HomeMy WebLinkAboutA001 - Council Action Form dated August 23, 2022 ITEM #:
33
DATE: 08-23-2022
COUNCIL ACTION FORM
SUBJECT: REZONE THE PROPERTY WITHIN THE ISU RESEARCH PARK PHASE
III AT 3898 UNIVERSITY BOULEVARD FROM "RI" (RESEARCH PARK
INNOVATION ZONING DISTRICT) WITH A MASTER PLAN TO "RI"
(RESEARCH PARK INNOVATION ZONING DISTRICT) WITH A
REVISED MASTER PLAN FOR HUB AREA
BACKGROUND:
The proposed rezoning is for property in the Iowa State University Research Park Phase
III and proposed for rezoning by the ISU Research Park (as the property owner). Phase
III of the ISU Research Park was created in 2015. It contains approximately 190.5 acres
(Attachment A — Location Map) and is zoned "RI" (Research Park Innovation Zoning
District), a zoning district that was created specifically for the third phase of the Research
Park. The original two phases of the Research Park are zoned Planned Industrial. A
Preliminary Plat for Phase III was approved in July 2015 based upon the approved Master
Plan.
A Master Plan was adopted along with the initial zoning of the area for the purpose
of distinguishing a commercial core area known as the "Hub", from traditional
industrial uses planned for Phase III. The requested zoning is specifically to amend
the Master Plan's internal boundaries of the Hub Activity Area. The proposed
changed maintains the RI zoning overall, but the Master Plan change allows for the
Hub Activity Area to expand south, which in turn will allow for expansion of
commercial activities. (Attachment C— Existing & Proposed Zoning).
Ames Fitness Center desires to acquire additional land to enlarge its property to construct
more tennis courts (Attachment A — Location Map). The enlarged property will cross use-
areas of the Master Plan: Ames Fitness Center's property is currently in the Hub Activity
Area while the planned expansion is within the Research Industrial Area of the Master
Plan. This proposed rezoning will move the whole of the planned Ames Fitness Center
site into the Hub Activity Area in anticipation of future approval of boundary line
adjustment. Future construction of additional tennis courts will be subject to administrative
approval of a Minor Site Development Plan.
Approximately 6 acres in total will change to Hub Activity Area from Research
Industrial. Attachment C depicts the area to be changed. The area of change is
approximately 300 feet to the east of the University Boulevard right-of-way.
A 2.5-acre site was also added to the Research Park in 2019 on S. Riverside Drive. The
site was previously zoned RI, with Phase III. However, the land was not owned by
Research Park and left out of the Master Plan. The proposed Master Plan adds that
acreage to the Research Industrial area (Attachment E) to clarify it is Research Industrial
as intended by the zoning.
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Ames Plan 2040, the City's comprehensive plan, designates the property as
"Employment" (Emp). Applicable zoning categories for Employment include "RI". RI
zoning allows for a range of research and manufacturing uses, as well as Recreation
Trade (within the Hub Activity Area only). The RI zone is unique for Ames in that it intends
to create a concentrated activity node known as the Hub Activity Area in support of
industrial uses in the general area. The overall plan for the ISU Research Park integrates
trails and open spaces, tying the original and new phases together with the Hub.
City water, sanitary sewer, and storm sewer will continue to serve this site. Public
infrastructure was funded and constructed by the City as part of the economic
development goals for additional industrial employment opportunities with the expansion
of the ISU Research Park. The Master Plan change will have no impact on existing
infrastructure in the area. Current access from University Boulevard and Collaboration
Place will continue.
The Ames Fitness Center property is within a TIF District that was created by the City to
finance infrastructure construction. When the property lines are moved to encompass the
new tennis courts on the Ames Fitness Center property, the TIF District boundaries will
also need to be modified to maintain tax district consistency with property lines. This future
TIF District boundary change will require Council approval.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission held a public hearing on August 3,d for the
proposed rezoning. Commissioners discussed a wish that no more of the Research
Industrial land be designated to the Hub Activity Area. The Commission voted 5-0-0 to
recommend approval of the rezoning (Commissioners LaPietra and Blickensdorf were
absent).
ALTERNATIVES:
1. The City Council can approve on first reading the request to rezone the property with
the ISU Research Park Phase III at 3898 University Boulevard from "RI" (Research
Park Innovation Zoning District) with a Master Plan to "RI" (Research Park Innovation
Zoning District) with a revised Master Plan.
2. The City Council can deny the request to rezone the property with the ISU Research
Park Phase III at 3898 University Boulevard from "RI" (Research Park Innovation
Zoning District) with a Master Plan to "RI" (Research Park Innovation Zoning District)
with a revised Master Plan.
3. The City Council can refer this matter back to staff and the applicant for more
information before making a recommendation.
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CITY MANAGER'S RECOMMENDED ACTION:
The request for rezoning is consistent with the adopted Ames Plan 2040 as described in
the addendum. Impacts on infrastructure and City services for this parcel are minimal and
consistent with what has been anticipated for development in this area. City staff believes
the site can be developed as anticipated by Ames Fitness Center if it is rezoned as "RI"
with a revised Master Plan.
Staff supports the limited expansion of the Hub Activity area to the rear of Ames
Fitness Center as it will continue to allow for viable industrial sites to be platted
and developed along University Boulevard. Approximately 10 acres of industrial
land use designated areas will remain to the south of Ames Fitness Center if the
Hub area expansion is approved. Therefore, it is the recommendation of the City
Manager that the City Council approve Alternative #1.
ADDENDUM
REZONING BACKGROUND:
Ames Plan 2040. The Future Land Use Map designates the land proposed for rezoning
as "Employment" (Emp). This category includes "RI" (among other industrial categories)
(see Attachment B — Future Land Use Map).
The "Employment' (EMP) future land use designation (Ames Plan 2040, p. 63) includes
the goal to "Minimize impact and external effects on City neighborhoods."
The proposed rezoning will enable Ames Fitness Center to enlarge its tennis courts. All
access to the courts will be through the existing property and parking lot; the proposed
athletic use is the same as that of the existing tennis courts. Any impact on nearby
residential neighborhoods will be minimal.
Proposed Zoning.The applicant proposes rezoning from "RI" (Research Park Innovation
Zoning District) to "RI" (Research Park Innovation Zoning District) with a revised Master
Plan.
The surrounding properties are zoned:
- North: property to the north (also ISU Research Park) is zoned "PI" (Planned
Industrial)
- East the land to the east (across S. Riverside Drive) is zoned
o "S-GA" (Special District— Government/Airport District) for the City Airport,
o "A" (Agricultural), and
o "PI" (Planned Industrial)
- South — The property to the south is outside of the City limits (the County zoning
is A-1, Agricultural).
- West— "A" (Agricultural)
The "RI" zone is intended to support "development of an integrated commercial service
and concentrated employment area to:"
(a) Allow for mixing of use and interaction of people to foster a collaborative
environment-
(b) Create a node of activity and commercial services for the district;
(c) Design development to promote the new innovation district by integrating multi-
modal transportation facilities, intensification of land use, and a wide range of
office and research uses; and
(d) Promote a high level of architectural and site design features that signify the
commitment to innovation and investment through architecture with visual interest
and unique identity, site design incorporating stewardship of natural resources,
district layout and development supporting the pedestrian environment, and green
building techniques demonstrating the commitment to sustainability.
The "node of activity" is the Hub Activity Area, which allows for recreation and restaurant
uses among others.
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Development is expected to be auto oriented, with access from major traffic ways.
At the time of a Site Development Plan, a Use Analysis Report will be required showing:
- The approximate number of employees,
- The approximate utility needs, and
- Possible nuisance factors (noise, odor, smoke, dust, fumes, vibration, heat)
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table.
Direction from Subject Property Existing Primary Land Uses
Farmland/Undeveloped
Subject Property Office Research
Fitness Center
Parkland and Open Space
North Research Park
City Airport
East Homestead
Manufacturing
South Farmland/Undeveloped (Outside of City)
West Agricultural and Farmsteads
Infrastructure. Impacts on infrastructure and City services for this parcel are consistent
with what is already anticipated for the use of the property. Public water is taken from
University Boulevard. Public sewer extends to the northeast corner of the Ames Fitness
Center property. Any future extension of City utilities and connections will be at the
property owner's expense.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1. The subject property is owned by Iowa State University Research Park (Rick Sanders,
Director). The rezoning request and statement of justification is included as
Attachment F.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map.
3. The proposed rezoning is consistent with the designation of "Employment" (Emp)
identified on the Ames Plan 2040 Future Land Use Map and the unique purposes of
the RI District for complementary uses supportive other industrial uses. Viable
industrial land will remain to the south along University Boulevard.
4. Development in the "RI" zoning district requires a Site Plan review process to assure
that such development and intensity of use assures a safe, functional, efficient, and
environmentally sound operation.
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5. Impacts on infrastructure and City services for this parcel is consistent with what is
already anticipated for the area.
Public Notice. The City provided mailed notice to all property owners within 200 feet of
the subject property prior to the Planning and Zoning Commission meeting in accordance
with the notification requirements of Chapter 29.
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ATTACHMENT A
Location Map
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ATTACHMENT B
Ames Plan 2040 Future Land Use Map
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ATTACHMENT C
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ATTACHMENT F
Applicant's Statement
The following text is intended to supplement the Rezoning Application packet as required.
-fhe ISURP is recluesting rezoning of cl??xribed land from Research Industrial zone to Huh Activity Area.
The proposed development plan includes the extension of the ARK tennis bubble by 2 indoor courts
and 6 additional outdoor courts with aw gr;al of Iowa State Wornen's Tennis Team hostint tennis
invitationals and increawd cornmunity amenities.The proposed development meets the zoning
requirements of HAA, because it provides supporting services for surrcunclings business, employ(2es,
and park affiliates.Additionally,this project aligns with the City of Ames 2040 plan by growing outwardly
while providing afrienities for at) inclusive, thriving and diverse community. 'I,ije Research Park is
cornmitted to providing a high quaky of living for the residents of Amp,-;, thn students of Iowa State
University, and the tenants in the Research Park. We look forward to sharing this exciting new
development thrc�_ighout the City of Ames public hearings and seek the approval of its residents.
1. Reasons for Requesting Rezoning. See above.
2. Consistency of the Rezoning with Ames Plan 2040. See above.
3. Current Zoning. "RI" (Research Park Innovation Zoning District) with a Master Plan
4. Proposed Zoning. "RI" (Research Park Innovation Zoning [District) with a Master Plan
5. Proposed Use. No use change is proposed. The intent is to expand the Ames Fitness
Center property for the construction of new tennis courts.
6. Legal Description.
Part of the Southwest Quarter of Section 15, and part of the North Half of Section 22, all
in Township 83 North, Range 24 West of the 5th P.M., Story County, Iowa, all together
being described as follows: Beginning at the Northwest Corner of said Section 22;
thence N00°04'27"E, 149.78 feet along the West line of said Section 15; thence
S88°36'58"E, 713.46 feet; thence NO3°04'35"E, 414.92 feet; thence S87°45'55"E,
585.84 feet; thence S00°11'18"W, 49.93 feet; thence S89°14'47E, 296.62 feet; thence
N56°46'25"E, 622.15 feet; thence N89°52'19"E, 512.38 feet to the East line of the
Southwest Quarter of said Section 15; thence S00°10'26'1N, 843.11 feet to the North
Quarter Corner of said Section 22;thence S00°19'19"E, 1306.65 feet to the Southeast
Corner of the Northeast Quarter of the Northwest Quarter of said Section 22; thence
S00°19'22"E, 1306.65 feet to the Center of said Section 22;thence N89052'24"W,
2644.20 feet to the West Quarter Corner of said Section 22; thence N00°24'00"W,
1319.09 feet to the Southwest Corner of the Northwest Quarter of the Northwest Quarter
of said Section 22; thence N00023'42"W, 1319.25 feet to the point of beginning,
containing 190.50 acres.
7. Land Area. 190.5 Acres.
8. Map. See previous attachments.
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