HomeMy WebLinkAboutA003 - Council Action form dated May 27, 2008 ITEM #:
DATE: 05/27/08
COUNCIL ACTION FORM
SUBJECT: REZONING OF PROPERTY LOCATED AT STANGE AND
BLOOMINGTON ROAD FROM SUBURBAN RESIDENTIAL MEDIUM
DENSITY (FS-RM) TO CONVENIENCE COMMERCIAL NODE (CVCN)
BACKGROUND:
Date Prepared: May 16, 2008
Property Owner: Uthe Development Company
105 S. 16t" Street
Ames, IA 50010
Applicant: Same
Location: North of the intersection of Stange Road and Bloomington Road
Acreage: 9.79 acres (12.69 including proposed rights-of-way).
Project Description. The land proposed for this rezoning is located on the north side of
Bloomington Road. A preliminary plat for this area (a portion of previously platted
Northridge Heights) has also been submitted and is being considered concurrently with this
rezoning. A third item, an update to the Northridge Heights master plan is also on the
agenda for consideration. The preliminary plat shows Stange Road being extended north
and bisecting this parcel, creating two lots on the west side and two lots on the east side of
Stange Road. The four lots are intended to be developed as a grocery store, a medical
office and clinic, a convenience store, and a car wash.
The Land Use Policy Plan Map designation for this area is "CVCN Convenience
Commercial Node." This designation was approved by the City Council on May 13, 2008
and includes use restrictions that allow only grocery stores, convenience stores (which may
include gasoline and food sales—no sit-down restaurants), medical offices and clinics, and
car washes.
Two separate tracts are proposed for rezoning. The first is as described above—the four
proposed lots currently zoned FS-RM and comprising the area intended for commercial
development. The second is a sliver of land currently zoned FS-RL. The developer is
requesting this piece be rezoned to FS-RM,which is addressed on a separate Commission
Action Form. Currently the property is zoned FS-RM (Floating Suburban-Medium Density
Residential). It is not currently being productively farmed, although it has in the past.
Description of Surrounding Area.
Area LUPP Designation Zoning Land Uses
North Village/Suburban FS-RM (Floating Suburban- Fallow
Residential Medium Density Residential;
FS-RL (Floating Suburban-Low
Density Residential)
South Village/Suburban A(Agriculture); FS-RL(Floating- Agriculture; Residential
Residential Suburban Low Density
Residential)
East Environmentally S-GA(Government-Airport); RL Water tower; Railroad;
Sensitive Area; Low (Low Density Residential) Residential
Density Residential
West Village/Suburban FS-RM (Floating Suburban- Fallow; Residential
Residential Medium Density Residential;
FS-RL (Floating Suburban-Low
Density Residential)
Also, see the attached Existing Zoning Map and Land Use Policy Plan Map.
Applicable Law.
Land Use Policy Plan (LUPP) Goals and Policies. The following goals of the LUPP are
pertinent to this application. Staff comments follow each of the goals.
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.
The subject area has not previously been developed. It was initially intended for
residential uses as a part of Northridge Heights. Commercial uses to serve the
growing population of the north were to be located within the Somerset Village, the
existing commercial area of North Grand Avenue, or along Lincoln Way. The recent
LUPP text and map amendments allowed for commercial development at this
location within a subtext of not stymieing the success of Somerset as a commercial
node. This was assured through use limitation in the LUPP approved by the City
Council in December 2007.
The infrastructure at Bloomington and Stange provides the capacity for commercial
growth at this location. The proposed improvements include installation of the
necessary sewer and water lines, street paving, and traffic control at the intersection.
The rezoning is consistent with community preferences as articulated by the City
Council through the recent LUPP amendments.
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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.
One of the City's objectives under this goal is to assure the availability of sufficient
suitable land resources to accommodate the range of land uses that are planned to
meet growth and sufficient to eliminate market constraints. The proposal provides a
small amount of commercial land in a location identified for this use in the Land Use
Policy Plan. Also, no known unique or sensitive natural resources are known on this
property.
The CVCN designation provides a greater degree of control, through its more
restricted uses, its increased setback, landscaping, and buffering requirements, and
through its architectural standards to better assure that development is compatible
with the growing built environment is which it is located.
Goal No. 3. It is the goal of Ames to assure that it is an "environmentally-friendly"
community and that all goals and objectives are integrated with this common goal. In
continuing to serve as a concentrated area for human habitat and economic activity,
Ames seeks to be compatible with its ecological systems in creating an
environmentally sustainable community.
The development area has recently been used for agricultural production, with no
identified significant environmental features. Development has previously been
proposed for this site with no required mitigation for identified environmental
degradation. Construction at this site will, of course, need to meet the storm water
protection requirements and other standards of the city.
There is an area to the east that is identified on the LUPP as"Greenway."This is the
area on both sides of the railroad tracks. This proposed development will not impact
the greenway in any greater degree than the previously approved residential
development would have.
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.
The intent of the CVCN zone is to allow for limited commercial development in
suburban residential neighborhoods to provide convenient retail outlets to meet
localized demand. This limited node, with its use restrictions and size constraints,
provides that convenience to the neighboring suburbs.Although the uses are limited
to just four, they are of mainly types that would allow local residents to accomplish
multiple tasks with just one trip. In addition, the pathway connections to the
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adjoining suburban developments will allow for safe, convenient non-motorized trips
to the node.
The zone also includes architectural standards that seek to assure that
development is compatible with neighborhoods. These standards include
requirements that address scale, proportion, form, architectural detailing, color and
texture. Applied properly, they can ensure that this commercial node will be unique
and distinct—creating a greater sense of place.
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.
This proposal is consistent with the objective of cost-effective growth. The developer
will install all the necessary public improvements to serve the area, including the
sanitary sewer, storm sewer, and water. The developer will also pay forthe road and
signal improvements to serve the increased traffic.
Installation of the improvements for the public infrastructure and construction of the
private development will likely occur concurrently, ensuring the timely completion of
both projects and minimizing the disruption to the neighborhood and motoring public.
Goal No. 7. It is the goal of Ames to provide greater mobility through more efficient
use of personal automobiles and enhanced availability of an integrated system
including alternative modes of transportation.
As costs of transportation rise (costs not only of fuel, but also of construction and
travel time), efforts should be made to reduce the use of a single mode of travel. By
establishing a neighborhood commercial node, local residents will have less of a
need to travel greater distances to meet everyday shopping needs. And by the
expanded use of shared pathways, pedestrians and bicyclists can also enjoy a safe
route to meet their shopping needs.
The other goals of the Land Use Policy Plan, while no less important, provide less
guidance on this proposed rezoning.
Convenience Commercial Node. The CVCN, as described in the Land Use Policy Plan,
is intended "for strategically located nodes on major or minor thoroughfares within or near
conventionally designed suburban residential neighborhoods. This zone encourages the
provision of small-scale retail and service uses for nearby residents. Uses are restricted in
size, scale, materials, and use to promote a local and compatible orientation and to limit
adverse impacts on nearby residential areas. Development is intended to be pedestrian-
oriented and also accommodate vehicular travel associated with conventional suburban
residential subdivision design. Vehicle and parking areas are strictly regulated to promote
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compatibility with the character of surrounding residential development and the intended
pedestrian orientation of uses. The Convenience Commercial Node(CVCN)is intended for
areas of special sensitivity in order to avoid detrimental public and environmental impact by
new land uses and to:
a)Promote clustered and convenient commercial land uses adjacent to residential
areas
b)Provide for convenience to meet localized and neighborhood needs
c) Integrate commercial land uses aesthetically and physically with adjacent residential
subdivisions
d)Accommodate the vehicular mobility associated with conventional residential
development while maintaining pedestrian connectivity
e)Promote higher design, building materials, landscaping standards, signage, lighting,
and screening
f) Maximize floor area ratios
g)Prorriote shared parking"
The LUPP provides guidance on the size of CVCN nodes. "The size of any one node
should be between two (2) and five (5) acres, but not greater then [sic] 10 acres." While
this proposed rezoning lies outside the optimum range, it is less than the maximum. The
concentration and density of development will be controlled by several factors. These are:
the use limitations of allowing only grocery stores, convenience stores, car washes, and
medical offices and clinics; the maximum building sizes allowed in the zone of 25,000
square feet or 35,000 square feet for a grocery store; and the landscape, setback and
buffering requirements of the zone.
The CVCN Use Table (Table 29.807(2)) allows for the uses proposed and limited by the
LUPP. These are grocery store, convenience store, carwash, and medical office and clinic.
The grocery store and medical office and clinic are uses allowed by right and need minor
site plan approval. The convenience store, in combination with gasoline sales and car
washes, need a Special Use Permit from the Zoning Board of Adjustment.
The CVCN Zone Development Standards (Table 29.807(3))describe the setback and bulk
requirements for the zone. All buildings are limited to 25,000 square feet, except grocery
stores, which are allowed up to 35,000 square feet. While no site plan has been submitted
as part of this application, these standards will be applied through the development review
process.
The CVCN zone has architectural standards imposed on buildings within the district. These
include specifications of allowed and disallowed materials, fagade treatment, roof design,
and pedestrian entrances. In addition, there are stricter requirements for screening of
service areas, landscaping, fencing, lighting, parking, and signage. These standards are
applied to ensure visual compatibility and to help create a unique built environment—a
sense of place.
Applicant's Submittal. The applicant submitted an explanation of the consistency of this
rezoning with the Land Use Policy Plan. It is included as an attachment to this report.
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Staff Analysis. The Land Use Policy Plan calls for most of the community's new
commercial growth to be in nodes rather than strips. This development is consistent with
that policy and, through the use limitations imposed by the City Council though the LUPP
text and through the area limitations of the zoning ordinance, this "node" cannot be further
extended to create "strip" development. The LUPP text allows only those four uses within
this CVCN. No other commercial zoning district is identified on the LUPP map adjacent or
anywhere near this CVCN. And this CVCN district cannot be enlarged as it has nearly
reached its allowable size (9.79 acres of a maximum allowed 10 acres.). Because of these
limitations, this commercial node cannot be extended eastward or westward along
Bloomington Road. Neither can it be extended northward along Stange Road nor
southward to connect with the commercial district of the nearby village, thus ensuring it
remains as a node rather than a future strip.
The LUPP text was amended last year to allow exception criteria for the location of a
Convenience Commercial Node. That exception criteria limited uses to the four mentioned
previously—convenience stores (which may include gasoline and food sales—no sit-down
restaurants), grocery stores, medical offices and clinics, and car washes. During the
amendment to the LUPP map earlier this month, the City Council determined those use
limitations were appropriate in this location. Such use limitations will be reflected on the
updated map. For this rezoning, these use limitations will also be placed within a
development agreement. That development agreement will be presented to the City
Council prior to the final reading of this rezoning.
During the development review process of the rezoning, re-platting and master plan
update, the public works staff reviewed the proposed change of uses to determine traffic
impacts. They concluded that any changes in traffic generation from the residential uses
initially planned to the proposed commercial uses could be accommodated by the
proposed street improvements.
The proposed rezoning converts productive agricultural land to development. The City
does preserve row cropland within its corporate limits in locations not suitable for
development due to floodway or other environmental conditions. This parcel, however, has
been identified for development since the adoption of the Near Term Lands policy in the
LUPP in the early part of this decade. In addition, it was previously targeted for medium
density residential development—townhouses, apartments, or condominiums.
No portion of this land is within any identified LUPP designation (e.g., Gateway Protection
Area, Watershed Protection Area, Airport Protection Area)that would impact this proposed
rezoning. Neither is it with a flood hazard zone as identified by FEMA.
As mentioned above, the existing City utilities are adequate to serve the area of
commercial use that this site accommodates. New utilities will be installed as part of the
development, including improvements to Bloomington Road and the Bloomington/Stange
intersection.
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FINDINGS OF FACT & CONCLUSIONS:
FINDINGS. Staff makes the following findings of facts:
1. Ames Municipal Code Section 29.1507(2) allows owners of 50% or more of the area
desired for rezone to file an application requesting City Council to rezone the site.
The applicant is the only owner of the site proposed for rezoning, which equates to
100% ownership of the requested rezone area.
2. The application was received on March 11, 2008. The deadline for the Planning &
Zoning Commission to file its recommendation to the City Council (pursuant to Ames
Municipal Code Section 29.1507(2)) would be June 9, 2008.
3. Notice of the proposed zoning map amendment was mailed to owners of property
within 200 feet of the site on May 14, 2008. This is in addition to the notice required
no less than 7 days prior to the hearing before the City Council (Ames Municipal
Code Section 29.1507(4)). In addition, a public sign was placed near the site.
4. The property lying north of the intersection of Stange Road and Bloomington Road is
designated on the Land Use Policy Plan (LUPP) Map as a Convenience Commercial
Node through action of the City Council on May 13, 2008.
5. Section 29.807 of the Ames Municipal Code states in part that the CVCN zone
encourages the provision of small scale retail and service uses for nearby residents.
The restrictions of allowed uses that are within the LUPP text will also be made a part
of this rezoning through a developer's agreement.
CONCLUSIONS. Based upon the above findings, the staff makes the following
conclusions:
1 . The applicant for the proposed rezoning has standing to request the rezoning.
2. The application for the proposed rezoning was processed and placed in front of the
Planning and Zoning Commission within the required timeframe.
3. Public notice was provided in a manner consistent with state and local law.
4. The proposed rezoning is consistent with the Land Use Policy Plan. The proposed
rezoning meets many of the goals of the LUPP and reflects the designations of the
LUPP map.
Planning and Zoning Commission Meeting. The Planning and Zoning Commission held
its meeting on May 21, 2008, to consider this action. A public input session was conducted
in which no one spoke in opposition. The applicant spoke in favor of the request.
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Recommendation of the Planning & Zoning Commission. At its meeting of May 21,
2008, with a vote of 5-0, the Planning and Zoning Commission recommended approval of
the rezoning request from Floating Suburban-Medium Density Residential (FS-RM) to
Convenience Commercial Node (CVCN) with the use limitation of allowing only
convenience stores (which may include gasoline and food sales—no sit-down restaurants),
grocery stores, medical offices and clinics, and car washes.
ALTERNATIVES:
1. The City Council can approve the rezoning of 9.79 acres (12.69 acres including
proposed rights-of-way) of land lying north of the intersection of Bloomington Road
and Stange Road from FS-RM Floating Suburban-Medium Density Residential to
CVCN Convenience Commercial Node with the use limitation of allowing only
convenience stores (which may include gasoline and food sales — no sit-down
restaurants), grocery stores, medical offices and clinics, and carwashes based upon
the findings of fact and the conclusions of staff.
2. The City Council can approve the rezoning of 9.79 acres (12.69 acres including
proposed rights-of-way) of land lying north of the intersection of Bloomington Road
and Stange Road from FS-RM Floating Suburban-Medium Density Residential to
CVCN Convenience Commercial Node with specific conditions deemed reasonable
and necessary to satisfy public needs which are directly caused by the requested
change and by justifying such conditions by adopting their own findings of fact and
conclusion.
I The City Council can deny the rezoning of 9.79 acres (12.69 acres including
proposed rights-of-way) of land lying north of the intersection of Bloomington Road
and Stange Road from FS-RM Floating Suburban-Medium Density Residential to
CVCN Convenience Commercial Node if the Council finds and concludes that the
proposed rezoning is not consistent with adopted policies and regulations, orthat the
rezone will impose impacts that cannot be reasonably mitigated.
4. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
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MANAGER'S RECOMMENDED ACTION:
The conclusions of staff, based on the above findings, indicate that the proposed rezoning
is consistent with the LUPP; has no negative impacts that cannot be ameliorated; can be
accommodated by the existing and/or proposed infrastructure; has no negative impact on
the environment; contains use restrictions consistent with City Council policies and
preferences; and contains such design, landscaping, parking, buffering, setback, and
architectural designs such that the development will be integrated into the adjoining
suburban residential developments. The proposed rezoning contains the restrictions
approved as part of the LUPP. These restrictions reflect the action by the City Council
during the LUPP amendment process and will be made binding through a developer's
agreement. That development agreement will be presented to the City Council prior to the
final reading of this rezoning.
It is the City Manager's recommendation that the City Council act in accordance with
Alternative #1, which is approve the rezoning of 9.79 acres (12.69 acres including
proposed rights-of-way) of land lying north of the intersection of Bloomington Road and
Stange Road from FS-RM Floating Suburban-Medium Density Residential to CVCN
Convenience Commercial Node with the use limitation of allowing only convenience stores
(which may include gasoline and food sales — no sit-down restaurants), grocery stores,
medical offices and clinics, and car washes based upon the findings of fact and the
conclusions of staff.
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AMES MUNICIPAL CODE: SECTION 29.807 CVCN CONVENIENCE COMMERCIAL NODE
_9.807"C17C `Convenience Comaneccial.ode
(1) Ptwpose.The Convenience Commercial Node(CVCN)Zone is intended for strate cally located nodes
onntajoror minor thorcat resvdthincarnearconventionallydesigttedsuburbanresidentialneighborhoodls.Thiszone
encourages the provision of small-scale retail and service tense,for nearby residents.Uses are re_mcted in size,scale,
rxnterials,and use t+oprcanote a local a tzdconipatihle cnetttation nth and to limir a&vrse impac:s ou nearbyresidential
area.. Development is intended to be pedestrian-oriented and also accommodate vehicular travel associated with
car,entio.al mbttrban residential sttMvision design_Vehicle access,andparking areas are strictlyregnlatedltopronmote
compa:ibL:it=o ki ththecharacterafsnrrcundingresidentialdelelopmentandtheintendelgedesLianorientation ofuses.
The Convenience Connnrercial Mode (CVC ; Lone is intended for areas of,pecial sensitivity in order to avoid
detrimental public and en rironmental impact by new land uses and,to:
a) Promote clustered and c unvenient comunercial land uses adjacent to residential areas
b) Provide for convenience to meet localized neighborhood need,
(c) Integrate comniercia.landusesaesiheticallyantphTsical:yutu th adjacent residential subdiv=isions
(d) Accommodate the vehicular mobility associated with conventionaI residential deivlopment sa hue
mai raining pedestrian connec-h ty
Vie) dsntotehi lierdes,gn.building materials.landscaping standards,signaQe,lightmi g.andscreening
(f) M-, a,um:mize Floor Area Ratio y
Promote shared parking
C2) Permitted Uses.The rises pernutted in the CVCN Zone are set forth in Table 29.807(2)belmv.
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Table 29.807(!)
Convenience CommiTial Node(CTCV)Zone Uses
USE CATEGORY .4P?KO'VAL AM-LUXAL
REQUIRED ALTHOR=
RESIDUNTLAL USES
C-eq 111mg
Householdlivin'l N
1*.1c-.-tz-x.Lod=zs
OFFICE USES y U"Pmmc rz-tf
TRADE USES
RV,a J Sales es and'service;-cimeni Y(emcept Ee=A.'i, SLP'Mmu, suff
cre=w-Jes,
Reud Tmie-Automajv,2,e-.-.
ELtemi=ew..Reitrx-=aad Rrnatm y S"ff
Tulle
wbalesKe 7nde
WDUSTRUL USES N
IN'STrTUTIONAL USE
yOLEZ-Ecd
-ari:inet y
Pr skiers y N'mc-
M�.L:zi'--m�n
N
TR.kNSPORT.ATION,
COMMUNICATION'S.A.ND UTILITY
=15
V Elp VmD.-
Parks and C.,ALAren N
Wue:.as:'-D=tica-jou y Sp ZEA
Fa,:'mes
TV,Broadcast Fazi:ijes N
--Le amil UmLry Condor- 'N
FiLmai Yarl
MISCELLANEOUS USES
'0=ercul 0-.JtdwrRe::.sEtm
z"112d D��y Care FO-1,11tei y SP SDP M.-ror ZEk'Smff
Detmon Faciliaes
Major Event E=ermmmez-
V-ah::1e senke Fact-men N exe?t commremm.,E--tore--in p Z BA
mmSmjotulL molme
ie,-VICi ELI CO.-Wit t-e
I Sw.in:7-'5e Per-`=
Y=Yes:per=red zi xlutedh-mqu2tedappraval
N-T=NO,pmluhze�d
CC=City Coumdl
SP=Special tie P=t:See 29,1503
SD?Majar=Sle Del i*.Star_1en:PLEL Major.Se Sect= 9 i 5,2 4,;
ZBA=Zvnmi B=--
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(3) Zone Developmeut Staudarcls.The zone tin-elopment standards:for the CVCN Zone are set forth in
Table 29.SO7(3)below:
Table 29.807(3)
Convenience Conunercial'mode(CVCN)Zone Development Standards
DEATIOPMEN'T ST.kND.ARDS CVC'.%ZIONE
Asa=B- '.Lr,S.janz Feet,Sinn-.*Bv_,',d q 25'CO sf.e"'U?v fan a pocery store,whi.ch shag�e a
Ma'=IX BUI:d4-ZkeA 5x a Cyr Calf CQ=v*Zcia.Ceaw maxima...of 3 5'.w 0 if
V.===:.atFrr,=ze 50 ft,
NLamum Seback-for 3LAdinn Zd VeLfli P:.,L:L;:
Front Lot Line X't vicep.fN a fiel czzop,,winich iUE inammm a 10
ft sefoaci:neawred frorn the It=edge of e c=Wv
5ft
Side Lot UrA 10 ft
Rear Lot Lire
or L=tAh=4 a FesidertaLy Zoned 20 ft
or
1ztdxa?mg ii Se6ac&iAX-.vnrz an 7onej
203 a Lj.See Seaton 29.403f,1>0 and Swim
See Sector 29.403 Aad Se roc 29,3077",
for PaAml Pafx:n.,r lot Kreenizz and Lmdicapimj iha'.;be-aqu:id
PUnCaln to SV-',IQL_;'.103�,'4).
ij-As SeeSecior.29.307-1,",
Ma%==Ri;_d=Cvvera-:e
Mxkw.r=Size of CraioLue s z is YueLr Fpz=:0:ere rot mare r.bm 3 veh:zlei at coc.?
N U=:_"L�lcmpei Area
Mj%mnum H-z:;i See Sector 29 807{;`;t';,
Paza -4110 Re."a*en-BLL]�p 7md S:re.2n N.e-2p.M anonal 3c
N,ewer,separated a ma==of 3041,from any
Outd=Z Permied 17ei-See Se=n 2 9.4.'S
Cat:door Smaze Per=i?4d No
Tr.ck s and Equipment Peru'red
0.L-. 5 e �t.:r'E
(4) -Axchitectural Standards
(a) Architectural Theme, Building shall be compatible uith adjacent residential buildings and
with each other trough similarities in scale.proportions.form,architectural detailing,color and tex-nue.
(b) ifeight.No building shall exceed thirty(30)feet in height. (Measured as per 29.201(83))
(c) Materials.
�
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,i', Exterior building materials shall be high quality and highly durable:for more
than 50%of the total ex-enor wall area the surface material shall be stone,brick,and.,or pre-cast panels-arith the
appearance to the pedestrian.ofs=e or bricli.Mleasuremeat of exterior wall area:
a. does not include vmdows.doors or their t.-=-,
b. does inchade-able ends of rooft or ends ofdonners if they are on the same
visual plane as an exterior a-all surface
(k) Prohibited material-,are:
a. pre-cast panels with surface appearance other than brick ot stone,
b. smooth faced concrete block
c- painted mason y
d. prefabricated panels of metal,fiberglass,or=00th surface textures,
(iii) Consistent materials shall be used on all facades.
(iv) Color of all exterior building materials shall be similar*,o the color of exterior
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building materials common on the same block or in the adjacent neighborhood i,If no adjjacenr buildings exist,
mitted earth tone colors shall be utilized,
(d) Facade Treatment-
(i) To dinnnish the biulding mass in order to be similar in scale to nearby residential
structures and to provide architectural interest and nariety no facade shall have a length exceeding forty(40)feet
uninterrupted b�-a€least two(2)of the following
a. Modit"altion(i.e.,change in plane,stepbacks,wall planes off-set by at least
two fee-)
b. change in material'.exture or masonry pattern,
c, patterns of comn=.piers.rib-,or pilasters.or equivalent element-,that
subdivide the wall
d- char ee in fenestration pattern(uindmxs)
(ii) Each facade that faces a street,walkway or park-me I.-t shall be subdivided and
proportioned by openings,such asaindows or doors.andor projecting structures.such as arcades,arbors.or
MUIL-`gS, along no Leis than forty(40)percent of the length of the facade. For windows to be included in this
calculation,they must
a. be between the 2-foot and 10-fort[heiebt of the wall
b. have the bottom of the laindow no more than four feet above the finish floor
elevation
c- must allow views into:he interior--.pace or be a display mudow,(but not
display cases attached to the outside of the .vall,
(e) Roof design. in order to minimize the-,isual difference benveen commercial and residential
use, look similar to nearby single-family residential dwellings., and&,-e emphasis to architectural elements that
uill help dnsde the mass of a large buildi-as into smaller,identi5able pieces,all buildings shall incorporate one or
more of the fbllcri%ikg_groups of roof forms:
4) Roof elements c-ciranonly found on unattached or attached single-family
&,mllurgs,such as pitched roofs equal to or steeper than d.12, gables,dormers,or cupola."These residential roofelements shall also have a(hirable.high-4ua'iry surface,such as architectural shingles,standing seam metal or the
(ii) Variations in roof forms and also.variation in height of roof elements.
(iii) Fla-,rock but only if concealed!Yv parapets,sloped roof form,or other
arch-1,tecturally integrated features and also variation in height of these roof elements.
(iv) Roof forms that correspond to and bring attendou to elements and fUric7ion--. ;uLl:.
as entrances.arcades,porches,building cormeris and!or focal points,
(f; Pedestrian Entrances.
(i) There shall be at least one fimcdc-na'.pedestrian entrance facing a street..
(ii) In order that the primary building enzince of each building is clearly defined and
sheltered from the surnnw sun and winter weather,it shall be recessed or framed.accomplished by,-a sheltering
element such as an ow-haris,arcade or portico. The sheltering element shall proAde at least six feet ofuidt and
fbir feet of depth.
(5) Mechanical Equipment.
(a) Comply ii-rith-the standards of this section for all
(i) cooling or heating equipment,
00 pumps
generators
(iv) cornmunicc:ions equipment
(%,) utility cabinets,
(%i) other such mechanical equipment
(b) Locate and screen such inechamcal equipment so it is not visible from adioinnig r pe mes Or
public streets or siden-alks and to n3itinnize acoustic impacts of this equipment in these areas.
13
(c) Screening shall be integral and consistentParith the mwall design of the Wilding and the
landscape.At a mininium,screelIMLI materials shall meet the 0 or F2 standards--nt forth in Section 29.403 and
(i) shall include materials of the same type.. quality and color as the principal
materials of the budding or landscape, and
(h) at the time of installation.shall be at least six inches higher than the height of the
mechanical equipment.
(6) Senice.M-eas
Comply%ith the standards of this section for all
(i) loading berths.area or docks
(ii) areas and equipment for rash collection or compaction
(in) -nick parking
(iv) other service areas and equipment
(b) Cluster:he locations of such 3enice areas and--juipment.
(g) Locate and screen such senice areas and equipment to nummize 1.isibihry fican adjoining
properties or public streets or sidewalks and to inuairnizze acoustic impacts of the actilrities in these areas-
(d) Screening shall be integral and consistent with the oiwall de>ugn of the buildme and the
landscape.At a mininnur..screening materials-hall meet the U or F2 standards set forth in Section 29.403.and
shall include materials of the same type, quality and color as the principal materials of the building or landscape.
(T) Landscaping.Landscaping shall comIdyaith Section 29.403(5)and also comphi,.ith the fbllcN'%-M' g-
-
(a) In addition to the standards of Section 29.403(5).it least cue mwstory tree shill be planted
,Mthm the parking(space benweeen the public cide=lk and street curb,where sidevralk does not exist it is the area
between the property hue and street curb)for every 60 ft(or pail thereof of lot frontage.If the City of Ames
planting standards cannot be met due to site-specific conditicni,the overstory tree shill be planted in the front-vard.
in addition to the other planting required by Section 29.403(5).
(b'� River rock or similar non-organic materials shall not be substituted for the landscaping area or
I
used in combin—it.or ivith the minimum landscaping requirements in this zcalinz&smct or Section 29.403.
I Fencing.Fencing shall comply with Section 2.9.403 and also comply with the fbIloving:
(a) Where a Vince or-mall is used for screening in accordancenith 29.403(1)7 at all lot lines it
shill placed on the interior side of-he landscaped area.
(b) Fencing shall be integr
al and cousisten:with the overall design of the budding and the
landscape and also shall include materials of the same type,qualin,and color as the principal materials of the
building or landscape.
(c) Chain:ink Winces and fences containing barbed ware,electric charges or sharp materials are
prohibited.
Lighting.Outdoor lighting shall comply lAith Section and also complyuith the follo4 i1g:
(a) Outdoor lighting prohibited:
(i) Bare lamps
(ii) -Neon,fibe.-optic}rope,L.E.D. or other npes of strip style lighting
(iii) Illuminated-4ranslucent materia:-.
(W) Illuminated striping or banding.
(v) Pole mounted lights exceeding 25 feet in height
(b) General.floodlighting,of Wildings is not permitted.Lighting may be used to highlight specific
archite=al features,such as building entrances,prmided that the li lit output shall tv directed totally to that
specific architectu:al feature.
(10) Parking,
(a) The use of parking bumpers(wheel stops)is prohibited.
(b) ProrAde bicycle parking at locations that do no ebstruct the flow of pedestrians,are identified
,aith simaze,are risible and are located neat customer entrance,,.
14
(11) Pedestrian and Vehicular Circulafim
(a) The internal vehicular and pedestrian circulation within a developinent involving multiple
buildings or lots mast interconnect in an obvious and direct inanner.
(b) Pedestrian citc-ulation
(i) An*n-site sidewalk shall connect the street to a primary pedestrian enaance of
the priniary structure on the site On corner lots.on-site sidewalks shall connect both streets to a primary
pedestrian entrance of the pnniar. tructure on 1be site.
(it) I%Vhere hvo or more buildings are on the some lot or m adjacent lots,on-situ
sideuilks shall connect at least one pedestrim entrance of each bm'ding.
On) Such on-site sidewAks shall be
a. lighted
b, no less that five(5)feet inuidth and,where a.paiLed
into awy°sideiva,k,nuniinum width shall increase rw*(2)feet for each overhang
c, concrete,brick or other masmypmws,
d. physically separated from other pavetriew by change it el. at .n of
landscaping.
e. where crossing vehicle paring.cl,nl,'�identifiable through the use of
striping.ek-oatioa changes.speed burps,a different pa-wing material or other sinnlar method.
(12) Signagit.
(a) No signs are permitted in this zoning district except:hoiesigns thar conform to:he standards
and restrictions stated in this section.
(b) The only rq)e%of sips permitted in this zoning district are wall sigas and momunent signs-A
wall sign is a sip that is displayed by being affixed to the outside of an exterior%-all of a btWding in which at lost
one business is located.'Wal 1sighs shall be a2fixed to only those walls*.ha€1.1ce a sheet.
(C) Size restrictions.
(i) A wall sign shall be no larger than sixteen square feet,except that a mall sign
may be up to thirty-mo square fee in size if,it is affixed to L-itilding on a lot that abuts,an arterial street,and the
wall sign faces-le arterial street.
(n) M=meut signs shall be no larger than thirty-mv square feet.excluding the
base.except that a monument sign may be up to six ty-lbur square feet in size if the lot on which it is located abuts
on arterial street,and the monument sign faces the arterial street.
(d) Nhumber
(i) The number ofurall-mounted signs shall not exceed two(2)signs per tenant
space,including lettering on awnings.
(ii) Only one monument sign is permitted for each principal buikling on a la A
MOMInIent sign is W permitted on a lot that is not the site of a principal Nulding.
(e) Height restrictions.The maximum perriussible height for a moriumem sign is eight sleet,
including the sign base-,that is.the top of a mocunient sign shall be no more than eight feet above the grade of the
,site on Which it is erected.However,the height o-,a nicuumert sign.including the bise,may be tip to hvelve feet if
the sign is erected ou a lot that abuts on an arterial sweet,
(t) Materiak, Morannent sips must incorporate materials of the same type,quality and color as
the principal materials of the'buildiiag,
(g) Lighting restrictions,The:ighting cf both wall signs and monument signs shall be projected
do%v,%,at®ardless of whether the lighting source is internal or external.If the sign faces an abutting
residentially zoned lot;or a residentially zoned lot that is separated from the site of the illitminated sign by only
ease weer.the fu*of the illuminated sign shall have,a dark back-ground
(h) Prohibited Signage,
(I) Banners
(it) Temporary an&or movable signs
15
�iii� Fsi'1L•Aaard
i f awdoor advensement displays,
(y) Signs that flask light in au;-nianner
(ci) ExTo_ed near;signage
;i Computerized.coi tal scrollrug sites are only permitted if helot ou t lttcla it is bated tilt€
an arterial street.and the ceanputerized:digital scrolling sign faces the arterial street.
(13) Operational Standards. Pale counted lights xiill be reduced to security levels when the
commercial use is not open to the ptiblic.
(04 moo. 3S32, 5-4-0-`)
16
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19
Applicant's Submittal Statement
Written explanation of the reasons for requesting rezoning:
1. The Developers of Somerset Village have tried for several years to get several of
these businesses in Somerset. The design guidelines have made that effort very
difficult.
2. Several of the proposed uses are in great demand in the North part of town. We have
purchase agreements pending the rezoning with end users for a convenience store, car
wash and grocery store. We have had ongoing discussions with primary care medical
providers but do not have any written agreements in place at this time.
3. The addition of these businesses will help strengthen the businesses in Somerset
Village by keeping consumers in the North part of Ames rather than having to drive
across town.
4. This will keep goods and services within walking distance of several households, thus
promoting a healthier lifestyle and reducing greenhouse gases.
5. This ground is currently zoned FS-RM. With the recent development of over 500
apartments in Somerset as well as other parts of the community, it is our belief that
we don't need all twenty acres for multi-family use as are a part of the current
approved master plan for the Northridge Heights subdivision.
6. The developers met with the boards of directors of all 3 of the commercial
associations in Somerset. Everyone that was at the meeting was in support of the
rezoning request. The existing business owners felt the larger traffic volumes would
bring them increased business. We previously submitted signatures of those business
owners to the Council.
R CEIVE
MAR 1 1 2008
CITY OF ANDS, IOWA
DPPT, OF PLANNING &HOUSING
Applicant's Submittal Statement
A written explanation of the consistency of this rezoning with the Land Use Policy Plan
According to the additional criteria approved by the City Council in December 2007, the
following criteria apply:
1. The proposed location is within '/2 mile of an existing area zoned Village Residential
(Somerset Village.)
2. This is the only convenience commercial node existing or proposed for the area
adjacent to Somerset Village.
3. What is being proposed is a grocery store, convenience store, car wash and a lot for a
primary care medical facility. None of those uses exist in Somerset Village.
McFarland Clinic has a facility in Somerset for its sports medicine and physical
therapy but does not provide primary care from that location. The reason that is a
critical distinction is because of the parking needs associated with a primary care
facility. The sports medicine and physical therapy can function with the other retail
and office uses at four to five parking stalls per thousand square feet of building area.
Primary care needs fourteen to sixteen stalls per thousand square feet of building area.
4. There is not additional vacant land remaining in Somerset for a convenience store, car
wash, grocery store or primary care medical facility. The Developers and Council
debated this issue at length in December `07 when the text amendment was before the
Council. The Developers have only small building pads for sale. A 5,400 square foot
pad is the largest building pad that the Developers have for sale. Even if lots were
combined there is not sufficient vacant ground for a grocery store. The mandatory
building setbacks make a car wash impossible to build under the village guidelines.
Although there is still a 1 acre lot that is not built on at the comer of Stange and
Northridge Parkway, it sat vacant for over 10 years before the Developers sold it to
the Ames Racquet and Fitness Center for their future expansion. Had that lot been
suitable for a convenience store it would have sold in the past 10 years.
5. The proposed development will not create adverse impacts on existing infrastructure.
The Developers have submitted a traffic study indicating that there is more then
sufficient street infrastructure to handle the increased traffic volumes. The water,
sanitary sewer and storm sewer have been evaluated as part of the entire subdivision
and this will not have an effect on those systems.
6. This matches 2 of the 4 points of the Council's Vision: "open and inclusive to the
needs of all segments of our diverse community by accommodating varied lifestyle
choices in housing, transportation, retail, entertainment, and employment" and
"maintains the economic viability of the community through the growth of our tax
base"
7. This also matches one of the goals of the Council to "Expand Entertainment and
Shopping Opportunities in the Community" and believe that it is consistent with the
other goals and objectives of the LUPP
Douglas R. Marek, City Attorney, 515 Clark Avenue,Ames, Iowa 50010 (515)239-5146
Return document to:City Clerk's Office,P.O.Box 811,Ames,IA 50010
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES,IOWA,AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES,IOWA,BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OF AMES,IOWA;REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in
Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the
boundaries of the districts established and shown on said Map in the manner authorized by
Section 29.1507 of the Municipal Code of the City of Ames, Iowa,as follows: That the real estate,
generally located at the intersection of Stange Road and Bloomington Road, is rezoned from
Suburban Residential Medium Density(FS-RM)to Convenience Commercial Node (CVCN).
Real Estate Description: That part of the North Half of Section 28, Township 84
North, Range 24 West of the 51h P.M., City of Ames, Story County, Iowa, described
as follows: Commencing at the Southeast Corner of the Northwest Quarter of said
Section 28; thence N89°21'34"E, 692.28 feet along the Southerly line of said
Northeast Quarter to the Point of Beginning; thence N89°21'34"E, 933.18 feet;
thence N00°37'55"W, 426.06 feet; thence S89°21'34"W, 300.61 feet to a point on
a 167.00 foot radius, non-tangent curve, concave Southeasterly; thence
Southwesterly, 98.11 feet along said curve having a chord bearing S72°31'48"W,
96.70 feet to a point on a 700.00 foot radius, non-tangent curve, concave
Southwesterly; thence Northwesterly, 667.17 feet along said curve having a chord
bearing N46°57'49"W,642.20 feet to a point on a 700.00 foot radius curve,concave
Northeasterly; thence Northwesterly, 80.31 feet along said curve having a chord
bearing N70°58'49"W, 80.29 feet; thence S00°38'26"E, 868.58 feet to the Point of
Beginning; said tract containing 12.69 acres (9.79 acres net) more or less.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of 2008.
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
2