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Home My WebLink AboutA001 - Commission Action Form dated April 5, 2017 ITEM #: 9 DATE: 04-05-2017 COMMISSION ACTION FORM REQUEST: Rezone from "A" (Agricultural) to "HOC" (Highway-Oriented Commercial) for a property located at 3505 South Duff Avenue. BACKGROUND INFORMATION: The property owner is interested in rezoning approximately 3.03 acres at 3505 South Duff Avenue (See Attachment A) from "A" Agricultural Zone to "HOC" High-Oriented Commercial (See Attachment B). The applicant desires to rezone the property to allow for improvements to the existing church and parking lot. Although the current church use is permissible with the Agricultural zoning district, the development standards for agricultural zoned property do not fit the needs of the property owner. The applicant desires to construct parking spaces between the existing building and the street, which is currently not allowed in the Agricultural zoning district. Additionally, the applicant plans to construct a new addition to the building on this property at the front of the existing building. Regardless of rezoning. any construction or expansion of the church as an Institutional use within the Agricultural or Highway-Oriented Commercial zone would require a Special Use Permit to be approved by the Zoning Board of Adjustment. The current site includes a church building consisting of 4,127 square feet built in 1977 and parking adjacent to the building. Changing the zoning from Agricultural to Highway- Oriented Commercial would allow additional parking spaces to be constructed between the building and the street contiguous to existing parking spaces already in place, subject to conformance with zoning standards. In contrast, with the property maintaining its current Agricultural zoning any new parking spaces would need to be constructed behind the building. The applicant desires parking spaces to be constructed in the front yard. The subject property is currently bordered on the north by ''RH" Residential High Density zoning. To the west of this property it is bordered by "S-GA" Government/Airport District zoning. "RL" Residential Low Density zoning exists east of this property across Duff Avenue. "A" Agricultural zoning exists immediately to the south of the site containing single family homes. The uses in the area are generally a mix of single-family homes near or adjacent to the corporate limits of Ames with the homes to the immediate south of the site on Agricultural zoned land within and abutting the corporate limits. The Ames Land Use Policy Plan (LUPP) Future Land Use Map shows the subject site with the Highway Oriented Commercial land use designation. (See Attachment C) The applicant believes that the site is within the Highway-Oriented Commercial Designation and that such a designation supports rezoning to Highway-Oriented I t Commercial zoning. Staff concurs that the land use designation for the site supports Highway-Oriented Commercial zoning for the property. Rezoning of the property would be compatible with the existing LUPP designation. Thus the requested zoning classification can be justified based upon the underlying land use designation. The intended use for the property is to remain a church, which is classified as an Institutional Use in Section 29.501(4)-5 and is allowed in the Highway-Oriented Commercial zoning district subject to approval of a Special Use Permit by the Zoning Board of Adjustment. Use of the property with a different use than a church would also be consistent with the LUPP designation for the site. The property owner must install all necessary infrastructure and comply with current zoning standards with regard to building construction, landscaping and parking lot design prior to issuance of a zoning permit via the Special Use Permit review process for the church expansion. A Special Use Permit requesting parking in the front of the building can only be considered if appropriate commercial zoning rather than agricultural zoning is in place on this property. Applicant's Statements. The Applicant has provided an explanation of reasons for desiring to rezone to HOC and is requesting rezoning to allow for further future investment on the property (See Attachment D.) Public Notice. Notice was mailed to property owners within 200 feet of the subject site. As of this writing, no comments have been received. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the request for rezoning from "A" (Agricultural Zone) to "HOC" (Highway- Oriented Commercial Zone) for the property located at 3505 South Duff Avenue, based upon the applicant's project description and staff's analysis. 2. The Planning and Zoning Commission can recommend that the City Council deny the request for rezoning of the property located at 3505 South Duff Avenue, if the Commission finds that the request is not consistent with the City's regulations and policies. 3. The Planning and Zoning Commission can defer action on this request and refer it back to City staff and/or the applicant for additional information. RECOMMENDED ACTION: The LUPP land use designation supports allowing for the rezoning of the subject 2 property. The rezoning allows for the owner to improve the church site consistent with urban development standards of a commercial site and approval of a Special Use Permit. Therefore, it is the recommendation of the Planning and Housing Department that the Planning and Zoning Commission act in accordance with Alternative #1, which is to recommend that the City Council approve the request for rezoning of the property, located at 3505 South Duff Avenue, from "A" (Agricultural Density) to "HOC" (Highway- Oriented Commercial), as depicted in Attachment B. 3 Attachment A- Current Zoning Via.. •� � . .0 - =,-_ `- 'BAN r f. .-,. 3565 South Duff , S=GAS Mir- .y-Y t •.1 r ,.'" .' - �GAviiD EN;RD - '!S Y_ •°F3 as c' P -` � '�`�.�'. � ,� f• i .1".'i,. 4 R S s sv IL v � 3505 South Duff Avenue y Current Zoning 4 Attachment B- Proposed Zoning , ' Y, HF hDensry= on 9 �ysY _J>+ l 7 '.•.J,} `'�' �T �d�L�l� "�. ,F - �' 1, 1..�1 *'t.�,•.,��. erResidenUW Nigh DensF Zone ,J, ;'' t 'Y•- r8 {y..`�`.._=ti�.,+-' �•'`1>.7,• '� r � �.�ru,+ ~ �[� ate.. _ ..f •r �- _Y_' -�> w _ _'�;�=t';h.`�� y ral�;y. ,A.�'' �' "6 y,2�.��,j'J�y }!/'t dI -_� G .y..�'^'�r"'.�•�t',�k... 3505 South Duff 1 q• c �!}: PT 'R6hvZ 00rtented JmFe`rcla_l Zone4Ar � �j�Q �-• �_ �^ `may .i9: y tr---E.'c,�. `www...r'.•..:i_ a m�. —ca , Agr), tura Zbne —.�.'oLD- .. ti• rf 'a s 7r — .j h. W ��' F aht e.� 0 � •'t i� >'4 'K wr r. 3.505 South .Duff Avenue Proposed HOC Zoning Attachment C- LUPP Designation - x r H_ ighway-Orientetl Commerclal - •� .'i�R.• '-dJs'(.Yefr y l `_ 4 A� +k$ ye�Clf• a`� v'1. i*� v. High-Dens#1Resicienttal_ •_ ! -d � �*C-� le �L• �a�`4f F�� d y � � n �r�.v" ` � -,s ,a, �•y�',• r ` , F •• 3505 South Duff • ° - � .,1��-' • =Y- ', a C�f I _ ' ~Lf `fi 1 ,_ - r;.�, �, �-• � ,,, =•, LOW' s R srden dovernmebt! f ort-' HlghWay-Oriente" Comtherclal ?u; •_ ar- ... - .a'1Y r .tea_^. a• W`,x .>. _1• t'vYar ' f � +.t. _�ffr, �3�. f. T►f . - . at 4 3505 South Duff Avenue LUPP Designation e aa h 6 Attachment D-Applicants statement for rezoning The United Pentecostal Church of Ames is requesting rezoning from an Agricultural District to Highway Oriented Commercial. We would like to add parking between the existing church sanctuary and Duff Avenue,which is not permitted in an Agricultural District The current land use policy plan supports the rezoning to Highway Oriented commercial, 7