HomeMy WebLinkAboutA005 - Council Action Form dated July 25, 2017 / I
ITEM # 28
DATE: 07-25-17
COUNCIL ACTION FORM
REQUEST: REZONING FROM PLANNED RESIDENCE DISTRICT (F-PRD) TO
COMMUNITY COMMERCIAL/RESIDENTIAL (CCR) AND MASTER
PLAN FOR 1114 SOUTH DAKOTA AVENUE
BACKGROUND:
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 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 request
for rezoning the property to a Community Commercial/Residential (CCR) zoning district
included a Master Plan. During the Public Hearing, the applicant agreed to continue the
item to the July 5th Planning & Zoning Commission meeting to reconsider rezoning the
site to Community Commercial Node (CCN) without a Master Plan, rather than the
requested Community Commercial/Residential (CCR). On June 27th, after the Planning &
Zoning Commission meeting, the applicant met with a portion of the Willow Creek Home
Owner's Association Board to discuss the proposal. As a result; at the July 5th Planning
& Zoning Commission meeting, the applicant continued with the initial request to CCR
zoning but without a Master Plan. At the July 5th meeting the Planning & Zoning
Commission voted 5 to 0 to require a Master Plan.
After meeting with the Willow Creek Home Owner's Association, the property owner has
decided to limit the development of the site to office, commercial and residential. The
notes included on the Master Plan allows for the office and commercial uses allowed in
the CCR district and limits the residential units to a maximum of 48 — one and two
bedroom units and prohibits the development of a hotel (short-term lodging). In the CCR
zoning district residential is only allowed to be constructed when located above
commercial.
The developer has described in the Master Plan their intentions for the developed area.
The site will have to comply with the development standards of the CCR district. A Final
Plat and Minor Site Plan will need to be submitted and approved prior to any
development of the site.
For any alternative where the Council requires a Master Plan, the Zoning Code requires
the applicant to submit a signed zoning agreement that specifies future development will
be consistent with the approved Master Plan subject to consistency with Municipal Code.
Staff recommends that submission of the signed zoning agreement for the Master
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Plan be required prior to the third reading of any ordinance rezoning the site.
The Planning and Zoning Commission, by a vote of 5 to 0, recommended 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 that
would limit redevelopment of the site to stand-alone commercial development and a
maximum of 48 household living apartments with commercial uses below, not to
exceed two bedrooms per unit.
During the public hearing, concerns from neighbors included development of a hotel,
and impacts to existing greenspace, vegetation, and ground water. One Commission
member asked if the Master Plan included descriptive information only, rather than a
sketch of the development. This Master Plan may include both commercial and
residential uses. Therefore, a descriptive Master Plan would adequate. Another
Commission member asked if it is intended to have commercial development on the
east side of South Dakota. Staff explained that the CCN Node does not have a
defined boundary, but rather a range of acres and square footage of commercial
development for the area. These amounts have not yet been met with existing
development.
ALTERNATIVES:
1. The City Council can approve the first reading of the request for rezoning from F-
PRD-Planned Residence District to CCR-Community Commercial/Residential with
the attached Master Plan that allows office and commercial development, limits
residential develop to 48 — one and two bedrooms units, and prohibits short-term
lodging based upon staff's findings and conclusions as found in the Addendum. A
signed zoning agreement will be required prior to the third reading of the
ordinance.
2. The City Council can deny the request for rezoning from from F-PRD-Planned
Residence District to CCR-Community Commercial/Residential with the attached
Master Plan 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 RECOMMENDED ACTION:
As noted in the attached Addendum, the proposed rezoning is consistent with the Land
Use Policy Plan land use designations and policies. A Community Commercial Node is
shown on the LUPP map at the interchange with Highway 30 that is south of the site.
This node was created to provide for large scale commercial uses to serve west Ames
and the Southwest Growth Area. Community Commercial/Residential (CCR) zoning is
intended to create clustered development as compared to strip commercial development.
The proposed housing type is allowed in the proposed zoning. In addition, the described
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Master Plan appears to be consistent with the underlying zoning standards. CCR zoning
only allows household living above a non-residential use and cannot be permitted above
short-term lodging. In addition, this Master Plan prohibits short term-lodging.
Utilites are readily available to serve this development. However, depending on the
timing, a sewer study may be needed to analyze capacity needs.
Therefore, it is the recommendation of the City Manager that the City Council accept
Alternative #1, thereby approving the first reading of the request for rezoning from F-
PRD-Planned Residence District to CCR-Community Commercial/Residential with the
attached Master Plan that allows office and commercial development, limits residential
develop to 48 — one and two bedrooms units, and prohibits short-term lodging based
upon staff's findings and conclusions as found in the Addendum. A signed zoning
agreement will be required prior to the third reading of the ordinance.
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ADDENDUM
REZONING BACKGROUND:
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.
The CCR Node was created to provide for large scale commercial uses to serve west
Ames and the Southwest Growth Area. 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. These 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 CCR 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. 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
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.
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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
Vacant
West
Master Plan. The Planning and Zoning Commission, at the July 5th meeting, voted to
require a Master Plan to accompany this rezoning. A Master Plan is intended to provide
a general description of the intended development of a property. The submitted Master
Plan complies with the submittal requirements listed in Section 29.1507(4) (see
Attachment F). The Master Plan proposes office, commercial development, limits
residential develop to 48 — one and two bedrooms, and prohibits short term lodging.
Residential in a CCR district is only allowed when located above the first floor.
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.
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.
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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.
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.
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
6
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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.
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Attachment A: Location and Current Zoning
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9
Attachment C: Updated Applicant's Statement
i
Re:1114 South Dakota rezoning hitps://mail.notes.na.collabserv.con><Iivemail/1J/7B45F89FC56261 ID... 1
I
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From: Luke Jensen<luke@resgl.com>
To: Julie Gould<]Gould@city.ames.la.us>
Cc: Dickson<ddjensen2010@gmall.com>,lauraaballantine@gmail.com,
dell mann.o@gmail,corn,frank.poduska@gmall.com,Brad Dell
<bradedel I@gmai l.com>
_._ — -- .. ...... .....— .......-....--- —.._....- -..
Date: Wednesday,June 28,2017 07:32AM
Subject: Re: 1114 South Dakota rezoning
Hi Julie,
We met with some of the HOA Board from Willow Creek yesterday afternoon to discuss the rezoning of 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 or 2 bedroom units idd
•No hotel
•Fence/Screening along north boundary of 1114 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,Julie Gould<]Gould@cis"Mm- ia.us>wrote:
1 wanted to verify that based on the outcome of the P&Z meeting on the 21st,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
515.239.5400-uu/in j 515.239.5443 direct]515.239.5404 fox
i¢ould@citv.ames.1a.us I City Hall,515 Clark Avenue I Ames,IA 50010
www.CityofAmes.ora _Caring People Quality Programs Exceptional Service
mi Luke Jensen
o, v
RES nEVEIOPMENT RES Dovcopnenl,Inc.
2110 CtwmbMain St.,Ste.101
I oft 6/29/17,1:21 I'M
10
Attachment D Apartment Matrix
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Location/Surroundings
Integrates into an existing neighborhood with appropriate interfaces and
transitions
High=part of a neighborhood, no significant physical barriers, includes transitions; X
Average=adjacent to neighborhood, some physical barriers, minor transitions;
Low=separated from an residential existing area, physical barriers, no transitions
available
Located near daily services and amenities (school, park,variety of commercial)
High=Walk 10 minutes to range of service;
Average=10 to 20 minutes to range of service; X
Low=Walk in excess of 20 minutes to range of service.
*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 X
services?)
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 X
minute drive or no walkability)
Site
Contains no substantial natural features on the site (woodlands, wetlands, X
waterways)
Located outside of the Floodway Fringe X
Separated adequately from adjacent noise, business operations, air quality(trains, X
highways, industrial uses, airport approach)
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
Transportation
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=seating 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 planned at LOS C) X
Site access and safety X
Public Utilities/Services
Adequate storm,water, sewer capacity for intensification
High=infrastructure in place with high capacity
Ave rage=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 time less 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
nvestment/Catelys$
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
Attachment E: Master Plan
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Attachment F
Applicable Regulations
Per Section 29.1507(4): master plan Submittal Requirements:
a. Name of the applicant and the name of the owner of record.
b. Legal description of the property.
c. North arrow, graphic scale, and date.
d. Existing conditions within the proposed zoning boundary and within 200 feet of the
proposed zoning boundary: Project boundary; all internal property boundaries;
public rights-of-way on and adjacent to the site, utilities; easements; existing
structures; topography (contours at two-foot intervals); areas of different vegetation
types; designated wetlands; flood plain and floodway boundaries; areas designated
by the Ames Land Use Policy Plan as Greenways and Environmentally Sensitive
Areas
e. Proposed zoning boundary lines.
f. Outline and size in acres of areas to be protected from impacts of development
g. Outline and size in acres of areas proposed of each separate land use and for each
residential unit type
h. Pattern of arterial streets and trails and off-site transportation connections
i. For proposed residential development provide the number of unit type for each
area, expressed in a range of the minimum to maximum number to be developed in
each area
j. For proposed residential development provide a summary table describing all uses
of the total site area, including the number of units per net acre for each unit type
and each zoning area.
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