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HomeMy WebLinkAboutA003 - Council Action Form dated February 28, 2023 ITEM #: 27 DATE: 02-28-23 DEPT: P&H COUNCIL ACTION FORM SUBJECT: REZONE A PORTION OF THE PARCEL LOCATED AT 325 BILLY SUNDAY ROAD FROM GOVERNMENT/AIRPORT DISTRICT "S-GA" j HIGHWAY ORIENTED COMMERCIAL "HOC" E BACKGROUND: An accompanying Ames Plan 2040 Future Land Use Map amendment is on the same agenda that proposes to change the land use designation to "Community Commercial/ Retail" (Com CR) to allow for approval of this rezoning. The City of Ames owns a parcel of land located between Highway 30 to the north and Billy Sunday Road on the south that contains approximately 24.5 acres (see Attachment A- Location Map). The parcel is currently zoned Government/Airport District (S-GA) (see Attachment B- Existing Zoning Map). The proposed rezoning includes approximately 16.5-acres of the parcel (see Attachment C- Proposed Zoning Map). The remaining area will retain the S-GA zoning. The City of Ames believes a substantial portion of the site could be sold and used for commercial purposes with the retention of part of the site for government facilities. With approval of the rezoning, the City would determine in the future the timing and subdivision of the parcel to allow for it to be sold as surplus property or whether to lease part of the site for a commercial purpose. The parcel is predominantly undeveloped, except for the U.S. Army Reserve Center located at 2110 S Duff Ave (North Corner of S Duff & Billy Sunday Road) and the Ames Animal Shelter located at 325 Billy Sunday Road. A 25-foot paved Access Drive extends through the parcel from Billy Sunday Road to the Hunziker Sports Complex located further to the east of the site. The parcel is relatively flat but has a slightly higher elevation next to the Ames Dog Park. Highway 30 abuts the site to the north. An apartment complex and car dealership are located to the south of the site across Billy Sunday Road. The City Dog Park exists at the east end of Billy Sunday, abutting the site. The parcel's visibility and easy access to Highway 30 along with available infrastructure make this site desirable as real estate for future commercial development. The recent installation of a traffic signal at Billy Sunday and Highway 69 also created direct access to the site that did not exist previously. 1 1 I REZONING: The request is to rezone a portion of the parcel equaling approximately 16.5 acres, from Government/Airport District (S-GA) to Highway Oriented Commercial (HOC). The majority of the 16.5-acre site is vacant, except for the Ames Animal Shelter i located at 825 Billy Sunday Road. The remaining eight acres would be retained with the existing Government/Airport District (S-GA) zoning. Although the existing animal shelter would be rezoned, it does not restrict the use of the site as an animal shelter. The shelter will continue to operate as until such time a new location to the east could be developed by the City. The Ames Plan 2040 Future Land Use Map currently designates the property as "Civic." i The proposed designation for the 16.5 acre site is "Community Commercial/Retail" (Com CR) (see Attachment D-Proposed Future Land Use Map), Highway Oriented Commercial is considered a compatible zoning district within the Community Commercial/Retail (Com CR) land use classification. Rezoning this property to "HOC" (Highway-Oriented Commercial) will enable the surplus government land to be sold and utilized for commercial development. existing zoning will include the US Arm Reserve at 2110 S The area retaining the s ng g Y g Duff and approximately a 1.5 acre area adjacent to the Ames Dog Park as a potential site for relocation and expansion of the Ames Animal Shelter (see Attachment C- Proposed Zoning Map). The proposed "Community Commercial/Retail" (Com CR) land use designation considers HOC zoning as an appropriate zone for implementing its purposes. Much of the area around the interchange is already zoned Highway Oriented Commercial (HOC). Therefore, changing a portion of the site to Highway Oriented Commercial (HOC) would result in development of similar character to that of the area and meet the City goals of utilizing the site for infill commercial purposes. PLANNING & ZONING COMMISSION RECOMMENDATION: On February 1, 2023, the Planning & Zoning Commission voted 6-0 to recommend approval of the rezoning. 2 i ALTERNATIVES: I 1. Approve the request to rezone approximately 16.5 acres of the parcel located at 325 Billy Sunday Road from "S-GA" to "HOC" as illustrated on Attachment C. i 2. Deny the request to rezone approximately 16.5 acres of the parcel located at 325 Billy Sunday Road from "S-GA" to "HOC." 3. Defer action on this request and refer it back to City staff and/or the applicant for additional information. CITY MANAGER'S RECOMMENDED ACTION: i The request for rezoning is consistent with the Ames Plan 2040 proposed change to the Future Land Use Map as described in the addendum. Rezoning will have no impacts on current infrastructure and City services for this parcel. The change of zoning to "HOC" would allow for a wide range of commercial uses, such as office, retail, and entertainment/restaurants. Adding more commercial land at this location would meet a need of the City for increasing commercial development opportunities within the City. By rezoning the site to commercial it would allow for the City to consider leases for use of the site, including potentially for relocation of billboards from The LINC site along Lincoln Way. More importantly, the excess land proposed for rezoning may have substantial value that, if sold or long term leased, could be used to help fund relocation and reconstruction of the animal shelter. Any future leases or sale of the property would be subject to City Council approval. The rezoning and sale of this land could yield two additional benefits; 1) provide revenue to help fund construction of a new Animal Control Shelter and 2) provide a site to relocate an existing billboard from The LINC site on Lincoln Way to a highway oriented area. Therefore, it is the recommendation of the City Manager that the City Council approve Alternative #1 . 3 Ii i ADDENDUM i I REZONING BACKGROUND: i Legal Description. The area of change is a portion of a larger parcel. It will include the current private drive that traverses the site, but it does not include the Army Reserve or future animal shelter location. The general area of rezoning is described as follows: Beginning at the intersection of the centerline of Billy Sunday Road and centerline of a 25' paved access drive to the Hunziker Sports Complex. Continue North along the centerline of the 25' paved access drive for approximately 625' to the property line; Continue along property line in northeast direction approximately 96', NE 199.78'; NE 202.78', NE 470.74', and NE873.4' to eastern property line; then S196.8' to property corner, then W872' to property corner. Continue S365.25', then W235', then S approximately 310' to Centerline of Billy Sunday Road, then W approximately 720.8' along centerline of Billy Sunday Road to the POB. Approximately 16.5 acres. Ames Plan 2040. The Ames Plan 2040 proposed Future Land Use Map designation for the 16.5-acre site is "Community Commercial/Retail" (Com CR) (see Attachment D- Proposed Future Land Use Map). Highway Oriented Commercial is considered a compatible zoning district within the "Community Commercial/Retail" (Com CR) land use classification. The wide range of commercial uses allowed within HOC is consistent with zoning of the area and mix of uses in the area. Staff believes the rezoning request is consistent with the goals and policies of the Ames Plan 2040 (see Attachment E- Ames 2040 Plan Community Commercial/Retail Characteristics). Proposed Zoning. The city proposes rezoning 16.5 acres of the parcel from "S-GA" (Government/Airport) to "HOC" (Highway-Oriented Commercial). The remaining eight acres will remain "S-GA". The "HOC" zone is intended to allow auto-accommodating commercial development in areas already predominantly developed for this use. The zone allows a full range of retail and service businesses with a large local or citywide market. Development is expected to be generally auto-accommodating, with access from major traffic ways. HOC zoning includes no specific architectural standards and includes basic front, rear, and side setbacks. A developed site must include at least 15% of the area as landscaping. The far north east corner of the parcel, adjacent to the first parking lot access of the Hunziker Youth Sports drive is within the flood plain. This area would be subject to Floodway Fringe development standard for placement of fill and elevating or protecting buildings to three feet above base flood elevation. Existing Uses of Land. Land uses that occupy the subject property and other surrounding properties are described in the following table. 4 Direction from Subject Existing Primary Land Uses Property Subject Property US Army Reserve, Ames Animal Shelter, & Vacant/Undeveloped (S-GA) North Highway 30,Auto Dealership, & Menards Retail (HOC) East Ames Dog Park & Hunziker Sports Complex(S-GA) South Toyota Auto Dealership (HOC) &Apartments (RH) West Auto Dealership (HOC) Infrastructure. Impacts on infrastructure and City services for this parcel are consistent with what is already anticipated for commercial use of the property. i Transportation-Vehicular. The parcel is immediately adjacent to the Highway 30 corridor and the Highway 30 and S Duff (US 69) interchange providing excellent access to two major transportation corridors. s a direct vehicular connection to S. Duff Avenue US 69 . The Billy Sunday Road has { ) intersection is signalized and includes a turn lane into Billy Sunday Road, as you head southbound on S. Duff Avenue, A 25' paved Access Drive extends north from Billy Sunday Road and then curves to the east along the north side of the property, continuing to the Hunziker Sports Complex. Pedestrian. A sidewalk exists on the south side of Billy Sunday Road. There are currently no sidewalks on the north side of Sunda Road, nor along the Access Drive. A shared Y g use path exists along S Duff Avenue (Highway 69) on the east side. Sanita.-Sewer- An 8" sanitary sewer stub extends across Billy Sunday Road to the property. Additionally, a 10" sewer line extends along the north side of the property. A 54" and 35" sewer trunkline cuts diagonally across the panhandle portion of the lot connecting across Highway 30 to the northwest and southeasterly down to south Ames. Water-An 8"water line extends along the north side of Billy Sunday Road. A Fire Hydrant is located at the Ames Animal Shelter (325 Billy Sunday Rd). Stormwater- A drainage ditch extends along the north side of Billy Sunday Road except in developed areas such as the US Army Reserve and the Ames Animal Shelter. Future development would be subject to the City's storm water management for control of water quantity and quality. Electric- Ames Electric power lines extend along the north side of Billy Sunday Road. 5 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 the City of Ames. 2. Ames Municipal Code Section 29.1507(1) allows the City Council to initiate an amendment to the Official Zoning Map. 3. The proposed rezoning is consistent with the designation of "Community Commercial/Retail' (Com CR) identified on the Ames Plan 2040 proposed Future Land Use Map. 4. The proposed rezoning to "HOC" Highway Oriented Commercial zoning is consistent with the existing commercial character of S. Duff Avenue and Billy Sunday Road. 5. The parcel is owned by the City of Ames. Rezoning a portion of the parcel to Highway Oriented Commercial "HOC' would allow the property to be sold and developed in a variety of uses. The subject property includes approximately 16.5 acres of the larger 24.5-acre parcel. 6. Development in the "HOC' 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. 7. 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 and placed a sign on the property, prior to the City Council meeting in accordance with the notification requirements of Chapter 29. 6 al - 4 i� f k tl tl FF { S• } s 1 } A 5{15. IA F it F i�K i LL P'A � r q' - •- -- fi i i° T 1 {{ n 5 t k a—^ y x 1 a. UET twill I �G i . Attachment B Current Zoning Map (excerpt) 1 i i - - N �T = � F- OR10LE SST I!J - -. --�-^ ,� _ •�..�.-��..u•�._ S 16TH 37 SE 18TH ST_ U—. SH 167HSfi - SEri1 6TH uAu 7z" Lv OCL E LLI _ SUBJECT PROPERTY17 . S C : _ - - - 7 - GGA.�. ILLi _ 7 „ - - - _ .r W. - a. BILLY SUNDAY RD BILLY SUNDAY RD" , - a O � z 7,LL - -=AIRPORT RD ':o Q +i 325 Billy Sunday Road EXISTING ZONING MAP D 0.025 0.05 0.1 0.15 0.2 0.25 Miles 8 Attachment C Proposed Zoning Map (excerpt) s 1 j SE 16TH ST _ —� SE 16TH ST SATH ST 6tf1 St ies 81ouE 16f• u e. l i —' v1 ti I = - _x — j SUBJECT PROPERTY ! -- -"� �" -_-g �llty Sun W - '- - - - - 4 'HOC ... IW�o BILLY.Sl1NpAY-RDkill i - S GA Hoc 325 Billy Sunday Road PROPOSE ZONING MAP N -„3 0 U.J26 0.06 11 0.15 C.1 J.76 Miles 9 Jt N im i a r ! 1 — 3: JP F L'ty" L _ t3 �' s : III _ --^-•f"' 't '3 _ - �9." -t � �r ;r'i� ��(�� _. � y .,� Yt • •aJ T} � d•_l^-��k"T., ".'E 7i al r "'"_tz'��.,,r r--�s-.�.....a �,�--�j�j _ �L_:.{. "7. �-]'i•f+ � a, L''. _f _ -_��! 2 - r, , e A r ii 7 � � f r i 5a������ � a s 1 � rall •1 _ 7 � L ' I �N. i 1 Attachment E Ames Plan 2040 (excerpt) Community Commercial/Retail Characteristics f� E PLAN ELEMENTS GRCIWTN & LAND USE Community Cok-o te-dat/ iRsil Ill Ct) Is Majoroommerdaldesti not long,with a Inciudesr"Jorcommere jai corridors, APPLICARGWSTING ZONING CATEGORIES citywlde and even regional market reach. ordinarily along high traffic arterlals- to CCN Community.Commercial Node Changes in retalling.includingthagrowing thoroughfare s and boulevards. Importanceofon-llnesales,wplaffaotmlxOf is, Includescommerclalofflceareas. HOC Highway OrientedCommorclal retallusesandcharacteroftheseareas. . NCNolghborhoodCommercial I N Inclucks avarte.y o4 settings from North Grand isTo data.typically found In single- 1 Malland large-formnt free-standing commercial. use com mercial eirvironments. �� IPlanned Regional Commercial i n r� Typically sepatatedfrom streak by parklrtq. O-G Gateway Overlay Districts USILIMliy auto-orlented'with large parking iots.often sized to peak parking needs. Arterial or lntersta ievlslbillty and accAgG. s i GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS ! it Maintain viabllRy as malDr elements it Re-evaluate parking needs In lightof changing a Develop plans for upgrading major commercial ? of the Ames eco norry. consumer patterns and potential zocess oorrlciors to address functional,aesthetic, j x fm rote uaut and user eX riellce via alternative transportal modes. and land use Issues-access manageitient. p q Y pe streetscape.multi•modaftransportation,local I to maintain oomlpetftiveness. Redesicn large parking areas for better circulation,and land use opportunities. user orientation and peclastrlan/bIcycla it Increase efficiency of land uses and access,reduce influenceof parking, Exports,pubilc/prlvata paitnarshlps to Improve envtronmantal performance enhance existing major commercial assets. +� Introduce new and more varied is Improve street orientation andconnectlon of i. building entrances to the public domain. Develop secondary circulation ways to reduce land uses where appropril local traffic on main Irldors;Work with major hove away from solely auto- +r Implement access management along establlshmants to Interconnect parking lots. aY oorrkbrs,reduce the number of curb oriented design approachi cuts.anclaneourage Interconnedivltyof ri Encourage creation ofa SSMID to help parking areas and shared amass points. finance district wide Improvements. is Provide secondary circulation Where possible is Revlawcommercial design needs to separate local and through traffic streams. and zoning regulations In Ilghtof Improve the physical appearahce and changing consume r pattern s. ith altertnativeandfunctionality Including bicycles of ndrother ton �r flaaxibatytoiperm theevo retail trtlonof single- _ — mkiiirrobllity modes and transit, use large coimmorolal projects Into new ratall - _ —- formats.and mixed usadevelopm issi ... _.......s.... _.�... _. hill PLAN 2 04 077 1]