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HomeMy WebLinkAboutA004 - Council Action Form dated August 12, 2003 ITEM # 341 DATE: 08/12/03 COUNCIL ACTION FORM SUBJECT: REZONING OF PROPERTY LOCATED AT 1021 AIRPORT ROAD FROM GENERAL INDUSTRIAL TO HIGHWAY-ORIENTED COMMERCIAL BACKGROUND: The applicant is requesting that the City of Ames rezone 2.47 acres of land at 1021 Airport Road from "GI" (General Industrial) to "HOC" (Highway-Oriented Commercial). The rezoning request is at the edge of a General Industrial zone and the Land Use Policy Plan map designates the property as Highway-Oriented Commercial. ANALYSIS Water. A 12-inch water main currently exists along Airport Road. This water main 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. An 8-inch sanitary sewer runs along Airport Road and falls into a 15-inch sanitary main that runs along the creek on the eastern edge of the subject property. 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. Presently, storm water is managed through a system of storm sewers within Airport Road right-of-way. A 12-inch storm sewer is located along Airport Road and moves surface water into the creek east of the subject property. Any new development on the subject property will require that storm water run-off be collected and controlled through a system of surface drainage, subsurface sewers, and/or 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 within the subject area 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. Access/Traffic Impact. The subject property does not maintain access to Airport Road. However, platting is proposed for the subject area that is consistent with this zoning request. Future platting of the subject property will require shared access easements across adjacent properties to provide access to Airport Road. Easements shall be provided before occupancy permits are issued for the proposed commercial land use. 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 eastern portion of the subject property is located within the 100-year floodplain. However, the existing structure is outside of the 100-year statistical flood event. Future development within the subject property shall adhere to the City's flood plain ordinance. All structures shall be developed so that the lowest flood elevation is one foot above the base 100-year statistical flood event. Land Uses. The subject area is currently a vacant industrial warehouse. The applicant is proposing to use the structure as a Highway-Oriented Commercial use; a family recreation center is proposed for the property. The land uses that border the subject area are as follows (See Map Titled, "Land Uses'): Location Land Use North Sevde Transfer and Storage (Industrial Use) East Car dealership South City of Ames Municipal Airport West Sevde Transfer and Storage (Industrial Use) 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. 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 2 facilities, commercial outdoor recreation, child day care facilities, detention facilities, major event entertainment, vehicle service facilities and adult entertainment facilities. The applicant's proposed use of a family entertainment center is consistent with HOC zoning. The pattern of existing zoning of the subject property and the properties adjacent to the subject property is as follows. The subject property falls at the edge of a General Industrial Zone. (See attached "Existing Zoning"and "Proposed Zoning"Maps): Area Zoning Subject Property GI (General Industrial) North of Subject Property GI (General Industrial) East of Subject Property HOC (Highway-Oriented Commercial) South of Subject Property S-GA (Government/Airport) West of Subject Property GI (General Industrial) Land Use Policy Plan (LUPP) Goals and Policies. The subject area falls within the LUPP map designation of Highway-Oriented Commercial. It is within the New Lands-All Other Growth Boundary. The existing zoning of General Industrial and the warehouse use on the subject property is inconsistent with the Highway-Oriented Commercial LUPP map designation. The subject property has been designated for future Highway-Oriented Commercial land uses. 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 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 from a family entertainment facility or other Highway-Oriented Commercial land uses. 3 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) • HOC zoning will allow for the extension of the commercial uses into an area planned for commercial land uses. • 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 2.47 acres of potentially developable industrial land out of the City's industrial land inventory. Nevertheless, the area is planned for commercial expansion whereas other areas of the community are designated for industrial growth. Goal 1.13.: "Ames seeks to integrate its growth with an economic development strategy for the Central Iowa region." (LUPP, P. 24) • The subject property is located along a major transportation corridor, Airport Road. Airport Road provides excellent access to 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 community. The subject property is situated in a location that is well suited for vehicular movement and regional commerce. 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 2.47 acres of commercial land to the City's commercial land inventory. 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 2.47 acres of industrial land and improvements 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. The proposed use of a family entertainment facility has the potential to add more service related jobs than the existing (now vacant) warehouse use. 4 Goal No. 2: "....assure the adequate provision and availability of developable land ...[and] guide the character, location and compatibility of growth ...." (LUPP, p.24) • Currently the subject property is vacant. Redevelopment on the subject property would allow for the intensification of underutilized land in context of the City's growth preferences. 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 floodplain and 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 downstream environmental resources, such as the adjacent creek, Squaw Creek, Skunk River, and their adjacent ecosystems. Additions or changes to the existing structure will require elevation one-foot or more above the 100-year statistical flood-event. The developer or future developer(s) of the subject area 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/service 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's bicycle path, which makes it accessible to alternative modes of transportation. • Upon a request for site plan approval and issuance of a zoning permit for the proposed family recreation center, 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 professionally prepared traffic study if any proposed uses have the potential to represent elevated levels of traffic. 5 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 may 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 proposed a family recreation center, a use that may rely on alternative modes of transportation (families using bicycles). In future development proposals for the area, the applicant may be required to provide additional 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 is adequately served by municipal infrastructure. The rezoning of the subject area will add to the commercial land inventory and would increase the supply of commercial land by 2.47 acres. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning & Zoning Commission recommended approval of this rezoning request at their meeting of July 16, 2003. ALTERNATIVES: 1. The City Council can approve the rezoning of 1021 Airport Road from "GI" (General Industrial) to "HOC" (Highway-Oriented Commercial). 2. The City Council can recommend that the City Council deny the rezoning of 1021 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. 6 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. At the time of the City-wide rezoning, the property was an industrial use (warehouse). 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. Staff believes that the request to rezone the subject property to "HOC" is consistent with the Land Use Policy Plan. "HOC" would allow for the expansion of the existing "HOC" from the east into an area planned for commercial expansion. 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 1021 Airport Road from "GI" (General Industrial) to "HOC" (Highway- Oriented Commercial). COUNCIL ACTION: Attachments 7 US HIGHWAY 30 US HIGHWAY 30 Vacant. Transfer Ag Vacant Facility Leader (Warehouse) i- - Auto Munn SOUTHERN HILLS DR 1 Dealership Lumber �m J G � a Vacant Warehouse WarehouseVVarehouse ; x AIRPORT RD D m ' X Airport Q V o Airport Existing Land Uses w *E s SUBJECT AREA 0 50 10� � eet Prepared by the Department of Planning and Housing Map Created: July 8, 2003 Low-Density Residential._._._--- -- US HIGHWAY 30 US HIGHWAY 30 I i i SOUTHERN HILLS DR Highway-Oriented Commercial AIRPORT RD v Government/Airport Existing Land Use Policy Plan Map N W E SUBJECT AREA S 0 50 10Q eet Prepared by the Department of Planning and Housing Map Created: July 8, 2003 RLP US HIGHWAY 30 HOC US HIGHWAY 30 HOC SOUTHERN HILLS DR ` 1 g R s /O G/ \u \ 4 v AIRPORT RD D a S`-GA d w10, t Existing Zoning N W E r, SUBJECT AREA S 0 50 10P eet Prepared by the Department of Planning and Housing Map Created: July 8, 2003 HOC RLP US HIGHWAY 30 HIGHWAY 30 t G1 SOUTHERN HILLS DR HOC ,3 y� �3 AIRPORT RD a S'-GA d. Proposed Zoning N W E SUBJECT AREA S 0 50 10� � eet Prepared by the Department of Planning and Housing Map Created: July 8, 2003