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Home My WebLink AboutA003 - Council Action Form dated September 27, 2005 ITEM # DATE: 09/27/05 COUNCIL ACTION FORM SUBJECT: REZONING OF PROPERTY LOCATED AT 198 & 199 WILDER AVENUE FROM "A" (AGRICULTURAL) AND "RH" (RESIDENTIAL HIGH DENSITY) TO "CVCN" (CONVENIENCE COMMERCIAL NODE) SUMMARY: The applicant is requesting a rezoning to "CVCN" (Convenience Commercial Node) for the property located at 198 & 199 Wilder Avenue. Approval of this request is recommended. BACKGROUND: Applicant: Hunziker Land Development Co., LLC Owner: Hunziker Land Development Co., LLC Request: Rezone property from "A" (Agricultural) and "RH" (Residential High Density) to "CVCN" (Convenience Commercial Node) Size: 8.14 Acres Surrounding Property Characteristics: NokJk"HWEST E 3... .,, M ,� Jurisdiction: Story County Jurisdiction: Ames Jurisdiction: Ames Land Use: Vacant Land Use: Village Suburban Land Use: Village Suburban Residential Residential Residential Low Residential Low Existing Zoning: Agricultural One Existing Density/Suburba Existing Density/Suburban Zoning: n Residential Zoning: Residential Zone Zone LUPP Village Suburban LUPP Village Suburban LUPP Village Suburban Designation: Residential Designation: Residential Designation: Residential ESt y SUBJECT AREA ` SAS Jurisdiction: StoryCount Jurisdiction:" Ames Jurisdiction: Ames Land Use: Mobile Home Land Use: Village Suburban Land Use: Vacant Park Residential Existing Agricultural/Resi Existing Residential Low Existing Zoning: Commercial dential High Density/Suburban Zoning: DensityZoning: Residential Zone LUPP Highway- LUPP Village Suburban LUPP Village Suburban Designation: Oriented Designation: Residential Designation: Residential Commercial SOUTHWESTSQUTH SOUTHEAST, HEAST. Jurisdiction: Story County Jurisdiction: Ames Jurisdiction: Ames Land Use: Farmstead Land Use: Low Density Land Use: Low Density Residential Residential Existing Zoning: Agricultural Existing Residential Low Existing Residential Low residential Zoning: Density Zoning: Density LUPP Village Suburban LUPP Low Density LUPP Low Density Designation: Residential Designation: Residential Designation: I Residential Utilities and Infrastructure: Are nearing completion as part of the Sunset Ridge Subdivision. They are adequate to serve the site and the proposed uses. Proposed Land Use: The proposed zoning "CVCN" (Convenience Commercial node) conforms to the surrounding property. As defined by the LUPP, the "Convenience Commercial" is described as: "Represents clustered convenience commercial land uses in suburban residential areas. Such uses integrate aesthetically and physically with new suburban residential subdivisions and are designed to accommodate the vehicular mobility associated with conventional residential development while maintaining pedestrian connectivity. Since Convenience Commercial land uses are among residential are higher design, building material and landscaping standards apply." (See Appendix B) When the developers submitted their master plan back in April 2004, they chose at that time to develop the areas to the north, northeast, and east of the current location as "FS-RL" (Residential Low Density/Suburban Residential). They chose to wait to proceed with commercial development until standards for the CVCN District were established. Those standards were adopted earlier this year. Land Use Policy Plan (LUPP) Goals and Policies. Future Land Use. The LUPP designates this property as "Village/Suburban Area," and the developers have decided to develop the site as Suburban Area described as, "Area intended to create generally homogenous residential areas with little design integration, no mixture of uses, densities somewhat less than Village Residential."(See Appendix A) Staff has identified four (4) major criteria that should be met by the site location in order to be acceptable for commercial development: 1. LUPP states that locations for these commercial areas should be strategic 2. Establishes reasons for the strategy • Assure clustering (as compared to corridor) • Minimizing vehicle trips • Minimizing traffic impact on adjacent neighborhoods • Sustainability (on-going commercial success) • Assure compatibility with residential uses 3. Establishes minimum location criteria • More than two miles from other convenience commercial nodes • More than two miles from existing neighborhood commercial area or village commercial center • More than two miles from Community Commercial Node, Highway-Oriented Commercial area, Regional Commercial area, or Downtown Commercial Center that serves a higher commercial function • Adjacent to or within the center of highest possible concentration of population • On a major or minor thoroughfare (arterial) • Within New Lands Area 2 4. Selects three general locations that meet these criteria • Northwest Growth Corridor at the intersection of North Dakota Avenue and Union Pacific Railroad. • Southwest Growth Priority Area near the intersection of Lincoln Way and Boone County/Story County line. • Southwest Growth Priority area in the vicinity of the intersection of State Avenue and Oakwood Road. This rezoning relates to Goal No.4 of the LUPP (LUPP, p.26-27): • 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 on a readily identifiable and accessible area. Greater emphasis is placed on the pedestrian and related activities. • 4.B Ames seeks to physically connect existing and new residential and commercial areas through the association of related land uses and provision of an intermodal transportation system. • 4.0 Ames seeks to psychologically connect the various living/activity areas through closer proximity of residential areas and supporting commercial uses, common design elements, and inclusion of community amenities such as parks and schools. The connections should promote community identity. Recommendation of the Planning &Zoning Commission. With a vote of 6-0, the Planning and Zoning Commission recommended approval of this rezoning request at its meeting of September 7, 2005. ALTERNATIVES: 1. The City Council can approve the rezoning of 8.14 acres, located at 198 & 199 Wilder Avenue, from "A" (Agricultural) and "RH" (Residential High Density)to"CVCN" (Convenience Commercial Node). 2. The City Council can deny the rezoning. 3. The City Council can postpone action on this request and refer it back to City staff and/or the applicant for additional information. 3 MANAGER'S RECOMMENDED ACTION: The location of the proposed rezoning at the intersection of Wilder Avenue and Lincoln Way is consistent with the Land Use Policy Plan, because: • It shifts an existing convenience commercial node location shown on the LUPP Map slightly to the east. • It is at the center of highest possible concentration of population. • It is on a major arterial road (Lincoln Way). • Existing Highway Commercial areas within one-third mile do not serve a higher commercial function (other than convenience store, these are specialized retail and office functions). • However, it is less than two miles (1.3 miles) from a Highway Oriented Commercial area that serves a higher commercial function (west Hy-Vee and other retail commercial services). Therefore, it is the recommendation of the City Manager that Alternative #1 be adopted. Alternative #1 is a recommendation that the City Council approve the rezoning of 8.14 acres, located at 198 & 199 Wilder Avenue from "A" (Agricultural) and "RH" (Residential High Density) to "CVCN" (Convenience Commercial Node). In its review of the City's land use policy 18 months ago, the City Council determined that there is a need to develop small commercial service centers within growing areas of the community developed in a traditional suburban style. Earlier this year, City Council established a zoning district for this type of development within design standards that will guide these areas to fit with low and medium density housing. This rezoning will permit the first such commercial area to develop. By looking more closely to the LUPP map, we can see that the "HOC" (Highway-Oriented Commercial) district will be adjacent to the new "CVCN" (Convenience Commercial Node) and could create a commercial corridor. That commercial corridor could eventually fill to the east and connect the existing commercial areas on the north and south side of Lincoln Way. That type of commercial corridor would go against the Council and City's policy that "much of the future community-scale commercial by associated with nodes." The CVCN is intended to be surrounded by residential neighborhoods, not part of a commercial corridor. Since this rezoning proposal will move the "CVCN" (Convenience Commercial Node)to the east of its original general location, staff will undertake a land use study of the "HOC" (Highway Oriented Commercial) district to the west of 198 & 199 Wilder Avenue along the Lincoln Way corridor. Attachment 4 APPENDIX A LUPP Map Low-Density , # Residential �fi r \ {are riwa ViiilagelSuburban Residential V a } , r ed C6mmer� =Convenience Cornrnerctal Nr�ie i �—w-r Commercial£7n nteclRth esiden yRhal I�.OW-C1�ft �kY t) x g t s E j{ Land Use Policy Plan Map Subject Area 0 200 400 800 Fee[ Map prepered August 19,2005 by the CroWment of Nstvdag 2W Housing 5 APPENDIX B Existing Zoning Planned Rew.ence DistFr 1T-1PRX f z 4 � to RQilderAW LOW Deity ZOMI- Suburban Residential Zaire T-S" s t y i�7y f(J R pkfcratlal ^— mkty= ri UU �sadont j lg� 'A 1IGI]tu ( ..._._.._ .....ems.__.: . r m f �,r„bvernmen rtlAl oti Dlatld Existing Zoning i City of Ames Corporate Limits �R ^/7 Subject Area 0 200 400 800 Feet N1 ap prepared August 19,2005 by Antes Depadm ni or PlanrirV and Houseng 6 APPENDIX C Proposed Zoning Planned R'Wence Dlst rl.4, 1 � � S 41 i t Suburban Residential Zone"F-S" A OidgfWal n%""Y Z :�Gk7] ►4f81� UWAXN 1YI6Ff> y l fin,. 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