HomeMy WebLinkAboutA003 - Council Action Form dated August 12, 2003 ITEM # 3
DATE 08/12/03
COUNCIL ACTION FORM
SUBJECT: A REQUEST FOR A LAND USE POLICY PLAN AMENDMENT AND THE
REZONING OF PROPERTY LOCATED AT 712 SOUTH 16T" STREET FROM "HOC"
(HIGHWAY-ORIENTED COMMERCIAL) TO "RH" (RESIDENTIAL HIGH DENSITY)
BACKGROUND:
Applicant Request. The subject area under consideration is located on the south side of
South 16th Street, north of Highway 30, between the manufactured home community and
Aspen Business Park, at 712 South 16th Street. This Land Use Policy Plan change and
rezoning does not apply to the entire 18.03 acres of 712 South 16th Street. The property
owner(applicant) is requesting that the northern 12.08-acre portion of the parcel, the area
planned and zoned Highway-Oriented Commercial (HOC), be changed to Residential High
Density (RH). The applicant is planning to provide a transition between planned and
existing multi-family uses to the north and northeast, the manufactured detached
single-family homes to the west, and the commercial land uses in the Aspen Business
Park. The southern 6.22-acres of 712 South 16th Street will remain zoned and planned
Highway-Oriented Commercial.
This request represents the first two procedures the applicant must go through to develop
the 12.08-acres of the subject area as multi-family. If this Land Use Policy Plan map
change and rezoning to Residential High Density is approved by the City Council, the next
step involves the applicant applying for a major subdivision.
ANALYSIS.
Land Use. The subject area is adjacent to a manufactured housing development to the
west, a golf course to the north, an apartment development to the northeast, and Aspen
Business Park (office complex) to the east. The subject area maintains frontage to South
16th Street on the north and Highway 30 to the south.
Zoning. The subject area is currently Zoned Highway-Oriented Commercial (HOC). The
land east of the subject area is zoned HOC. North of the subject property is zoned
Residential High Density (RH). The single-family manufactured home park to the west of
the subject property is zoned Residential Low Park Zone (RLP).
The applicant is proposing to zone the northern 780 feet, or 12.08-acres of 712 South 16th
Street as RH. The remainder of the parcel, 6.22 acres or approximately the south 450 feet
will remain HOC. The portion of property adjacent to Highway 30 will remain HOC because
of its visibility from Highway 30 and because it serves as a logical extension of Aspen
Business Park.
Water. A 12-inch water main runs along the northern property line of the subject area in
South 16th Street right-of-way. During the platting process, the applicant will be required to
connect to adjacent water mains to establish a looped system. The adjacent 8-inch mains
to the east and west of the subject property, in addition to the main in South 16th Street, are
of adequate size to meet the demand of commercial and/or high-density residential land
uses. Water infrastructure is of adequate size for fire protection.
Sanitary Sewer. A 54-inch main runs in an east-west direction approximately 700 feet
north of the subject area, and an 8-inch main runs along the northern property line of the
subject property in the South 16th Street right-of-way. Both mains are of adequate size to
meet the needs of the potential impacts from the proposed Residential High Density and
remaining Highway-Oriented Commercial zoning.
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 areas. The rate of storm water run-off will not be
increased above the pre-development level of run-off. Any proposed development on
these subject properties, or subdivision thereof, will require the applicant to submit a site
plan and staff will review a storm water management plan before a zoning permit is issued.
The applicant proposes that storm water will be managed through the use of multiple
holding ponds to control both capacity and silt run-off. A small detention pond is being
proposed to contain the majority of storm water run-off, and then it will flow under South
16th Street through three 26-inch pipes into a larger containment pond, designed to further
control siltation. This pond is proposed to flow into a large 5-acre pond on the golf course
to the north, which is connected to a series of waterways and wetlands designed strictly for
the purpose of filtration and run-off. The applicant has indicated that the run-off from the
proposed multi-family and existing commercial area will never be discharged directly into a
waterway.
Electric. The subject area falls within the City of Ames Electric Service Boundary. The site
can be adequately and efficiently served by municipal electric services.
Fire. The estimated fire response time to the subject area is well within five (5) minutes.
The City's fire response time goal is to have 85% of the land area of the city within a
response time of five (5) minutes or less. The new fire station on South Duff Avenue
provides excellent fire coverage to the subject area.
Traffic and Transportation. This proposal reflects a change in land use that will not
significantly affect the amount of traffic that will be generated from the subject property. It is
assumed that under the existing zoning, the property would develop as office space or a
continuation of Aspen Business Park. Under the proposed zoning, the applicant is
proposing the property to develop as a mix of residential high-density and office.
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The north 780 feet (more or less)of the subject property is proposed to be multi-family with
access from South 17th Street extended north. The proposal will therefore assign a
combination of residential and commercial trips to this street extension instead of solely
commercial trips. Traffic from multi-family residential development on the northern portion
of the subject property will affect morning and evening peak traffic flows on South 17th
Street differently than commercial (office) uses. However, the applicant's engineer has
indicated that the proposed change in land use from Highway-Oriented Commercial to
Residential High Density should not have a significant impact on traffic levels. The traffic
study, prepared by Fox Engineering and Associates, indicates that a development scenario
of office space and residential high-density uses on the northern portion of the subject
parcel will not compromise the traffic condition on South 16th Street. The average daily trips
are projected at approximately 2,800 (ADT) regardless, whether the property remains as
office or a mix of multi-family residential and office.
Population and Housing. According to the applicant,the proposed multi-family residential
development is estimated to accommodate approximately 400 to 600 persons. The
applicant will be providing multi-family housing on a major thoroughfare, adjacent to similar
uses, and in proximity to private and public recreational facilities. The subject area is ideal
for a mix of multi-family development and office uses. The Land Use Policy Plan supports
the relationship of proposed housing to the surrounding and planned land uses in the area.
Land Use Policy Plan (LUPP) Goals and Policies. The applicant is proposing that the
northern 780 feet (more or less)of the subject area reflect a Residential High Density land
use designation on the City's Land Use Policy Plan Map. The existing land use designation
for the subject area is Highway-Oriented Commercial. (See map titled, "Land Use Policy
Plan Map".)
The LUPP sets goals and policies to guide growth in an orderly manner that reflects the
future vision of the community in total. The following goals and polices apply to this request
for a LUPP change.
Goal No. 1. Recognizing that additional population and economic growth is likely, it is the
goal of Ames to plan for and manage growth within the context of the community's capacity
and preferences. It is the further goal of the community to manage its growth so that it is
more sustainable, predictable, and assures quality of life. (LUPP, P.23)
■ Development in areas where infrastructure exists is the most cost effective and
economically feasible place for development. In terms of water, sanitary sewer, storm
sewer, and street infrastructure, the subject area is well suited for development.
■ The proposal will accommodate approximately 400-600 persons and provide
commercial land (office expansion area) in the most viable location, adjacent to
Highway 30.
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Goal No. 2. In preparing for the target population and employment growth, it is the goal of
Ames to assure the adequate provision and availability of developable land. It is the further
goal of the community to guide the character, location, and compatibility of growth with the
area's natural resources and rural areas. (LUPP, P.24)
■ The Land Use Policy Plan outlines the number of acres needed to support various
types of land uses to the year 2030. These numbers have since been verified in more
detailed follow-up analysis (i.e., Commercial Land Needs Analysis, Industrial Study,
and Annexation Study). The LUPP provides an outline to benchmark the rate in which
the City is growing and how much land the City needs to accommodate this rate of
growth. At the year 2000, the City of Ames maintained approximately 292-acres of
vacant and zoned commercial acres in total. This request would remove 12.08-acres
from the City's vacant and zoned commercial resources.
The request to change 12.08-acres from the current commercial land supply to
residential may appear to be a major change in land supply. However, staff believes
that this change is not significant as it appears. In this instance, a change to Residential
High Density proves to be more beneficial for the community and the adjacent
neighborhood.
The loss of 12.08-acres of commercial land would occur in an area that is a significant
distance from the South Duff commercial corridor, the most prominent commercially
viable corridor in the community. The site's characteristics are very different from the
South Duff Avenue corridor in terms of traffic, site visibility, and retail synergy.
Moreover, the site is located between existing residential uses and bordered by
predominately office uses to the east. Therefore, unlike the South Duff Corridor, the
subject area is most suited for lower impact uses, such as office space and transitional
residential uses. The more intense, more auto dependent commercial land uses
permitted under the Highway-Oriented Commercial zoning designation are less likely to
locate in the subject location.
Although there is a reduction in commercial land inventory, the addition of
approximately 54-acres of comparable commercial resources at the intersection of
Highway 30 and South Dayton Avenue offsets the reduction in commercial land uses at
the subject location. The area north of the Highway 30/South Dayton interchange
provides additional commercial inventory to balance the loss of commercial land
inventory in the subject location. The area north of the interchange provides land
resources that are viable for office expansion in the community.
Staff believes that the most positive aspect of this proposal is that the developer is still
retaining the most viable area for office growth —the southern 6.22-acre area adjacent
to Highway 30. Simultaneously, the applicant is creating a residential transition from
existing and planned residential land uses to the northeast and west. Moreover, the
Residential High Density proposal could act as an extension of planned Residential
High Density uses to the north. Therefore, the proposal would be compatible with
existing and planned multi-family land uses to the north and northeast, buffer the less
dense residential to the west, and provide a transition into commercial land uses to the
east. Multi-family residential land uses are an ideal buffer between low impact
development and high-impact commercial development in the area.
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Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall community identity
and spirit. It is the further goal of the community to assure a more healthy, safe and
attractive environment. (LUPP, P.26)
■ The proposal to change the land use designation and zoning for the 12.08-acres in
question is designed primarily to provide additional land area for further apartment
dwelling construction. More apartments in the area will continue the pattern of the
existing apartments northeast of the subject area. The applicant's proposal will create a
separation between the office uses in Aspen Business Park and the manufactured
home park to the west. It will also provide a transition between the existing office uses
and future Residential High Density development to the north.
Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth pattern
for development in new areas and in a limited number of existing areas for intensification.
It is a further goal of the community to link the timing of development with the installation of
public infrastructure including utilities, multi-modal transportation system, parks and open
space. (LUPP, P.27)
■ Development on the subject area is infill. Developing vacant land resources adjacent to
municipal services is supported by this goal. The area is well served by water, sanitary
sewer, storm sewer, and has ideal street access.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission recommended approval of the proposed LUPP
amendment and rezoning request for the property generally described as 712 South 16th
Street at their meeting of July 16, 2003.
At the Commission meeting of July 16, 2003, testimony was heard from the owner of the
property immediately east of 712 South 16th Street, which is addressed as 612 and 626
South 16th Street. This property is currently designated as being suited for
Highway-Oriented Commercial uses of land and also is currently zoned Highway-Oriented
Commercial (HOC). Currently there are two apartment dwellings located on the property
addressed as 612 and 626 South 16th Street. The Planning and Zoning Commission has
determined that this adjacent property would best be suited for residential land uses to
recognize the current use condition. Therefore, the Planning and Zoning Commission is
also recommending that the property at 612 and 626 South 16th Street be changed to
Residential High Density to reflect the current use of the property. This recommendation
will be processed as a separate change to the Land Use Policy Plan and rezoning due to
the time that is needed to fulfill the public hearin notice requirement. This recommended
change to the property at 612 and 626 South 16 Street will be on an upcoming agenda of
the City Council once the notice requirement is completed.
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ALTERNATIVES:
1. The City Council can approve the Land Use Policy Plan change and rezoning of
12.08-acres located at 712 South 16th Street from Highway-Oriented Commercial to
Residential High Density.
2. The City Council can deny the Land Use Policy Plan change and rezoning of
12.08-acres located at 712 South 16th Street from Highway-Oriented Commercial to
Residential High Density.
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:
In review of the goals and policies of the Land Use Policy Plan, this Land Use Policy Plan
map change and rezoning proposal represents a beneficial transitional land use that will
provide balance between the existing office space and existing and planned High Density
Residential development to the north and northeast. The relationship of surrounding land
uses to the proposed land use provides benefits that exceed the small reduction in
commercial land inventory.
It is recommended that Alternative#1 be adopted. Alternative#1 is a recommendation
to approve the Land Use Policy Plan change and rezoning for the 12.08-acres located at
712 South 16th Street from Highway-Oriented Commercial to Residential High Density.
COUNCIL ACTION:
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