Loading...
HomeMy WebLinkAboutA001 - Commission Action Form dated July 5, 2017 ITEM #: 6 DATE: 07-05-17 COMMISSION ACTION FORM REQUEST: Rezone from Planned Residence District (F-PRD) to Community Commercial/Residential Node (CCR) for 1114 South Dakota Avenue. BACKGROUND INFORMATION: Dickson and Luann Jensen own a 4.68 acre parcel on the northeast corner of South Dakota Avenue and Mortensen Road. Access to the site exists from Mortenson Road and South Dakota Avenue. The site has a Land Use Policy Plan designation of Residential Low Density and is in the vicinity of the Southwest Growth Area Community Commercial Node and Gateway Protection Area centered on the Highway 30 interchange with South Dakota. The zoning for the site is Planned Residence District (Attachment A Zoning Map). The site was originally part of a 1974 Planned Unit Development. At the Planning Zoning Commission's June 21, 2017 meeting, the applicant's initial request for rezoning the property to a Community Commercial/Residential (CCR) zoning district included a Master Plan. At that meeting, the applicant agreed to continue the item to July 5th to reconsider rezoning the site to Community Commercial Node (CCN) rather than the requested CCR. Subsequently, the applicant met with a portion of the Willow Creek Home Owner's Association Board on June 27th to discuss their proposal. As a result, the applicant restated their request for CCR zoning with a Master Plan. This staff report has been updated to reflect the changes to the rezoning request to reflect the applicant's intent for development of the site after meeting with the neighborhood. Those changes include removing a hotel from possible development options, no limit on the amount commercial square footage, a maximum of 48 apartments that will be one or two bedrooms, and fence and/or screening of the north side of the site. If the Planning and Zoning Commission recommends approval of the rezoning with a master plan, a master plan and zoning agreement reflecting these development limits will be presented to the City Council. CCR zoning is an option for implementation of the nearby Community Commercial Node. CCR zoning provides for a wide range of commercial office and trade uses and allows for mixed-use residential development. Most immediate to the site on the west side of South Dakota is Convenience Commercial Node (CCN) with a Gateway Southwest Overlay (O-GSW) zoning district and CCR zoning further to the west. Properties to the north and east are part of the current PRD zoning. Property to the south is Residential High Density. The subject parcel is currently developed as a church. The owner seeks to rezone the parcel to Community Commercial/Residential (CCR) in order to provide an office/amenity center and park space for tenants of other properties owned by the developer. The initial phase may include an open space that would be used as a "community park," even 1 though it would be privately owned. However, the developer also has plans for a potential future development phase that would develop the described open space of the site into a mixed-use development with office/commercial and possible residential units above. CCR zoning district permits household uses as vertically integrated mixed use and allows for hotels as a standalone use. Mixed Use must have development of non- residential uses on the ground floor in order to have residential uses on the upper floors. The CCR zone limits effectively limits residential development to two floors above a non- residential use based upon the 35-foot height limit of the zoning district. The applicant considered redevelopment under the existing PRD designation, but PRD zoning does not directly permit commercial uses as was desired by the applicant. Staff advised the applicant prior to apply for a rezoning that a Master Plan would be desirable due to the options available within CCR. The applicant prefers to proceed with the rezoning request without a Master Plan, but a master plan is necessary to define any limits on use of the property. Development of the site under CCR zoning would require approval of a Minor Site Development Plan by staff. To capture the range of use described by the applicant, staff describes the envelope of redevelopment requested by the applicant to consist of the following: 1. Stand alone commercial development; 2. Maximum of 48 household living units with commercial uses below, not to exceed two bedrooms per unit. 3. No short-term lodging Continued use of the site as a religious institution would be a permitted use subject to the previously approved plan or a special use permit. A full analysis of the rezoning petition is included in the attached addendum. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the request for rezoning from F-PRD-Planned Residence District to CCR-Community Commercial/Residential along with a Master Plan based upon staffs findings and conclusions as found in the addendum. The Master Plan would limit redevelopment of the site to new that include: 1. Stand alone commercial development; 2. Maximum of 48 household living apartments with commercial uses below, not to exceed two bedrooms per unit. 2. The Planning and Zoning Commission can recommend that the City Council approve the request for rezoning from F-PRD-Planned Residence District to CCR-Community Commercial/Residential with no Master Plan. 2 3. The Planning and Zoning Commission can recommend that the City Council deny the request for rezoning from F-PRD-Planned Residence District to CCR-Community Commercial/Residential if the Commission finds that the City's regulations and policies are not met. 4. 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 proposed rezoning is consistent with the residential Land Use Policy Plan land use designations and policies due to the proximity of the site to the CCR Node and existing levels of commercial development in the area. The proposed immediate use of the property as an office space/amenity center for their tenants and a park space is permitted within the requested zone. Additionally, staff believes the change to commercial development would be to be compatible with the variety of existing housing that exists to the north, south, and east. Due to the potential inclusion of apartments with the site, the site was evaluated with the RH checklist and determined to fit many of the interests for apartment development (See Attached Checklist). As a CCR district, housing types are limited to household living only if located above a permitted non-residential use and limited to two-stories of residential units. Staffs only concern with CCR zoning would be ensuring that it is used to establish commercial uses primarily and not as a means of adding substantial amounts of residential apartments. Prior use of the zoning district resulted in undesirable commercial layouts and resulted in principally residential uses rather than commercial. Placing a condition on the rezoning limiting household living to 48 apartments addresses this concern. . The recommendation of the Department of Planning and Housing is the site is a suitable location for additional commercial development. Therefore, we recommend that the the Planning and Zoning Commission act in accordance with Alternative #1, which is to recommend that the City Council approve the request for rezoning from F- PRD-Planned Residence District to CCR-Community Commercial/Residential along with a Master Plan, based upon staff's findings and conclusions as found in the addendum. 3 ADDENDUM Existing Land Use Policy Plan. The LUPP designation of the subject site is Low Density Residential. This designation applies to the area north and west of the Mortensen Road and South Dakota Avenue intersection. The LUPP designations of the immediate area can be found in Attachment B. A Community Commercial Node is also shown on the LUPP map at the interchange with Highway 30 that is south of the site. This area is also with the Gateway Protection area associate with Highway 30/South Dakota interchange as a gateway into the community. The CCR Node was created to provide for large scale commercial uses to serve west Ames and the Southwest Growth Area. The LUPP also identifies the Highway 30 interchange as warranting aesthetic enhancement as a gateway to the City. At the time of the adoption of the 1997 LUPP, there was minimal development in west Ames and no commercial development. Two commercial zones are options for implementation of the CCR Node. The two zones are the Convenience Commercial Node and Community Commercial/Residential. Each of the zones permit a wide range of trade and office uses, with the principal difference being that CCR permits mixed use residential. Both Node zoning choices were intended to create clustered development as compared to strip commercial development typically associated with Highway Oriented Commercial zoning. The CCR Node is intended to encompass between 40 and 75 acres and 100,000-800,00 gross square feet of commercial development. The gross area of this Southwest CCR Node with CCN zoning and CCR zoning is 57 acres. While a square foot total was not calculated, some of the existing development is not made up of commercial uses intended to serve the community, e.g. the Iowa State Women's Basketball Complex. The acreage and potential square footage of this site is not inconsistent with the expectations of the LUPP due to current mix of uses in the area and the underdevelopment of commercial square footage. When determining consistency of a rezoning with the Land Use Policy Plan, it must be consistent with the Land Use Policy Plan Land Use Map as well as other policies of the Plan. Nodes are meant to be a general depiction of land use intent and overlay other land use designations. This means that although the land use designation is Low Density Residential, a change to commercial zoning can be found to be consistent with the LUPP because of the Node. This is similar to the existing commercial zones in this area that all have a residential land use designation, even though they are developed as commercial properties. Appling the Gateway Overlay to the property could also be found consistent with the LUPP. At the same time, the property could be used for residential in a manner consistent with the Low Density Residential Designation. Existing Zoning. The site is zoned Planned Residence District, as are the abutting properties to the east and north. The Planned Residence District zoning was applied to the site in 2000 to replace the prior Planned Unit Development (PUD) zoning. The original PUD included the condominiums to the north and the apartments to the east. In 1974, the approved Willow Creek PUD showed five apartment buildings with six units in each building for this site. However, in 1999, the PUD site plan was amended and the 4 existing church was approved. Additional structures and parking related to the church were approved in 1999, but were never constructed. A change in use or design of the site under the PRD zoning would require a Major Site Development Plan review. The zoning classification of the CCN zoning district was modified in 2005 to exclude mixed use development and the new CCR zoning district was created and applied to this area in response to the already approved mixed use developments. CCR zoning was again modified in 2008 to clarify that household living is only allowed above a non- residential use and cannot be permitted above short term lodging that occurred within part of the West Towne Condominiums project. The CCN zoned properties are also subject to the Southwest Gateway Overlay (O-GSW). The overlay (Ames Municipal Code 29.1112) allows for parking reductions with clustered development and requires basic architectural design and material requirements. The area to the south of the subject site is zoned RH, Residential High Density. An excerpt of the zoning map can be found in Attachment A. Existing Uses of Land. Land uses that occupy the subject property and other surrounding properties are described in the following table: Direction from Existing Land Uses Subject Property Subject Property Church North Willow Creek Estates Condominiums East University West South Coconino Place and University West Apartments West Vacant Master Plan. The City Council has the authority to require a Master Plan for a rezoning if the area will contain more than one type of residential dwelling unit and be developed phases or if Council determines that more careful consideration should be given to how the layout and design of a site affect surrounding areas. (Section 29.1507(3)(b)(i) and (iv). Staff requested the applicant provide a Master Plan at the beginning of the review process to address the potential arrangement of uses on the site. The applicant has decided to proceed with the rezoning submittal without a Master Plan. Staff recommends the master plan limiting the uses to commercial and 48 apartments be included with the rezoning to provide certainty on the type of development. Apartment Matrix. The matrix used to evaluate apartment locations is included in Attachment D. This site is near a CCR node and an already developed mixed area of commercial, high density, and mixed use development. There are a few development options proposed with this Master Plan. The west side of the site will maintain an office/amenity space for tenants that lease from other properties owned by the applicant. One option for the east side of the site does include apartments. This matrix was done assuming that development option. 5 Assuming apartment development occurs, the site ranks high-average as an infill site in a diverse area with many services and good transportation facility access. This is a location where residential may be acceptable in a small quantity since a high amount of high to medium density residential exists in the surrounding area. It may be a desired housing type but not a necessary housing type in this area. Infrastructure. Sanitary sewer and water connections are readily available, as are electric services. The site is within the sanitary sewer service area that is known to be at or near capacity with the full development of properties to the west. Depending on timing of the development of this site and the intensity of proposed development, the City may require a sanitary sewer evaluation to confirm downstream capacity. The intersection of Mortenson Road and South Dakota is large multi-lane arterial intersection that has fully signalized and controlled turning movements. Under current conditions the intersection performs consistent with the City's level of service standards. Development of the site will likely affect traffic patterns with a modest number of new trips through the intersection and have an effect on turning movements to seek out the newly established commercial activities. Site access and turning movement affects may be evaluated in greater detail at the time of site development. Any missing infrastructure or right-of-way dedication will be required concurrent with redevelopment of the site. Access. Access on the master plan is shown where it exists today. Access to the site is available from both Mortensen Road and South Dakota Avenue. No formal access or site plan review has been completed with the Transportation Division of the City. Upon development of the site, access management for driveway locations will be reviewed by the City. Access near the Mortenson/South Dakota intersection will be limited. Applicant's Statements. The applicant has provided an explanation of the reasons for the rezoning in Attachment C. 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 property represented by the applicant is entirely under one ownership representing 100 percent of the property requested for rezoning. 2. The subject property has been designated on the Land Use Policy Plan (LUPP) Future Land Use Map within the service area of a Community Commercial Node. 3. The "Community Commercial Node" land use designation supports the "CCR, Community Commercial/Residential zoning designation. Under the "CCR" zoning designation, all of the proposed development options are allowed. 6 4. The proposed Master Plan identifies a mix of uses that supports a commercial rezoning and includes appropriate limits on the use and arrangement of the site to provide predictable and compatible development patterns. 5. Infrastructure is currently adequate to serve the site. Public Notice. Notice was mailed to property owners within 200 feet of the subject site and a sign was posted on the subject property. The notice distance was expanded to include the 700 address range of the abutting Willow Creek Condominiums as requested by the Planning and Zoning Commission. The original notice did not include the 700 block of homes as they are beyond the standard 200-foot notice requirement and on a separate parcel in the assessor records. As of this writing, no comments have been received. The developer also met with member of the Willow Creek Condominiums in the last week of June. Conclusions. Based upon the analysis in this report, staff concludes that the proposed rezoning of the subject property is consistent with the Future Land Use Map, as well as the Goals and Objectives of the City of Ames Land Use Policy Plan. 7 Attachment A: Location and Current Zoning Xzy t RPt72 FAD —a -•�.,� J r '" r,�lt R� ' 4 . f MIN flj P l Subject Property wRiE__E RDF ,d`�-Rf EI EPI RD044M Rf EN5EWRp M Rf EN9E tRp . . _ .. � � ,��t{{a��fwn ww-�e-.��t apt rar.�rN•p I x�;,;� r � sr,��. �" -41 d kt y' a - CITY 9F Ames, 1114 South. Dakota Avenue s Attachment-B: Land Use Policy- Plan Map:[ Excerpt] I `o t �r I ,1 1 r '•li i�_`��., 'L6VJ nsit a I`A A- STy4sj - .1TWA�IN CIR- Res PLI'l W ` - -'Yip I t--r LOW=denBl t d � - - STE1AAI 9Tp d ! !f'` `LOW-QEn9ity � sldi�ntial 6 Su6jeCt Property.: . ,S,r r� k o y A g w. 4_ q'R1E�115E "RD MO-Rf-E E RO M RrENSE Rp, '"'- RI E E. Q CITY OF _ - C�-� A m eS .1114 South. Dakota Avenue 9 i Attachment C: Updated Applicant's Statement Re:I I I4,Soulh Dakota rezoning hops://mall.noics.na.collubserv.corn/liventall/OnB45P89F(56261ID... I - From: Luke Jensen<luke@resgl.com> To: Julie Gould 9]Gould@city.ames.1a.us> - Cc: Dickson<ddJensen2010@gmall.com>;lauraaballantine@gmall.com, dellmann.o@gmall.com,frank.poduska@gmail,com,Brad Dell <b radedel l @gma I1,com> Date: Wednesday,June 28,2017 07:32AM Subject:: Re: 11.14 South Dakota rezoning Hi Julie, We met with some of the HOA Board from Willow Creek yesterday afternoon to discuss(he rezoningof 1114 _ S.Dakota..We had a productive time. Below Is the outcome of our discussion and agreement: •CCR Zone •Up to 48 apartments with any mix of 1-or2 bedroom units No hotel - - - :• - . . . . . i . . •Fence/Screening along north boundary of 4114 S.Dakota •No preset limit on commercial square footage maximum-we will do as the code allows. Please let us know if you have any issues. Thanks," - _ - Luke On Fri,Jun 23,2017 at 4:00 PM,]uIle Gould<&guldlo ctty ames.la us>wrote: I wanted:to verify that based on the outcome of the P&Z meeting on the 21at,you.now want to rezone to CCN,Community Commercil Node?To further clarify,a Master Plan will not be required with this submittal and Household:Living Is not an allowed use in the CCN district. Please confirm that this is.correct. ' Thank you,. Julie Gould - - Planner S15.239.5400-main]515.239.5443 direct)515.239.5404 fax iRould2citv.arnes.ia usj City Hall,515 Clark Avenue I Ames,IA:50010 MB2W,CityofAmes o,=rr I—Caring People"'Quality Programs^'Exceptional Service �► Luke Jensen. _ RESDEVEIOPMENT RES Devempnmt,W. - - 2111 CU b0daln st.,sto.fo1 1 of 2 . 629/17,1:21 PM 10 Attachment D: A artment Matrix-. .. . r' Location/Surroundings - Integrates into.an existing neighborhood with appropriate.interfaces and . transitions High=part of a neighborhood,,no significant physical barriers; includes transitions; Average=adjacent to neighborhood;some physical barriers, minor transitions; X. Low=separated from an residential existing area, physical barriers, no transitions available - Located near:daily services and amenities(school, park.,vari.ety of commercial) High=Walk 10 minutes to range of service; Average=10 to 20 minutes to range of service; Low Walk in excess of 20 minutes to range of service. X _ .*Parks and Recreation has specific service.objectives for park proximity to residential Creates new neighborhood, not an isolated project(If not part of neighborhood, Does it create a_critical mass or identifiable_place,,support to provide more :services?) X Located near employment centers or ISU Campus (High=10 minute-bike/walk or 5. minute drive;Average is 20 minute walk or-15.minute drive; Low=exceeds'15 minute drive or no walkability) X Site. Contains no substantial natural features on the site(woodlands,wetlands, waterways) X Located outside of the Floodway Fringe X - Separated adequately from adjacent noise,business operations,air quality(trains, highways, industrial uses,airport approach) X . :Ability to preserve or sustain natural features X Housing Types and Design Needed housing or building type or variety of housing types. X Architectural interest and character Site design for landscape buffering Includes affordable housing(Low and Moderate Income)) Continued next page... 11 i. Transp®rtation Adjacent.to CyRide line to employment/campus High=majority of site is 1/8 miles walk from bus stop; Average=majority of-site 1/4 mile walk from bus stop; X Low=majority of site exceeds.1/4 miles walk from bus stop. . CyRide service.has-adequate.schedule and capacity. High=seating.capacity at peak times with schedule for full service Average=seatipg capacity at peak times with limited schedule X Low=either no.capacity for peak trips or schedule does not provide reliable service. Pedestrian and Bike path.or lanes with.connectivity to neighborhood or commute X Roadway capacity and intersection operations (existing and at LOS C). X Site access and safety Public Utilities/Services Adequate.storm;water,sewer capacity for intensification High=infrastructure in place with high capacity Average=infrastructure located nearby; developer obligation to extend and_serve= X Low=system capacity is low,major extension needed or requires unplanned city participation in cost. Consistent with emergency response goals High=Fire average response timeless than 3 minutes Average=Fire average.response time within 3-5 minutes X Low=Fire average response time exceeds 5 minutes,or projected_substantial increase in service calls Investment/Catalyst. Support:prior City sponsored neighborhood/district.investments or sub=area planning X. Creates character/identity/sense of place X Encourages-economic development or diversification of retail.commercial(Mixed Use Development) X 12 .