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HomeMy WebLinkAboutA002 - Commission Action Form dated December 20, 2017 ITEM #: 6 DATE: 12-20-17 COMMISSION ACTION FORM REQUEST: REZONE FROM RH (RESIDENTIAL HIGH DENSITY) TO NC (NEIGHBORHOOD COMMERCIAL) FOR A PROPERTY LOCATED AT 3504 GRAND AVENUE BACKGROUND INFORMATION: The property owner, Heartland Baptist Church, is requesting rezoning of a single parcel of land located at 3504 Grand Avenue from RH (Residential High Density) to NC (Neighborhood Commercial). The site, is located on the east side of the intersection of Grand Avenue and Bloomington Road, and includes 1.83 acres (see Attachment A: Location and Zoning Map). On September 19, 2017, the City Council voted to initiate the application process for rezoning of property at 3504 Grand Avenue. This was in response to a letter received from Heartland Baptist Church (see Attachment D: Applicant's Letter), and a letter received from Habitat for Humanity (see Attachment E: Habitat for Humanity Letter). Habitat for Humanity of Central Iowa proposes to relocate their main office, presently located at 401 Clark Avenue, and their retail store, presently located at 402 E. Lincoln Way, to the site at 3504 Grand Avenue. Office and retail sales and service uses, as proposed for this site, are not permitted in the RH zoning district. The NC zone allows the proposed uses in pre-existing buildings on a lot with a maximum lot area of 100,000 square feet, with the approval of a Special Use Permit by the Zoning Board of Adjustment. The Special Use Permit requirement is triggered by the size of the property exceeding 20,000 square feet. The site contains a vacant building, previously occupied by Heartland Baptist Church, with 12,598 square feet of gross floor area. The vacant building is a single-story structure without a basement. A garage/storage building (6,000 sq. ft.), and a small storage shed are located behind the main building. The new uses would occupy the existing structures without any alterations to the exterior, or changes to existing paved parking areas. Approval of a new site plan would not be required. Further analysis of the rezoning petition is found in the Addendum. 1 ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the request for rezoning from RH (Residential High Density) to NC (Neighborhood Commercial) as proposed by the rezoning request, and supported by the findings of fact. 2. The Planning and Zoning Commission can recommend that the City Council deny the request for rezoning from (RH) Residential High Density to (NC) Neighborhood Commercial if the Commission finds that the City's regulations and policies are not met. 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 proposed rezoning to NC is compatible with the High-Density Residential Future Land Use Map designation, and appropriate infrastructure is adjacent to the site. The use the applicant proposes is compatible with the surrounding uses, given the low volume of traffic anticipated for this site. Therefore, it is the recommendation of 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 from (RH) Residential High Density to (NC) Neighborhood Commercial as proposed by the rezoning request, and supported by the findings of fact. S:\PLAN—SHR\Council Boards Commissions\PZ\Commission Action Forms\Rezonings\3504_Grand Ave_12-20-17.doc 2 ADDENDUM: Land Use Policy Plan Future Land Use Map. No change in the land use designation is proposed in relation in relation to the rezoning request. The Land Use Policy Plan (LUPP) Future Land Use Map designates this site as High-Density Residential. This designation is applied along the east side of Grand-Avenue between Bloomington Road and 24th (see Attachment B: LUPP Map). This land use designation is consistent with the current RH (Residential High Density) zoning. The proposed NC (Neighborhood Commercial) zoning does not have a corresponding commercial designation on the Future Land Use Map of the LUPP. Commercial designations on the Future Land Use Map include: Highway-Oriented Commercial; Downtown Services Center; and, Regional Commercial. There are four other areas of the community with NC zoning. The land use designation of these areas on the Future Land Use Map varies from High Density Residential, to Downtown Services Center, to Highway-Oriented Commercial, and are described as follows: • The properties east of Grand Avenue and north of 24th Street includes a bank and a hardware store, and are designated as High Density Residential; • The area east of Clark Avenue to the east side of Duff Avenue between 6th Street and 7th Street includes a grocery store, single family homes, multiple family buildings, offices, a church, parking lots, auto repair business, and a convenience store, and are designated as Downtown Services Center; • The property located at 926 S. 16th Street includes a restaurant and is designated as High-Density Residential; and, • The area north of Toronto Street along Florida Avenue and Reliable Street includes a heating and air conditioning business, a painting company, self- storage units, single family homes, and a former grain elevator being converted for other commercial use. Existing/Proposed Zoning. The current zoning of the property is RH (Residential High Density). On August 28, 2001, the City Council approved Ordinance No. 3624, amending the official zoning map by changing the zoning of the eastern portion of the property located at 3504 Grand Avenue from RL (Residential Low Density) to RH (Residential High Density). The western portion of the parcel was already zoned as RH. At the time, the property.was occupied by a Heartland Baptist Church, which was a conforming use of the property as a religious institution in the RH zone. The proposed zoning of the property is NC (Neighborhood Commercial). The NC zone has more restrictive use limits than other zones, and requires Zoning Board of Adjustment (ZBA) approval of a Special Use Permit (SUP) for larger sites, such as the 3 subject property. Continued use of the property by a religious institution would be allowed without triggering the requirement for a SUP. However, a change of the use on the site to a commercial use would require a SUP, since the size of the property exceeds 20,000 square feet. A SUP would be considered only if the rezoning is approved first. Permitted Uses. The proposed NC zoning category allows a more limited range of uses than the HOC (Highway-Oriented Commercial) zoning district. Permitted uses in the NC zone include: • Household Living; • Office; • Retail Sales and Services — General; • Entertainment, Restaurant and Recreation Trade; • Community Facilities; • Social Service Providers; • Religious Institutions; • Basic Utilities; • Personal Wireless Communication Facilities; and, • Child Day Care Facilities. The maximum lot area for pre-existing buildings and pre-existing neighborhood commercial centers is 100,000 square feet (with approval by Special Use Permit according to Section 29.1503). The portion of the existing parking lot for the subject property that is located between the building and the street does not conform to the off-street parking regulations for the NC zone. Minimum required building setbacks in the NC zone are met by the location of the existing principal building on the site; however, the location of the building does not conform to the maximum allowed building setback of 60 feet from the street lot line. Existing Uses of Land. Land uses that occupy the subject property and other surrounding properties are described: Location Existing Land Uses Subject Property Former Church Building and Accessory Structures North Single Family Homes East Farmland, Skunk River South Healthcare Facility West Apartment Buildings Public Infrastructure. All public infrastructure is available and has the capacity to serve the site. 4 Public Notice. Notice was mailed to property owners within 200 feet of the subject site and a sign was posted on the subject property. As of this writing, no comments have been received. 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 fifty percent (50%) 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 has been designated on the Land Use Policy Plan (LUPP) Future Land Use Map as High-Density Residential. 3. There is no corresponding land use designation on the Future Land Use Map for the NC (Neighborhood Commercial) zoning designation. 4. Infrastructure is in place to serve the proposed use of this site. 5 Attachment A: Location and Current Zoning Map LUA 4 ,� A 3 b^y^ iTO P O Z H90 LL 7 e N,Kt i S` �'� 3504 Grand Avenue Uln ELObwNGTO N R :�� xw UON .a °. E � E LE � T N�RT�HUV �iOD llR� NORTpWpOD R+ ;r0��� r � �i m h D ! *' �T , Sa � ,� z � 15 PPO A}rioUItiralZone A (seo29eOq Rg kiential Low Density Zone"RL"(seo29.701) �1 f �jp t� Oft m RI1rEROAK DRY E -RaidentfalHphD�sityZarte".Rli {seo29.704} W Q CamnwntyOomrnwo!Node CCN'{seC29.802} Planned Regional CDmmEvasLZcnaTRC"{sco2B.805} oil (—€ j i Renned Residence District"F-PRD'{sec29:1203}. ' I Location & Zoning, Map 3504 G rand Avenue '0 8T:5175. 350 525 � Feet- 6 Attachment B: LUPP MAP [Excerpt] Low-Density Residentialrn -— n a -- LU NN NA 1 TO PO"IiUL'LOw'RD �^ ..._... s p , � � # ' ' ��aa s° 3504 Grand Avenue High-Density.Residential y au 5 r High Density Residential . _ v Low-Density Residential Regional Commercial ro # �t t `U F)R'rHWOOD©R 0 LUPP Map N ° 3504 Grand Avenue 0 55 110 220 330 j Feet 7 Attachment C: Rezoning Plat ,u 3's xS-.g6B �W6. a ic � 47 o : LU CI ¢�W t N ems. 3 a"s u a Zu 6 €� � o a $g3 w 3 6 s OE y COO O$_0 6 eY pYl d+ '.m.0.rob ct W � ° 'M'0'H 69 AVMH9iH'S'EI �C fa uu �+aa 39Vd :30115 OOE41 Ms oLwSvM01'S3Wv 133°3f ON010fc[ '3N1'rN31Y9 N0130O SESLCr4id'03A3s03H39113 1tlOA3Atl0f 'VM04 IM0331DAE1NVV30H°031vA1°vH :A°0 amble vM011vaI 0 EO ALINVWOH v03 IVLIVVH w0aluc°d NOO4MS30OMNOUR:NOIWU3S30A3Auns 8 Attachment D: Applicant's Letter BAPTEST CHURCH 0„ Ikea To whom it may concern: The congregation of HBC would be very pleased to see our old.property at 35.04 North Grand be able to continue to be used for such a great purpose as Habitat for Humanity. We love how this organization helps families in need of housing as that is something near and dear to'our heart as well. In fact,our congregation has several famiNes that have benefited through the years of getting into their first home through Habitat for Humanity. We would fully recommend working this out and if Nye .might be of any assistance in the matter,please let us know. Rev. Randv Abell Senior Pastor Heartland Baptist Church Cell -(515)450.0200 ltanclyAbeil(ia)aol.coin Preaching God's Word As,It Is To Men,As They Are 3333 Starve Rd. Antes lowu SOOIO (515)268-1721 churchanies.ory 9 Attachment E: Habitat for Humanity Letter (Page 1) a Hat for Humanity" of Central Iowa AUG - 3 2017 July 27,2017 C"'Y CLERK CITY QF AVW iOWM Ames City Council Members 515 Clark Street Ames;Iowa 50010 Re:Rezoning of the Former Heartland Baptist Church property at 3504 N..Grand Avenue Dear Council Members: Habitat for Humanity works in partnership with God and people everywhere,from all walks of life,to develop communities with God's people.in need by building and renovating houses so that there are decent homes in decent communities In which people can live and grow Into all they'were Intended to. Habitat for Humanity of Central Iowa is headquartered here in Ames,and'covers Story,Hardin and Hamilton counties.HFHCI is in its 2151 year of operation,and has thus far built or remodeled 55 homes,over 60%of them being,inAmes.Currentl :2 more are being finished, and 2 more ate scheduled to start soon in partnership with the city of Ames. HFHCI currently is occupying 3 different locations In Ames.Our main office in which Executive DirectorSandi Risdal is.headquartered is at 401 Clark Street.Our retail store is located at 402 E. Lincoln Way,and an additional storage facility,is located at 615 Lincoln Way.The primary purpose'of the store into raise funds for building new houses and rehabbing;existing`homes through the sale of donated items including furniture,appliances,building materials and other items. To accomplish this we are searching for a facility that would give us substantially more room, and allow us to move our 3 current locations under one roof.We believe we have found such a building in the former Heartland Baptist church building at 3504.N.Grand Avenue:As Habitat is a faith based organization-we believe it is no accident that God has led us to this location.Upon speaking with.Pastor Randy Abell of Heartland Baptist about their hopes for the future of the building we have learned that it is definitely their preference that another faith based organization would relocate to their facility. c'!04m kt, L•w�Fc 32_>�1.ky-�+SlC,{Ln d;5ta.3i-��;ri v:w•.+.1FlPxi.Ca3 10 di Attachment E: Habitat for Humanity Letter (Page 2) For us to move to this location it is our understanding that we will need to request;a change to the current Land Use Policy Plan in place with the city,and upon the successful completion of that step we would then request a change in zoning from high density residential to commercial.As you know prior to the site being occupied by the Heartland congregation it was the Joy and lohnsonAuction House;and with the near proximity to the Mall,the new Walmart the Northern Lights shopping district,a.florist, Dairy Queen and a convenience.store the neighborhood is accustomed to commercial activity already.We will also hire a civil engineer to make recommendations on aesthetically pleasing borders with the adjoining;properties to mitigate any impact our transition would have,and to harmonize with the surrounding neighborhood, We-believe we have established ourselves.as good neighbors with the community,and good partners with the city in helping to ensure affordable housing for those who need it.Please give us your careful consideration in this matter as we.endeavor to help make the city of Ames an even greater place to call home.Thank you for your consideration,and.we lookforward to working with you in this matter. _Cor tally, r 1; Dan Thomsen Sandi Risdal Habitat Store Manager Executive Director 515-232-2335 Store 515-232-8815 "Unless the Lord builds the house,the workers labor in vain." 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