 and approval was recommended. ALTERNATIVES: 1. The City Council can approve the request to rezone property located at 109 North Franklin Avenue from "RL" (Residential Low Density) to "HOC" (Highway-Oriented Commercial), and Change the Land Use Policy Plan Map to reflect Highway-Oriented Commercial uses along Lincoln Way, between Marshall Avenue and Franklin Avenue. 2. The City Council deny the request to rezone property located at 109 North Franklin Avenue from "RL" (Residential Low Density) to "HOC" (Highway-Oriented Commercial) and not change the Land Use Policy Plan Map. 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: This request represents a boundary adjustment to the zoning map similar to what was experienced in the rezoning of the City in May of 2000. The extension of the Highway-Oriented Commercial zoning line north will not encroach into the single-family neighborhood any more than the commercial uses do to the east (see attachments titled "Existing Land Uses", "Existing Zoning Map", and "Proposed Zoning Map"). By moving the zoning line one lot north, new development could improve the relationship between existing commercial uses and the single-family neighborhood to the north. The addition of this subject property to the hotel property to the south will provide for a redevelopment site that will greatly improve the condition of the Lincoln Way/North Franklin Avenue corner. The existing hotel property is unsightly and is aesthetically incompatible with the surrounding neighborhoods and commercial areas. Furthermore, with the higher buffer standards and landscaping requirements in the recently adopted Zoning Ordinance, commercial redevelopment could greatly enhance the transition between the commercial and residential zones. Therefore, it is the recommendation of the City Manager that Alternative #1 be approved. This will approve the rezoning of property located at 109 North Franklin Avenue from "RL" (Residential Low Density)to "HOC"(Highway-Oriented Commercial), and change the Land Use Policy Plan Map to reflect Highway-Oriented Commercial uses along Lincoln Way, between Marshall Avenue and Franklin Avenue. Attachment s:\Council Action Forms\Rezonings\109 North Franklin and Lincoln Way-08-27-02.doc 4 n Ing e- Family T7 Single- D Single- Family Z Single-Family Single Family M U) D Single- Family Single-Family O Single- Single- O Family Family WEST ST O v X Single- Single-Family Family LL v� Single-Family Single-Family Singl N N o � 9 mm m o m E f -E� cE N LL LL LL y LL LL N LL (n LL Single-Family Single _._ STORY ST Undeveloped Single-Family Wooded Area Single-Family Single a x r a Single-Family Single E LL 63 LL in LL o in LL r`n �° iT)LL in LL Single-Family r7 Singl ......................... Z7 D Single-Family Z Singl r_ Single-Family Z Single Mobile Home Park Single-Family M E D McDonalds Vacant Minsky's Video Pizza m g' = Store o D x2 rr— � T. `m X Hotel m __... _.�. _ _.... LINCOLN WAY ; Phillips 66 LU > C Q 3 Hyvee, tail Shops, z McFarand Clinic Office Complex Y and Apartments Z Single-Family Q IX LL Duplex Singh Single-Family Singh Single-Family Singh Single-Family Duplex Sing Existing Land Uses N W E S 80 40 0 80 Feet Department of Planning and Housing, July 30, 2002 r?I Government/ Cn Airport 0 �� WESTST All Low-Density Re e .. � a I ffi STORY ST ow De sity Re ide tial -n D Z r Z D m :Low-DTenityCn Residential r CD ..aa=M OWN®mourn P".. W&&m LINCOLN 1Asma 3smw3emmaa �sm � ma � �s�s m. - ��65"i LfC P o1l"J��1 Cetlb°i B3..33J'�d'P�'J'.�......5&.... ��y'�� ~ S 01010 ' Y Highway-Oriented o mercial a N ,DeTksi ty Residential Existing Land Use Policy Plan Map N 1 W � E S 80 40 0 80 Feet Department of Planning and Housing, July 30, 2002 � '■° m Government/ D Airport WEST ST goo °°° •'♦♦ Low-Density Re amain STORY ST Low-Density Re ide tial Low-Density Rsidential D Z `rp®■■■■■®■®■■■�■®rr■■u■euuuurvuw®uus■ ■■®®u®®r.®o��uuuoey ■ f � Z ® D < is m Highwa -Oriente Commercialr7 �• ■ y ■ ■ -------------- LINCOLN WAY ------------------- in ��of•® ■ . Q ■ / Z',. J Highway-Oriented ornmercial LL'' ■ • Low D ty Residential : : .�rvou®.■■■ ■■uopp�®esio.d.uu■ i Proposed Land Use Policy Plan Map N W E S 80 40 0 80 Feet Department of Planning and Housing, July 30, 2002 �Z m U) D S-GA 9 WEST ST 0 0 RM RL STORY ST T S:0 iD `Z r Z 'm Cn LINCOLN WAY H F_ Z J N RL Existing Zoning Map N HOC: Highway-Oriented Commercial w E RL: Residential Low Density S-GA: Government/Airport s RM: Residential Medium Density 80 40 0 80 Feet Department of Planning and Housing, July 30, 2002 g U) D S-GA 9 WEST ST O O RM RL STORY ST -n D Z r `Z D m Sub'ecf re _ f / r D r�r LINCOLN WAY 3 l �oc 7 _i CO RL Proposed Zoning Map N HOC: Highway-Oriented Commercial W E RL: Residential Low Density S-GA: Government/Airport S RM: Residential Medium Density 80 40 0 80 Feet Department of Planning and Housing, July 30, 2002