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Home My WebLink AboutA003 - Council Action Form dated November 8, 2005 ITEM #: DATE: 11/08/05 COUNCIL ACTION FORM SUBJECT: REZONING OF PROPERTY LOCATED AT 534 SOUTH DUFF AVENUE FROM A (AGRICULTURAL) TO HOC (HIGHWAY-ORIENTED COMMERCIAL) SUMMARY: The applicant is requesting a rezoning to HOC (Highway-Oriented Commercial). This request is to allow for additional property to be included in the subject site for a future big-box retail development. Approval of this request is recommended. BACKGROUND: Property Owners: Crane, Darrell Revocable Living Trust Asgrow Seed Company c/o Richard Ellis 634 East Lincoln Way 6900 Westown Parkway Ames, Iowa 50010 West Des Moines, Iowa 50266 Applicant: BFA, Inc. 103 Elm Street Washington, MO 53090 Contact Person: Ross E. Henson BFA, Inc. 103 Elm Street Washington, MO 53090 Location: 534 South Duff Avenue Site Area: 7.97 acres Rezoning Proposal. The applicant has submitted a request to rezone two parcels consisting of 7.97-acres from A (Agricultural) to HOC (Highway-Oriented Commercial). The two focus parcels are intended to eventually be combined with a larger 22.48-acre parcel to allow for the development of a big-box retail store and other complementing commercial retail uses. The 22.48-acre future parcel has existing HOC zoning, consequently, the 7.97-acre "add-on" parcels are being proposed for HOC zoning to be compatible with existing zoning. Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Commercial Land Use: Agricultural Land Use: Agricultural Highway Highway Existing Oriented Existing Oriented Existing Agricultural (A) Zoning: Commercial Zoning: Commercial Zoning: HOC HOC Highway Highway Oriented Environmentally LUPP LUPP Commercial&& LUPP Designation: Oriented Designation: Environmentally Designation: Sensitive Commercial Areas Sensitive Areas SUBJECT AREA' Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Commercial Land Use: Agricultural/ Land Use: Agricultural Farmstead Highway Agricultural (A)& Existing Oriented Existing Agricultural (A) Existing Government/Airp Zoning: Commercial Zoning: Zoning: ort District(S- HOC GA LUPP Highway LUPP Environmentally LUPP Environmentally Oriented Sensitive Sensitive Designation: Designation: Designation: Commercial Areas Areas Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Commercial Land Use: Agricultural Land Use: Agricultural Highway Existing Oriented Existing Agricultural (A) Existing Agricultural(A) Zoning: Commercial Zoning: Zoning: HOC LUPP Highway LUPP Environmentally LUPP Environmentally Designation: Oriented Designation: Sensitive Designation: Sensitive g g Commercial Areas Areas 2 ANALYSIS: Infrastructure and Services. The following table outlines existing community infrastructure and services: Infrastructure/ Water, sanitary sewer, and electric services are adjacent to the site and Utilities readily accessible. Access The site has access from Duff Avenue and 5to Street. Essential Fire Station No. 3, located at 2400 South Duff Avenue, is generally Community within a response time of five (5) minutes. The City's fire response time Services goal is to have 85% of the land area of the city within a response time of five (5) minutes, or less. Mary Greeley Medical Center will supply ambulance service to the subject property. The subject area falls within an existing police patrol area. CyRide The subject area is adjacent to the Blue Route (3) and the Yellow Route (5), which provide bus service from the site to all areas within the city of Ames. Zoning of the Subject Property and Surrounding Property. The subject property and the majority of land area surrounding the subject property are zoned as A(Agricultural)and HOC (Highway-Oriented Commercial). Agricultural zoning applies to land north, northeast, east, south, and southeast of the subject property. Highway-Oriented Commercial zoning applies to land north, northwest, west, south, and southwest of the subject property. The majority of the property to the east of the subject site is zoned as HOC Highway-Oriented Commercial. Proposed Zoning of the Subject Property. The applicant requests that the subject property be rezoned to HOC (Highway-Oriented Commercial). The HOC zone is intended to allow for"auto-accommodating commercial development in areas already predominantly developed for this use." Large-scale commercial retail developments are allowed within the HOC zoning designation. Permitted uses include retail sales and services, retail trade, offices, entertainment, restaurant, and recreation trade, major event entertainment, and vehicle service facilities, among others. The proposed rezoning is to allow for two additional parcels to be rezoned and added to a larger 22-acre parcel, which will then allow forthe development of a big-box retail commercial development. 3 Floodway. The dividing line for the Floodway and Floodway Fringe runs diagonally across the southeast portion of the subject site. Southeast of the floodway line is designated as "floodway" and to the northwest of the floodway line is "floodway fringe". The subject site falls within both floodway and floodway fringe. Buildings and structures are not allowed to develop within the areas designated as floodway. The applicant has provided a site plan that conforms to floodway development requirements and no permanent structures are located within the floodway. Land Use Policy Plan Designation. The subject site is designated as "Environmentally Sensitive Areas" in the City of Ames Land Use Policy Plan (LUPP). This designation is found in areas that are flood prone, wetlands, water bodies, and designate "natural resources that should be protected from detrimental use". For the subject site, the future development planned for these parcels will consist of a parking lot, drive aisles, and water detention basins. The proposed uses are allowed within the Environmental Sensitive Area land use designation, as well as within the floodway and floodway fringe. The remainder of the future big-box development will occur south of the subject site, within the floodway fringe, and will address flood plain issues at the appropriate time in the review process. Land Use Policy Plan Goals. The following Land Use Policy Plan Goals are relevant in consideration of this case: • 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. • 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. • 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. Planning and Zoning Commission Recommendation. On October 19, 2005,with a vote of 6-0, the Planning and Zoning Commission recommended that the City Council approve the proposed rezoning of approximately 7.97 acres of land, located at 534 South Duff Avenue from A (Agricultural) to HOC (Highway-Oriented Commercial). 4 ALTERNATIVES: 1. The City Council can approve the proposed rezoning of approximately 7.97 acres of land, located at 534 South Duff Avenue from A (Agricultural) to HOC (Highway-Oriented Commercial). 2. The City Council can deny the proposed rezoning of approximately 7.97 acres of land, located at 534 South Duff Avenue from A (Agricultural) to HOC (Highway-Oriented Commercial). 3. The City Council can recommend that action on this request be postponed and referred back to City staff and/or the applicant for additional information. MANAGER'S RECOMMENDED ACTION: Rezoning of the subject property to HOC (Highway-Oriented Commercial) would extend existing HOC commercial further east of Duff Avenue and adjacent to agriculturally zoned lands. The proposed rezoning and land use are both consistent with adjacent, existing developments and zoning designations within the area of the subject site. The proposed zoning and land use are also consistent with the City of Ames Land Use Policy Plan because it provides for additional commercially-zoned land, facilitates the redevelopment of an underutilized property, in an area already served by public infrastructure. 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 approximately 7.97 acres of land, located at 534 South Duff Avenue from A(Agricultural) to HOC (Highway-Oriented Commercial). 5 i South Lincoln Fringe Overlay "O-SLF" South Lincoln Mixed-Use District �� — S 3RD ST > SE 3RD ST' T... / , I I F-7--7- S 4TH ST Gov High Density Zone ` 4 J.J. 1 J. �J I SE 5TH ST ------" Government/Airpo District I I , I ,J. 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