HomeMy WebLinkAboutA003 - Council Action Form dated September 8, 2015 ITEM #: 45
DATE: 09-08-15
COUNCIL ACTION FORM
SUBJECT: Rezone from Planned Industrial (PI) to Highway-Oriented Commercial
(HOC) for property at 2400 North Loop Drive
BACKGROUND:
The Iowa State University Research Park, represented by Nathan Easter, is requesting
a rezoning of 2400 North Loop Drive from Planned Industrial (PI) to Highway-Oriented
Commercial (HOC). The lot proposed for rezoning is about 4 acres. It lies on the
northwest corner of Airport Road and North Loop Drive. Uses immediately adjacent to
the site include offices and research facilities. The lot is currently vacant, but is intended
for development by the property owner of a destination restaurant. A location and
zoning map is found in Attachment A.
The rezoning request is based on the desire for more commercial services to support
the employment center of the ISU Research Park. This site was considered for
commercial uses as part of creation of the Research and Innovation (RI) Zoning District
that allows for commercial uses. Ultimately, it was decided that the site should not be
part of a RI zoning request. Therefore, staff advised the applicant to request HOC
zoning. The 4 acre site would provide services for the north half of the Research Park
(Phases I and II) while the Phase III expansion area would be zoned Rl and have
additional commercial uses to support the Research Park overall.
The site is within the Land Use Policy Plan (LUPP) Future Land Use Map designation of
Planned Industrial. This is the same designation that underlies other Highway-Oriented
Commercial zoning that abuts the site to the east. Uses around the site include offices
and research facilities. An excerpt from the LUPP map is included as Attachment B.
Additional HOC zoning exists to the west of the area at the intersection of Airport Road
and University Boulevard. Attachment A shows the adjacent zoning of the area.
Planning and Zoning Commission Recommendation: At its public hearing on
August 19, 2015, the Planning and Zoning Commission voted 5-0 to recommend that
the City Council rezone the subject properties from Planned Industrial (PI) to Highway-
Oriented Commercial (HOC). The Planning and Zoning Commission discussed the
LUPP consistency for having commercial on this site and agreed with staff's rational on
how HOC was appropriate in the context of the LUPP as a needed supportive service
for the employment center and that the zoning in the area reflected allowances for
commercial that were not recognized on the Future Land Use Designation Map. Except
for the applicant, no one spoke in favor or opposition to the rezoning request.
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ALTERNATIVES:
1. The City Council can approve the request for rezoning from Planned Industrial to
Highway-Oriented Commercial, based upon staff's analysis as found in the
addendum.
2. The City Council can deny the request for rezoning from Planned Industrial to
Highway-Oriented Commercial for the subject parcel, if the City Council finds that
the City's regulations and policies are not met.
3. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
CITY MANAGER'S RECOMMENDATION:
The Iowa State University Research Park is moving forward on Phase III of their
expansion. Development of the Research Park may provide employment for as many as
6,000 people at build out. The Research Park seeks to ensure that ancillary services for
that many people can be reasonably accommodated nearby. To accomplish this goal,
Phase III will make provisions for some of these ancillary services (e.g., restaurants,
day care, banking, etc,). However, the desire is also to have a restaurant capable of
being a regional draw located in the Research Park. Creating HOC on Airport Road
would also meet immediate needs for existing businesses in the north end of the
Research Park. The Research Park intends to sell the land with covenants controlling
uses and requiring development of a sit-down restaurant, although there is no zoning
agreement or master plan requiring development of a restaurant that accompanies this
zoning request.
Staff supports the rezoning of the site without the need for a LUPP amendment based
on the surrounding uses, commercial needs of the area, and zoning pattern for
commercial uses that currently exists. Based on the analysis in the attached addendum,
the City Manager recommends that the City Council act in accordance with
Alternative #1, which is to approve the request for rezoning the subject parcel
from Planned Industrial to Highway-Oriented Commercial.
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ADDENDUM
REZONING BACKGROUND:
Existing Land Use Policy Plan. The LUPP designation of the ISU Research Park is,
for the most part, Planned Industrial. Yet Highway-Oriented Commercial lies to the west
on the north side of Airport Road and also to the east of Riverside Drive on the north
side of Airport Road. Because of that proximity and the generalized location and extent
of the boundaries associated with the Land Use Policy Plan future land use map, staff
does not believe an LUPP map amendment is necessary for this rezoning.
The LUPP also has a number of policy statements regarding the amount of commercial
land and development impacts on the environment. These are found in Attachment C
and are summarized below.
• Additional land for commercial development is needed to accommodate the
projected population in 2030.
• Ames seeks further private investment.
• Ames supports infill development where there is existing capacity.
• Development should not impact airport operations with incompatible uses.
• The economic base should be diverse and sustainable.
Airport Road is designated as a "minor arterial" in the LUPP, a seemingly appropriate
classification for a Highway-Oriented Commercial zoning designation.
Previous and Existing Zoning. The site was annexed into the City of Ames in 1976. At
that time, it was zoned 1-3 (Planned Industrial), later becoming PI-Planned Industrial,
which it has maintained since.
Existing Uses of Land. The site is currently vacant.
Flood Plain. This site is not within a designated Floodway or Floodway Fringe.
Infrastructure. All needed utilities are available on this site or nearby. The owner will
have to acquire any easements needed for extensions of service lines prior to approval
of any site development plan.
Access. The site has frontage along both Airport Road and North Loop Drive. Airport
Road has a raised median with median breaks at intersecting streets. There are no
restrictions for access from Airport Road although, currently, there are no driveways
along Airport Road. All properties have been given access from side streets. In this
case, the proposed restaurant and the Research Park may seek a right-in/right-out on
the west bound lane of Airport Road in addition to a primary access from North Loop
Drive. Staff will evaluate that request at the time of site plan review.
Traffic Impacts. To evaluate the anticipated impacts on this change of zoning (and
anticipated use), the City requested an analysis of peak traffic generation for a
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restaurant use on the site. The traffic memorandum is found in Attachment E and notes
that:
"With the proposed use change there will be an increase of approximately 49% in
the amount of daily trips generated by the site. However the majority of these
increased trips occur during off-peak hours as there is no significant change of
trips generated in either of the peak hours. Therefore, allowing a sit down
restaurant on this site will increase the amount of daily traffic in the area more
than a commercial business park, but would have no additional effect on peak
travel times."
Applicant's Statements. The applicant has provided an explanation of the reasons for
the rezoning in Attachment D. The applicant requests the change in order to develop
this site as a restaurant.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the applicant's request, staff makes the following findings of fact:
1. Ames Municipal Code Section 29.1507(2) allows owners of 50 percent or more of
the area of the lots in any district desired for rezoning to file an application
requesting that the City Council rezone the property. The owner of this single parcel
has requested the rezoning.
2. The subject property can reasonably be interpreted to be within the Highway-
Oriented Commercial designation on the Land Use Policy Plan (LUPP) Future Land
Use Map and not in conflict with the general designation of Planned Industrial.
3. The LUPP Goals 1 and 2 supports economic development by responding to needs
for diversified employment centers with necessary commercial support uses.
4. The minor arterial designation of Airport Road can support anticipated traffic from
HOC development.
5. The HOC zoning designation allows the proposed development of a restaurant, as
well as other commercial uses, on this site.
6. Infrastructure is available to this site. The owner will need to obtain any necessary
easements for service line connections to the site.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site.
As of this writing, no comments have been received.
Conclusions. Based upon the analysis in this report, staff concludes that the proposed
rezoning of the subject property is consistent with the Goals and Objectives of the City
of Ames Land Use Policy Plan (as a whole) and imposes no additional costs or need for
services.
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ATTACHMENT A: LOCATION AND CURRENT ZONING
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Location Map
a 150 300 2400 North Loop Drive Ames
Feet
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ATTACHMENT B: LAND USE POLICY PLAN MAP [EXCERPT]
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LUPP Designations
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ATTACHMENT C: LAND USE POLICY PLAN (2011) [EXCERPTS]
Chapter One, Growth Determinants:
Land Use Projections. There are currently 15,677 acres of land within the City limits,
an increase from 1999 when there were 13,727 acres. A previous study estimated there
are approximately 240 net developable acres remaining in the City for residential
development. This can accommodate housing for about 3,000 persons. This is insufficient
to meet any but the lowest population projections for Ames within the current City limits.
Commercial. It is estimated that an additional 64 to 385 acres of land will be needed to
accommodate the commercial needs to serve the projected population in 2030. This
assumes that the current ratio of commercial acreage per capita is to be maintained in the
future.
Chapter One, Goals for a New Vision:
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.
I.A. Ames seeks to diversify the economy and create a more regional
employment and market base. While continuing to support its existing
economic activities, the community seeks to broaden the range o private
and public investment.
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.
2.13. Ames seeks to assure the availability of sufficient suitable land resources
to accommodate the range of land uses that are planed to meet growth.
Sufficient land resources shall be sought to eliminate market constraints.
Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient gro h
pattern for development in new areas and in a limited number of existing areas r
intensification.
5.C. Ames seeks the continuance of development in emerging and inf ll areas
where there is existing public infrastructure and where capacity permits.
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.
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7.E. Ames seeks a development pattern that protects and supports t e airport
and its flight approach zones.
Goal No. 9. It is the goal of Ames to promote expansion and diversification of the
economy in creating a base that is more self-sufficient and that is more sustain ble with
regard to the environment.
9.A. Ames seeks more diversified regional employment opportunities involving
technology-related services and production, office centers and retail
centers.
9.C. Ames seeks to expand its research and technology development through
greater private,public and university coordination and cooperatio i.
Chapter Two, Land Use:
Highway-Oriented Commercial—scale commercial uses that are associated with strip
developments along major thoroughfares. Floor area ratios are between 0.25 and 0.50
depending on location;
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ATTACHMENT D: APPLICANT'S STATEMENT
FIR,, / Building 4,Suite 4050
t It.AVA 4'1A"l L UNtvlRSrrY 2711 South Loop Drive
Antes,IA 50010
4 �.A R �� PAr
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REZONING APPLICATION
The following text is intended to supplement the Rezoning Application packet as required.
I. Current Zoning. Planned Industrial(PI)
2. Proposed Zoning,. Highway Oriented Commercial(HOC)
3. Proposed Use. Allowed uses as described in the HOC zone requirements. The use is
intended to become a restaurant.
4. Reasons for Requesting Rezoning. A restaurant doesn't fit into the current PI zoning.
We are requesting rezoning to HOC,as directed by staff,in order to construct a
restaurant. The rezoning request generally matches what is set forth in the Land Use
Policy Plan(LUPP).
5. Consistency of this rezoning with the land Use Policy Plan. This rezoning request is
able to meet and exceed several goals of the LUPP,and is consistent with HOC
designations on the Future Land Use Map.
This rezoning specifically encompasses(:foals No. I,No.2(there is even a picture of the
Research park on p. 19 of the LUPP),No.4,No.5,No.7,and No.9.
6. Legal Description.
Parcel"F';in Lot.Two(2),Iowa State University Research Park First Addition,in the
City of Ames,Story County,Iowa:as shown on the"Plat of Survey'filed in the office of
the Recorder of Story County,Iowa,on July 15.2003 and recorded as Instrument No.03-
1.4223 on Slide 174 at Page 1.
7. Lund Area. Parcel contains: 170,939 square feet or 3.9242 act".
C-EI ..
CITY OF AMES,1C A
DEPT OF PLANNING a.HOUSING
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ATTACHMENT E: TRAFFIC MEMORANDUM
L
MEMO
TO: Damion Pregitzer,P.E.
City of Ames
FROM: Andrew Inhelder,P.E.
Clapsaddle-Garber Associates
DATE: August 3rd,2015
SUBJECT: ISU Research Park Lot 2,Parcel F
2400 N.Loop Drive
Trip Generation Analysis
The purpose of this memorandum is to document the review of the trip generation rates that would
result in the proposed zoning and use change of a roughly four acre lot adjacent to the eastern
intersection of Airport Road and North Loop Drive(2400 N.Loop Drive).
Map
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Clapsaddle-Garber Associates,Inc.
1523 S.Bell,Suite 101•Ames,Iowa 50010•Telephone 515-232.1784•Fax 515-233-5976
Toll Free 800-542-7981•www.cgaconsullants.com
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Analysis
This study was completed using the 91"edition of the Institute of Transportation Engineers Trip
Generation Manual.Using this guide trip,generation rates and totals were calculated for the average
daily trips,peak AM hour trips,and peak PM hour trips.Trips were calculated based on two different
scenarios for this comparison.Scenario#1 is assumed to be a 48,000 sq.ft.business park(ITE Code:770)
developed on this lot which meets the current Planned Industrial(PI)zone use.Scenario#2 is a
proposed zone change to Highway Oriented Commercial(HOC)with a 7,000 sq.ft.sit down restaurant
(ITE Code:932)and a potential future 1 acre park(ITE Code:411)developed on the lot.
Scenario#1
Currently this site is zoned as Planned Industrial(PI)which could have several uses.Most likely this zone
would be developed as a business park in the future if it remained zoned as PI.The previously developed
lots within the ISU Research Park have an average square footage of roughly 48,000 sq.ft.which was
used as the assumed size of the new building for this scenario.
Scenario#2
It has been proposed to rezone this lot to Highway Oriented Commercial(HOC)and build a 7,000 sq.ft.
sit down restaurant with a potential 1 acre park in the future.ITE Trip Generation manual was used to
calculate average generated trips for these two uses on the site in scenario#2.
Results
Below is a comparison of the trips generated in both scenarios.
Trip Generation Comparison
Expected Total Generated Tri s
Scenario Zone Description(RE Code) Area Dal AM Peak Hour PM Peak Hour
Scenario#1 Planned industrial Business Park #770 48,000 sq.ft. S98 83 72
Current (PI) Total $98 83 72
Highway Oriented Sit Down Restaurant #932 7,000 s .ft, 891 76 69
$Cneario#2 Commercial Ci Park #411i 1.0 acre 2 N/A N/A
(Proposed) (HOC Total 893 76 69
With the proposed use change there will be an increase of approximately 49%in the amount of daily
trips generated by the site.However the majority of these increased trips occur during off-peak hours as
there is no significant change of trips generated in either of the peak hours.Therefore,allowing a sit
down restaurant on this site will increase the amount of daily traffic in the area more than a commercial
business park,but would have no additional effect on peak travel times.
Page 2 of 2
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Judy K.Parks,Ames City Attorney,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5146
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010 Phone:515-239-5105
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 2400 North Loop Drive, is rezoned from Planned Industrial(PI) to Hi way-
Oriented Commercial(HOC).
Real Estate Description: Parcel "F" in Lot 2, Iowa State University Research Park, First
Addition, in the City of Ames, Story County, Iowa, as shown on the "Plat of Survey"filed
in the office of the Recorder of Story County, Iowa, on July 15, 2003, and recorded as
Instrument No. 03-14223 on Slide 174 at Page 1.
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 ,
Diane R. Voss, City Clerk Ann H. Campbell, Mayor