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HomeMy WebLinkAboutA001 - Commission Action Form dated January 17, 2024 i I I I ITEM #: 7 DATE: 01-17-24 COMMISSION ACTION FORM SUBJECT: REZONE PARCEL AT 102 & 116 HYLAND AVENUE FROM "RH" (RESIDENTIAL HIGH DENSITY) AND O-UIW (UNIVERSITY WEST IMPACT OVERLAY) TO "NC" (NEIGHBORHOOD COMMERCIAL) AND O-UIW (UNIVERSITY WEST IMPACT OVERLAY) WITH A MASTER PLAN. BACKGROUND: M & C Properties is requesting that the City of Ames rezone property located at 102 & 116 Hyland Avenue from the current zoning designation of "RH" (Residential High Density) with the O-UIW (University West Impact Overlay) to "NC" (Neighborhood Commercial) with the O-UIW (University West Impact Overlay) with a Master Plan. This is the site of the business better known as Campus Garage. The proposed rezoning is intended to facilitate site improvements for a future expansion of the parking lot for the business to the vacant area north of the existing building. The request follows direction by City Council from this past fall after the owner requested that City Council give direction on which zoning designation is best to pursue under the current Urban Corridor Land Use designation as he desires to improve the site. The Urban Corridor designation is a new designation within Ames Plan 2040 and does not yet have a specific implementing zoning district. Staff reviewed the purpose of the designation and relationship to RH, HOC, NC zoning districts as interim conditions before new zoning could be written. The City Council directed the applicant to apply for the "NC" Neighborhood Commercial rezone with a Master Plan. The accompanying Master Plan controls the intensity of use of the site and the site improvements to a greater degree than general zoning. The subject site includes two parcels totaling approximately 0,39 acres. The north and east property line abut other high density residential zoned properties that include residential apartments. The southern property line is frontage along Lincoln Way and western property line is frontage along North Hyland Avenue. (see Attachment A -- Location &Zoning Map). The existing building has stood at this location for nearly 55 years and operated as a Vehicle Repair Facility and including a gas station in the past. The RH zone designation has been applied to this property for the past 24 years since the 2000 citywide rezoning. The RH zoning made the use nonconforming along with the site improvements. The existing use is classified as a Vehicle Service Facility. This use is currently a legal nonconforming use in the RH zone. The Vehicle Service Facility use is also a nonconforming use within the NC zoning district. Although the use will remain a nonconforming use, the owner believes that the NC designation will give them more flexibility with a planned parking lot expansion to the north. Ames Plan 2040 designates the subject property, as "Urban Corridor (UC)" (see Attachment C- Ames Plan 2040 Land Use Designation Summary Sheet). The UC land use designation anticipates intensification of use along areas of Lincoln Way for residential intensification and commercial development, or as mixed-use development. Importantly the orientation of development is to emphasize the relationship of buildings and uses to the multi-modal transportation character of Lincoln Way. Redevelopment of existing properties is anticipated to fulfill the goals of the UC designation. Within Plan 2040, Urban Corridor lands do not currently have any complete implementing base zones. In some ways RH is consistent with the designation in that it allows residential and mixed-use development, but it does not include design requirements supportive of the Corridor. Other commercial zones allow to broad of uses allowances and also lack the intended design requirements. Neighborhood Commercial (NC) is treated as a zone that can be implemented within most land use designations where a mix of commercial and residential uses is desired and NC is designed to be incorporated into or adjacent to residential zones. Further, NC also allows for mixed use development, pedestrian oriented design features, and limited commercial and service uses that are compatible with what is anticipated within the Urban Corridor designation over time. (See Attachment F) A Master Plan has been provided with the rezoning request to govern future site development of the parking lot as a non-conforming use. Any future Site Development Plan must conform to the Master Plan. Importantly, the property owner is obligated to make frontage improvements in conjunction with any parking expansion to the north. Two driveways will be closed and landscape buffering will be installed to improve the conditions along the street.(See Attachment D) ALTERNATIVES: 1, The Planning and Zoning Commission can recommend that the City Council approve the request to rezone .39 acres at 102 & 116 Hyland Avenue from "RH" (Residential High Density) with the O-UIW (University West Impact Overlay) to "NC" (Neighborhood Commercial) District with the O-UIW(University West Impact Overlay) and with a Master Plan. 2. The Planning and Zoning Commission can recommend that the City Council deny the request to rezone .39 at 102 & 116 Hyland Avenue finding the rezoning inconsistent with Ames Plan 2040 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. I k f RECOMMENDED ACTION: The rezoning consideration factors in both long term and near term goals for the site. The principle use on the site is not anticipated to change with the rezoning, but site l improvements are anticipated in support of the existing business and to improve street frontage conditions. f I The rezoning of this site will maintain the legal non-conformity from a RH designation to an NC designation. Any future site development will require a Site Plan with conformance to the Master Plan proposed and must be reviewed by the Zoning Board of Adjustment as part of a Special Use Permit as an expansion of a non-conforming use. Rezoning will have no impacts on current infrastructure and City services for this parcel. Staff believes the rezoning to NC rather than maintaining RH, allows the current business owner to reasonably continue to operate his business, improve the street frontage conditions immediately with the Master Plan and still maintain consistency with long terms objectives of the Urban Corridor designation. Therefore, the Planning and Housing Department supports Alternative #1. ADDENDUM REZONING BACKGROUND: 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 Vehicle Service Facility North Residential Apartments East Residential Apartments South Campustown-High Density Mixed Use West Residential Apartments Ames Plan 2040 and the Future Land Use Map. Ames Plan 2040 is the City's Comprehensive Plan. The Future Land Use Map, which is part of the Plan, includes designations that describe the character of an area and intended goals, guidelines and actions that would further the Vision and Principles of the Plan, The Map includes supplemental information, such as street layouts, public facility locations, flood plain, and natural areas that are not in and of themselves land use designations. Attachment C includes the applicable description of the Urban Corridor Designation and its intended objectives for land use. Additionally, Lincoln Way and Hyland are classified as "Avenue" and a Mixed-Use Avenue for the street typology relating to the site defined within the Mobility Element Road Network. Avenues have moderate to high traffic with an intent of design features oriented to the street rather than large set back sites. Urban Corridor Land Use Designation. This property is a non-conforming use in the RH zone standards. The proposed rezoning to NC maintains the use as a non-conforming use within the new NC standards. Thus, the use is changing zone designation but remains non-conforming. However, the transition to NC does align more closely with the intent of the Urban Corridor land use designation in that the NC zone allows for mixed use development which the Urban Corridor designation anticipates will occur in the future. While the NC zone designation can be applied to Urban Corridor, it is not listed directly as an implementing zone, staff believes the rezoning request does not conflict with Ames Plan 2040 and the Future Land Use Map in that NC designation reflects the use of the property and can accommodate the intended mix of uses in the future that the Urban Corridor designation anticipates at this site. Attached is a narrative from the applicant requesting Rezoning that they believe address land use issues in the Ames Plan 2040 Comprehensive Plan. (See Attachment E) Master Plan. A Master Plan is required in this case based on Section 29.1507(3)(b)(iv) when "The City Council determines that due to specific conditions that exist on or around the area proposed to be rezoned, or due to situations that require more careful consideration of how the layout and design of a site affects general health, safety, and welfare, a Master Plan is necessary for consideration of the proposed zoning map amendment." In this case the site has a legal non-conforming use and is being rezoned to another legal non-conforming use in anticipation of future parking lot expansion to the north. The Master Plan shows parking shifting to the north of the building and landscaping being installed along Lincoln Way and Hyland Avenue. The parking lot expansion will require a Minor Site Development Plan accompanying a Special Use Permit which will be subject to consideration by the Zoning Board of Adjustment as a result of an expansion of a non-conforming use. Existing/Proposed Zoning. The property is currently zoned "RH" (Residential High Density) (see Attachments A & B-Existing/Proposed Zoning Map). Properties to the west, north and east are zoned "RH" (Residential High Density). Properties to the south across Lincoln Way are zoned "CSC" (Campustown Service Center). Property to the southwest is zoned RM (Residential Medium Density). The proposed zoning is "NC" Neighborhood Commercial zone (See Attachment 8- Proposed Zoning Map). The "NC" district allows for a mix of commercial and residential uses subject to the Zone Development standards of the NC district. The site is also located within the "O-UIW" West University Impacted Overlay District, Any future redevelopment of this site will need to conform to the O-UIW standards in addition to the NC standards. While the O-UIW standards are intended to be applied to commercial properties the NC standards will provide a greater level of architectural scrutiny to any new buildings while the O-UIW standards will require a general front door orientation to abutting public streets and govern placement of rock size to a maximum 3/ of an inch on site. Public Infrastructure. City infrastructure is available to serve the site. All existing infrastructure is adequate to serve the site. No additional infrastructure is anticipated. Applicant's Statement. The applicant has provided an explanation of the reasons for the rezoning request in Attachment E. 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 M & C Properties. The rezoning request and statement of justification is included as Attachment E. 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 "Urban Corridor" as identified on the Future Land Use Map included as Attachment D in that the use is a commercial/industrial use similar to the intended types of activities of the designation. 4. The proposed rezoning to "NC" (Neighborhood Commercial) zoning is appropriate since the pre-existing use is legal non-conforming and the allowances in the proposed zoning designation align with the long-term goals underlaying land use. 5. Development of the site will utilize standards which are compatible with the general character of the area. 6. Rezoning will have no impacts on current infrastructure and City services for this parcel. 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. Attachment A- Current Zoning i e.- _ � sub-�e�.'v�T"-?•as. 3z y?".-_ Pi ,r.� �� .«. == 102 & l 16 Hyland Avenuc Proposed NC Zoning 2 _ r-- f� f �S r ram: �••�^ �� � 'yam. Y - 7' -� �i a-s�.�r'se�� ..n � � s_- n.a ,.a � .�,.. �_ s}•-'ate Q K-i? ZLoan9ianng6 D OW 102 1. 16 Hyland Avenue IYeyttlgafllal C..ry �W§rrnwF,ami Conmcws�Xcna /''�]psed ��''`�) N �}/—//�, L..Pr�✓ V 1 \ i_.1oninl�f� L�iieMansYal ntakum nrrmbf Y�.c•RIR'{mcH�.3V� S.J wuam,sw rsy,w��gxw,e mrerl�s zu.ronl iw Jw cof mwr lr CamVutaun Sun¢nCmmu'C&C*Isoc 3o.ihli evwcul pvrycrse �';'--,"jmwr;�mrotimat fIw4G•s.oA•qK�rn.rooz} £ttH�fY'ur�Kts•nu�svaoopr ' •• •E'INM9 .�--�Cnunly BPcrmUary EEL- �.(iuunly Hvry .rr f.xo Nay. ,n 86—uk Hv Attachment C- Future Land Use Designation PRO SIR a- 1„1� i ��q, ems. i �t •_ u -ac �xt �a ,� .""'�-�.�I -� � r.''��°�'' . Y W V ; t 1 - ; '..� _-_ ; .... IV,:3TB!'� all +MEMO, ..k� �' _ fS -o �•sY �-x-rc 'z�..a�s- -roc-. 3 ' ,, tea- -� "'-j',S1;s'+s. Y x ,U i[¢. - t =9 - z _ E •:.s' IIlr _r q leAf��.� i.:•3�f 1� `.� 3��' v f f S 2 i 1 1� �,r�r�'�7r�R •'x����3-r�.i>a 3'�gfT�F d',r.7�r .v I p a�� - �`r'a: 7 - W.,;�}.'i i�..�5.f rf�p�ayST✓4a"5 !J -yJ ... t1 .. r� i Attachment D- Master Plan I t _ �y L .ter- ZEE: -, It $ �• -xc,-r-v �-,.`P*. € � poi '� � � �' ' s L� �,_ _ •s s y .___ i _ I, i Tv iln / w ,__ _ - k - w.`a' tt*¢..=�:--•- ='cam �'. ;ff`'�iiyg�5-5-F][llit:� -_- T F- _ n t7 _ zx tea -� � �� �4 a,� =9 �0 11i _ c�. '�-. _ �` �r�_•., rs� y: o U' w 17 Ci O a s }� r o� Q 3 O o L�' L`:i o �O� � - 3AV QI�Y17,F� l_,, � �•-�'tii N z r R G�i c a 3 z Lg I .'` 3rttl S�duklr? Kd 9l YLF FLOL [ .•Vuy,d Yil9YWYl9Rtb9, F) .2WItd tll v9LndVm:N i I i Attachment E- Applicant Request Request for Rezoning Campus Garage is requesting the existing lots at 102 Hyland Avenue and 116 Hylland Avenue to be rezoned from the existing zone of Residential High Density (RH) to Neighborhood Commercial (NC). The existing use at 102 Hyland will not change and the empty lot at 116 Hyland will become a parking lot for use by the property at 102 Hyland. The two parcel will be combined via a plat of survey under single ownership. I i 4 Pi _ xc 47 yyy� Y ^ a pd P xs (j a' yx j �u V. LINCOLN LINCOLN WAIF ""-LINCOL'N WAYS RIy1 ' WOOD S7 e a � - z EUJ ok_y The site currently sits adjacent to Residential High Density(RH)on the north,east and west sides with Campustown Service Center(CSC) on the south, The property owner met with City Staff in July 2023 to discuss options for rezoning to allow for lot consolidation and improvements related to their existing auto repair business. During those discussions the owner indicated that he would like to seek a way to improve the site and comply with zoning site standards of the Ames Municipal Code, The owners Indicated to City Staff that they want to continue their businesses for the foreseeable future and potentially Invest in site Improvements for the long-term use of the site. They do not anticipate selling the site for redevelopment in the near future. Consistency with dimes Plan 2040. Currently,the underlying.land use designation at 102&.116 Hyland Avenue in the Ames 2040 Comprehensive Plan is.Urban Corridor Urban Corridor(UQ is a new land use designation created at the time of adoption of Plan 2040. (Sae Attachment A -Map) For the most part, the UC designation is focused on intensifying use in relation to a multimodal corridor, supporting housing and mixed use.Other interests are also described for enhancements to the area..(See Attachment 13-flan Excerpt.)This site was also discussed within the Lincoln Way Corridor iPlan as an opportunity site for aesthetic improvements to the corridor and for mixed use development,which Is partially the basis for the UC designation within Plan 2040. The.UC.Designation is a new concept of Plan 2040 and does not have a readily Identifiable Implementing zoning dstrkA as part of the current 'Zoning Ordinance.The Implementation Chapter includes an action to create new zoning standards related to commercial zoning districts, including the UC, but commercial zoning changes have not yet been prioritized for implementation.The only current zoning district related to UC is the Overlay-Lincoln Mixed Use (0-LMU), which addresses allowances for adding housing to sites with commercial uses and some design attributes oriented.towards Lincoln Way, The Overlay does not change the underlying base zoning use standards and does not resolve the property owners'interests. The current use does not fit the expected vision for the area due to its older site layout and type of use as a vehicle seruire facility.The commercial site has been zoned residential since 2000 and the vehicle repair facility has been noneonforrrting-since that time.The vacant lot has,been residentially zoned for decades and previously included a rental.dwelling house that was demolished in 7008.A vehicle service repair facility Is mostly commonly found In the.-Highway Oriented Commercial(HOC)and the General Industrial zoning districts. Rezoning a site to HOC would fft.allthe owners'Interests to expand theircommercial use.Although the use provides services to the general area and broader community, it is considered a low-intensity use compared to opportunities for infili development along Lincol n Way.These are reasons for the current UC land use designation and the older RH zoning for the site. T.is is also why applying HOC zoning to this site has questionable consistency with Ames Plan 2040, With the lack of clarlty regarding zoning options for the.site If It is not maintained as RH,City Staff has prepared a range of options for City CounclI to consIde r in response to the owners'request and presented these to Clty Council at the September 12,2023 Council Meeting.These options addressed Issues related to zoning for'the print:ipaI use as well as site Improvements that would Improve the aesthetic of the site. Ultimately City Council provided direction to Staff for Option 4 shown below. Option 4-Determine a rezoning to Neighborhood commercial for Expansion of a Non-Conforming Use and Site Improvements implements Plant 2040 Policies Relying on the current Zoning Ordinance options without a Plan 2040 amendment, there is a hybrid approach of combining commercial zoning site standards and non-conforming uses within the Neighborhood Commercial base zoning.Staff believes the Neii liborhood Commercial(NC)zoning district would fit the intent of the UC designation as an implementing zoning district with its allowed mix of housing and commercial use allowances and design standards. I,lowever, auto repair N not a permitted use in the zoning district, but It would adjust the nonconforming expansion allowances compared to RH zoning. Rezoning the site to NC would be very similar to Option 3 for expansion of a nonconforming use, but it would allow for more paving on 116 North Hyland Avenue than under RH zoning since there is not a front yard parking prohibition.The main vehicle service facility use would remain nonronfortning,but additional � � i � � site Improvements could occur via Special Use Permit. Other hyuLuns of the site wmuld Still be nonconforming as they are in RH,such as parking in front of the building along Uncoln Way. This would maintain the Vehicle 3em4oem Facility use as nonconforming use but shift the property tVe mnmmon;|m| zoning designation that does not require land use amendment as NC is a compatible use wIth mx|gdngcommerdo| and residential land uses across the C|ty� NC zoning also allows for mixed use development which remains in line with the vision of the Urban Corridor for future redevelopment options. The parking along Lincoln Way and Hyland would still be nonconforming between the front facades of the building and the street, but a future parking lot expansion to the north would not be between fnzntYapade and the building otherwise and would allow for more improvements than would be allowed under RH as a nonconforming use expansion. Incremental Lincoln Way improvements would still bmdesirable. The property owner could directly apply for NCrezoning, no action by City Council would be needed to amend Ames Plan 2040. A Master Plan could sdU be required with the NC rezoning and improving the frontage along Lincoln Way could be required in conjunction with adding parking and storage to the 116 N Hyland site, With this option,City Council would make a motion indicating It would consider a rezoning application by the property owner without requiring a Plan 2D4O map amendment. t I Attachment F- Urban Corridor Goals & Guidelines Ames Plan 2040 P L A iV -._C to L;;t`. C.F:-1 A'T H 6 I..9 N rl U`a F. i I ' Urban Corridor i » Major stra'toglearterlaIcorridors,initially.onLincoln + Potential for denser redevetopmant With more APPLICABLE EXISTING ZONING CATEGORIES Way but pbtebtially extending to avenues,mixed- efficient site design.ieuso of unnecessary parking, a 0-LMU Lincoln Way Mixed Usu overlay Dlstrlctas use avenues,boulevards,and thorough fares. infillingof left-over sites. a pattern for other corridors Connect regional,.community,and nolghborhood a Dorn inant commercial uses but may include residentiai mixed-gse nodes. and sometimes maker and service uses.Older lower- » Auto-d'omlirated public environment and typical density residential can bvin poor condition. develop)naatpattern,emphasizing visible parking + Different communityroles and business mixes,with androad access.Typically Include CyRideservice. high publlcvlsibility. GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS » Increase di varsity ofusesalongmajor corridors and + Manage street access andincreas'eparkingeffIciency a Complete corridor development plansusingthe rocogbizethoirpotentiolasmixed-use urban districts. byconsolidating access points,interconnecting LincoinWaymodel for Other candidate corridors.Re- » Encourage positive evolutianof corridors through parkinglots,anddsharingconvnonaccesspoints. evaluate parking requirements and design standards, appilcatlionofCorrldorUr ban Ism principles:respect + Incerporatemedium-andhigh-densilyresidential » Craatea new mixed-usourbon corridor zoning baseor forpastclevelopment patterns and existing use onunderused sites,unnecessary parking areas, overlay district,reflecting permitteduses.and. businesses:increasing the number of people living and gaps along corridors,IncludingLlncolaWay. revised standards. along appropriate corridors;capitalizingon » Re-purp use aging andoutdatedbulldings. + Improve accommodat1ons.for trans it users onkey opportunities prose nted by oversized panting lots, routes,with shelters/stations,arrival info rma Lion, vacancies,:and underusedsitesrimproving + M4yrequire specific development plans that establish bicycle parking,andothoramenities. transportation function for all modes;and enhancing intensity and denslty ranges for different contexts. the streetenvlrooment. a Reinvest intha public street env Iran mont. + Increaseconnec#Ivit. andim rove accommodation . Improve pedestrian connections from public domain to Organize corridors increasingly as"districts'with increase tiva nectivi tionmadroveaccomes or accommodation business entrances. common theming,promotion,and maintenance. for4n Consider development Incentives.fordevelopment projertsconsistent with specific corridorplans. -j d A M S F L f y[s Q � � '-.Y� �.