HomeMy WebLinkAboutA005 - Council Action Form dated Septmeber 27, 2016, Item #34c ITEM # 34 c
DATE: 09-27-16
COUNCIL ACTION FORM
SUBJECT:SET PUBLIC HEARING DATE FOR URBAN REVITALIZATION AREA AT
2700, 2702, 2718 & 2728 LINCOLN WAY, 112 & 114 S. HYLAND AVENUE,
AND 115 S. SHELDON AVENUE
BACKGROUND:
River Caddis, Inc, contract purchaser and developer, are requesting the designation of
an Urban Revitalization Area for the properties located at 2700, 2702, 2718 & 2728
Lincoln Way, 112 & 114 S. Hyland Avenue, and 115 S. Sheldon Avenue. The subject
site consists of seven properties with a total area of 1.8 acres that are currently zoned
Residential High Density (RH) with the University West Impacted Overlay (O-UIW) and
Campustown Service Center (CSC). The request for rezoning of the RH properties to
CSC is additionally on tonight's Council's agenda for first reading of an ordinance. A
location map is included as an exhibit to the Draft URA Plan in Attachment 1.
The history of the site includes a prior use as small commercial retail uses, a gas
station, and multi-family housing. The current contract purchaser/developer will remove
the existing buildings and consolidate the lots with the intent of developing a single
mixed residential and commercial project on the subject area. On June 10th, City
Council directed staff to proceed with creation of an Urban Revitalization Area for the
project. In lieu of listing specific design criteria, the Council directed that a site
and architectural plan exhibit be the design criteria for the for the revitalization
area.
City Council also reviewed the developer's updated concept on August 9t" and gave
direction to address the following issues as part of the draft URA Plan.
1) Creation of a minimum of one tenant space that is less than 1,200 square feet to
support a small business need.
2) Creation of a minimum of one full restaurant space with initial installation of
mechanical chases and other related improvements for full cooking abilities.
3) Utilize public safety measures from the Campustown URA matrix for video
surveillance, wider doors, hallways, stairwells, fixed windows, balconies, 4"
window openings, and restrictions on access of residents to commercial areas.
4) Provided additional details on the rooftop amenity deck and include safety and
noise reduction measures, subject to review by the Police Department (see
attached concept plan detail)
5) Incorporate architectural treatments with clay brick and architectural metals,
elements to break up long facades into individual elements, transparent windows,
and other elements that enhance and create building identity. (see attached
concept plan)
6) Sign Program to limit signage to Lincoln Way and Sheldon and to comply with
the Campustown URA guidelines.
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7) Provide a wider sidewalk along Lincoln Way to maximize the available pedestrian
space.
8) Include a hotel use of a minimum of 20 rooms with on-site staff.
The developer has continued to refine their plan and updated their concept drawings to
reflect the comments by the City Council and staff with changes to coloring of the
building to browns, patterns of brick, storefront glazing, addition of parapet edges, and
awnings. The attached plans represent the site plan for access, parking, and floor plans.
Additionally, the architectural elevations are also included. A building materials board
example is also included for reference. Below is a current rendering of the project.
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A separate plan for the amenity deck is included as well. The amenity deck now
includes 4-foot parapet walls with additional plexi-glass or similar transparent barriers
along the east and south sides. The design incorporates tensile fabric coverings along
the east side and layering of vegetation to protect the edge of the space. The developer
has included acoustic mats to help absorb sound. The space also incorporate video
surveillance and will have limited hours of operations of 10pm on weekdays and 11 pm
on weekends. The Police Department has reviewed the concept and believes it is
workable with assurances that measures can be taken to modify its design or hours of
use if there are frequent incidents regarding the deck.
URBAN REVITALIZATION PLAN:
The draft Urban Revitalization Plan (Attachment 2) meets state requirements and
also includes qualifying criteria. These criteria are found in Attachment 3 of the
Urban Revitalization Plan and require substantial conformance to the Concept Plans as
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depicted in Attachment 4 of the Draft Urban Revitalization Plan and the attached
specific criteria for use and design. The draft plan also identifies that it will expire on
December 31, 2021, noting that any eligible property will continue to receive previously
approved tax abatement.
If City Council is satisfied with the draft Urban Revitalization Plan and qualifying
criteria, it must next set a public hearing date to consider approval of the plan.
The next available Council meeting that meets public notice requirements is November
8, 2016. At that meeting, the City Council will conduct a public hearing, act on a
resolution to approve the Urban Revitalization Plan, and act on the first reading of an
ordinance exempting the improvements from property taxes within the Urban
Revitalization Area for projects that meet the qualifying criteria.
ALTERNATIVES:
1. If the City Council accepts the draft Urban Revitalization Plan for 2700, 2702, 2718 &
2728 Lincoln Way, 112 & 114 S. Hyland Avenue, and 115 S. Sheldon Avenue, it can
set November 15, 2016 as the date of the public hearing for the adoption of the Plan
and the approval of the Urban Revitalization Area.
2. The City Council may amend the draft Urban Revitalization Plan for 2700, 2702,
2718 & 2728 Lincoln Way, 112 & 114 S. Hyland Avenue, and 115 S. Sheldon
Avenue and direct staff to set November 15, 2016 as the date of the public hearing
for the adoption of the Plan and the approval of the Urban Revitalization Area.
3. The City Council may choose not to proceed with establishing an Urban Revitalization
Area for the subject site.
MANAGER'S RECOMMENDED ACTION:
Assuming the City Council is satisfied with the refinements that were made to the
design of the project based on the direction that was given in August for drafting an
Urban Revitalization Plan for 2700, 2702, 2718 & 2728 Lincoln Way, 112 & 114 S.
Hyland Avenue, and 115 S. Sheldon Avenue, it is the recommendation of the City
Manager that the City Council adopt Alternative #1 as described above.
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ATTACHMENT 1: DRAFT URA PLAN
Urban Revitalization Plan
Approved by the Ames City Council on , 2016
In accordance with Chapter 404, Code of Iowa
Legal Descriptions (See Attachment 1: Location Map)
PARCEL 1: 2718 Lincoln Way
LOT ONE (1) IN LEE'S SUBDIVISION OF THE NORTH 213 FEET (EXCEPT THE NORTH
33 FEET) OF THE W3/5 OF THE E1/2 OF THE NE1/4 OF THE NW1/4 OF THE NW1/4 OF
SEC. 9-T83N-R24W OF THE 5TH P.M. IN THE CITY OF AMES, STORY COUNTY, IOWA.
PARCEL 2: 2702 Lincoln Way
BEGINNING AT A POINT ON THE WEST LINE OF THE EAST 2/5 OF THE EAST HALF
(E1/2) OF THE NORTHEAST QUARTER(NE1/4) OF THE NORTHWEST QUARTER
(NW 1/4) OF THE NORTHWEST QUARTER(NW 1/4) OF SECTION NINE (9). TOWNSHIP
EIGHTY-THREE (83)NORTH. RANGE TWENTY-FOUR(24) WEST OF THE 5TH P.M.,
CITY OF AMES, STORY COUNTY, IOWA, AND AT THE INTERSECTION OF THE
SOUTH LINE OF LINCOLN WAY IN THE CITY OF AMES, IOWA RUNNING THENCE
SOUTH 128 FEET, THENCE NORTH 128 FEET, THENCE WEST TO THE PLACE OF
BEGINNING.
PARCEL 3: 2700 Lincoln Way
BEGINNING AT A POINT 28 FEET EAST OF THE WEST LINE OF THE EAST 2/5 OF THE
EAST HALF (E1/2) OF THE NORTHEAST QUARTER(NE1/4) OF THE NORTHWEST
QUARTER(NW1/4) OF THE NORTHWEST QUARTER(NWl/4) OF SECTION NINE (9).
TOWNSHIP EIGHTY-THREE (83)NORTH. RANGE TWENTY-FOUR(24)WEST OF THE
5TH P.M., CITY OF AMES, STORY COUNTY, IOWA, AND AT THE INTERSECTION OF
THE SOUTH LINE OF LINCOLN WAY IN THE CITY OF AMES, IOWA RUNNING
THENCE SOUTH 128 FEET, THENCE EAST 75 FEET, THENCE NORTH 128 FEET,
THENCE WEST 75 FEET TO THE PLACE OF BEGINNING.
PARCEL 4: 2728 Lincoln Way
LOTS TWO (2) AND THREE (3)AND THE NORTH 13 FEET OF LOT FOUR(4)OF LEE'S
SUBDIVISION OF THE NORTH 213 FEET (EXCEPT THE NORTH 33 FEET THEREOF) OF
THE W3/5 OF THE El/2 OF THE NE1/4 OF THE NW1/4 OF THE NW1/4 OF SECTION 9,
TOWNSHIP 83 NORTH, RANGE 24 WEST OF THE 5TH P.M. IN THE CITY OF AMES,
STORY COUNTY, IOWA.
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PARCEL 5: 112 S. Hyland Avenue
THE SOUTH 47 FEET OF LOT FOUR(4)OF LEE'S SUBDIVISION OF THE NORTH 213
FEET, EXCEPT THE NORTH 33 FEET THEREOF, OF THE W3/5 OF THE E1/2 OF THE
NE1/4 OF THE NW`1/4 OF THE NW 1/4 OF SEC. 9-T83N-R24W OF THE 5TH P.M.,AMES,
STORY COUNTY, IOWA.
PARCEL 6: 115 S. Sheldon Avenue
OFFICE AND CONDOMINIUM UNITS 101, 102 AND 103 IN TPM CONDOMINIUMS, A
CONDOMINIUM IN THE CITY OF AMES, STORY COUNTY, IOWA, TOGETHER WITH
ALL APPURTENANCES THERETO INCLUDING AN UNDIVIDED FRACTIONAL
INTEREST IN THE COMMON ELEMENTS,AREAS AND FACILITIES AS DETERMINED
FOR SAID UNIT BY THE PROVISIONS OF, AND IN ACCORDANCE WITH, THE
DECLARATION OF SUBMISSION TO HORIZONTAL PROPERTY REGIME FOR TPM
CONDOMINIUMS FILED IN THE OFFICE OF THE RECORDER OF STORY COUNTY,
IOWA, ON DECEMBER 30, 2005 AS INST.NO. 05-16146 (AND ANY SUPPLEMENTS
AND AMENDMENTS THERETO). TPM CONDOMINIUMS,AS PRESENTLY
CONSTITUTED, IS LOCATED ON A PART OF THE E1/2 OF THE NE1/4 OF THE NW 1/4
OF THE NW1/4 OF SEC. 9-T83N-R24W OF THE 5TH P.M., IN THE CITY OF AMES,
STORY COUNTY, IOWA; DESCRIBED AS FOLLOWS; COMMENCING AT A POINT ON
THE EAST LINE OF HYLAND AVENUE, IN THE CITY OF AMES, WHICH IS 257.5 FEET
SOUTH OF THE SE CORNER OF THE INTERSECTION OF LINCOLN WAY AND
HYLAND AVENUE; THENCE S89°31'30"E, 199.3 FEET ALONG THE NORTH LINE OF
THE SOUTH 370 FEET OF THE E1/2 OF THE NE 1/4 OF THE NW 1/4 OF THE NW 1/4 OF
SEC. 9-T83N-R24W OF THE 5TH P.M. IN THE CITY OF AMES, STORY COUNTY, IOWA,
THENCE NORTH 129.6 FEET ALONG THE WEST LINE OF THE E2/5 OF THE E1/2 OF
THE NE 1/4 OF THE NW 1/4 OF THE NW 1/4 OF SAID SEC 9, THENCE S89°29'40"E, 87
FEET ALONG A LINE WHICH IS 128 FEET SOUTH OF A PARALLEL TO THE SOUTH
LINE OF LINCOLN WAY, THENCE SOUTH, 136.6 FEET, THENCE N89°29'40"W, 87
FEET, THENCE NORTH, 7 FEET ALONG THE WEST LINE OF THE E2/5 OF THE E1/2 OF
THE NE 1/4 OF THE NW/1/4 OF THE NW1/4 OF SE. 9 TO THE POINT OF BEGINNING.
PARCEL CONTAINS 11,878 SQUARE FEET, OR 0.273 ACRE.
PARCEL 7: 114 S. Hyland Avenue
SOUTH 77.5 FEET OF NORTH 290.5 FEET OF WEST 3/5THS PF EAST HALF (El/2)
NORTHEAST QUARTER(NE1/4)NORTHWEST QUARTER(NW1/4)NORTHWEST
QUARTER(NW1/4) OF SECTION 9, TOWNSHIP 83 NORTH, RANGE 24 WEST OF THE
5TH P.M., AMES, STORY COUNTY, IOWA
Owners and Addresses
Property Owner Name Owner Address
Parcel 1 TOMCO, LLC 414 S. Duff Avenue
Ames, IA 50010
Parcel 2 TOMCO, LLC 414 S. Duff Avenue
Ames, IA 50010
Parcel 3 TOMCO, LLC 414 S. Duff Avenue
Ames, IA 50010
Parcel 4 Quam Limited Partnership 390 Oakwood Trail
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Fairview,TX, 75069
Parcel 5 Quam Limited Partnership 390 Oakwood Trail
Fairview,TX,75069
Parcel 6 TPM Properties, Inc 115 S.Sheldon Avenue,Suite 100
Ames, IA 50014
Parcel 7 Bird Dog One Cooperative 2115 Ashmore Circle
Housing Ames, IA 50014
Assessed Valuations
Property Land Value Building Value Total Value
Parcel 1 245,100 54,900 300,000
Parcel 2 62,900 102,000 164,900
Parcel 3 199,300 117,900 317,200
Parcel 4 184,200 55,700 239,900
Parcel 5 41,900 83,100 125,000
Parcel 6 127,600 246,300 373,900
Parcel 7 159,600 399,000 558,600
Zoning and Land Uses (See Attachment 2: Zoning of Proposed URA
Existing Proposed
Property Zoning Land Use Zoning Land Use
Commercial: CSC Commercial\Residential
Parcel 1 CSC Retail Mixed Use
Commercial: Commercial\Residential
Parcel 2 CSC Retail CSC Mixed Use
Commercial: Commercial\Residential
Parcel 3 CSC Retail and Gas CSC Mixed Use
Station
Parcel RH/0-UIW Multi-family CSC Commercial\Residential
Residential Mixed Use
Parcel RH/O-UIW Multi-family CSC Commercial\Residential
Residential Mixed Use
Parcel RH/0-UIW Multi-family CSC Commercial\Residential
Residential Mixed Use
Parcel RH/O-UIW Multi-family CSC Commercial\Residential
Residential Mixed Use
HOC=Highway Oriented Commercial
RH=High Density Residential
O-UIW=West University Impacted Overlay
Proposed Expansion of Services
The proposed urban revitalization area will continue to receive all services from the City of
Ames. There is no proposed extension or increase in the level of service.
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Applicability
Revitalization is applicable only to new construction and only in conformance with the approved
site development plan and that the principal buildings have received building certificates of
occupancy. Revitalization is available to all allowed uses on the site that meet the qualifying
criteria found in Attachment 3 of this Plan.
Relocation Plan
There are four properties within the boundaries of the URA that include residential units. No
relocations are anticipated, in the event relocation is necessary it is at the sole expense of the
property owner.
Tax Exemption Schedule
The property owner may choose one of the following options:
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Required Increase in Valuation
The project shall require an increased in assessed valuation of at least fifteen percent.
Federal, State or Private Funding
No federal, state, or private funding (other than the developer's financing) is anticipated for this
project.
Duration
The Urban Revitalization Area shall expire on December 31, 2021. All projects seeking tax
abatement must have been completed prior to expiration. Projects already determined to be
eligible for tax abatement shall continue to receive tax abatement consistent with the chosen
schedule for abatement and in accordance with state law.
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Additional Criteria
In order to be eligible for tax abatement, a project must be consistent with City ordinances and
also meet the criteria in Attachment 3.
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ATTACHMENT 1:LOCATION Or PROPOSED URBAN REVITALIZATION AREA
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2700, 2702, 2718 & 2728 Llincoln Way,
112 & 114 S. Hyland Avenue, and
115 S. Sheldon Avenue
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ATTACHMENT 2: ZONING OF PROPOSED URBAN REVITALIZATION AREA
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2700, 2702, 2718 & 2728 Llincoln Way,
112 & 114 S. Hyland Avenue, and
115 S. Sheldon Avenue
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ATTACHMENT 3:ADDITIONAL QUALIFYING CRITERIA
A. The project shall be built in substantial compliance with the approved Concept
Plan for site layout and architectural appearance and amenity deck as depicted
in Attachment 4: Concept Plan.
B. The project must be constructed and maintain enhanced public safety features
as follows:
1. Limit commercial space in the same building to the ground floor.
2. Provide separate entrances for commercial and residential uses.
3. Residential entrances are visible from the street and provide secure access.
4. Prevent access from the exterior to the interior through doors that serve only as
fire exits.
5. Prohibit public access to structured parking, using overhead door and secure
access control.
6. Provide interior transparent glass windows into all stairwells.
7. Provide camera monitoring of all pedestrian and vehicle entrances and areas.
8. Minimum widths of all exit routes: 48" for halls, 42" for doors, 60" between rails
for stairs.
9. No balconies are permitted.
10. Provide for natural daylight requirements of applicable codes with exterior
windows with an allowance for internal bedrooms to have a transom or approved
equivalent to meet this requirement.
11. On facades facing any street use only fixed windows, note modified tamper
resistant windows do not comply. Facades above the amenity deck must also be
fixed windows.
12. All other windows must be designed to prevent passing of sphere larger than 4"
diameter. The window must be manufactured to restrict opening of the window
permanently , modified windows with restrictors or tamper proof screws do not
comply.
13. Prevent by physical means access to all roofs.
14. Where access is not required,provide security fencing controlling access to all
areas between new or existing buildings.
15.Provide exterior lighting along the commercial facades and residential
entrances.
C. The project must include the installation of necessary mechanical vent/exhaust
equipment for at least one full kitchen restaurant use.
D. The commercial area of the floor plan must have one tenant space that does not
exceed 1,200 square feet and is available for general lease by a permitted
commercial or retail use. Accessory functions or related businesses to the
apartments or hotel do not qualify as meeting this requirement of available for
general lease.
E. Provide a minimum of at minimum of 10-feet of sidewalk clearance along Lincoln
Way and maximize this distance to a minimum of 13 feet or more if approved for
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exceptions to parking lot design.
F. The project shall utilize a Sign Program for commercial tenants that provide a
cohesive design and lighting style to the site. Sign Program will allow for wall
signage per the Sign Code, with no commercial signage along the Hyland or rear
fagade of the building. The Sign Program must be approved by the Planning
Director.
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