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HomeMy WebLinkAboutA001 - Commission Action Form dated May 1, 2024 ITEM#: 9 DATE: 5/V24 COMMISSION ACTION FORM SUBJECT. TEXT AMENDMENT TO ALLOW MIXED-USE RESIDENTIAL DEVELOPMENT WITHIN THE HUB ACTIVITY AREA OF THE RESEARCH PARK INNOVATION DISTRICT ZONING DISTRICT (IOWA STATE RESEARCH PARK) BACKGROUND: On February 27, 2024, the Ames City Council initiated a text amendment at the request of the Iowa State University Research Park(ISURP) to add household living as an allowed use within the Research Park Innovation District (RI) Zoning District as mixed-use. The amendment is limited to permitting apartments primarily on upper floors and in conjunction with commercial or office spaces in the Hub Activity Area based upon the approved Master Plan. The current RI zoning for the third phase of the ISURP does not allow residential uses. The intent of the applicant is to facilitate mixed-use development within the current Hub area in the ISURP along Collaboration Way. Specifically, mixed-use development is planned for two sites-1705 and 1726 Collaboration Place (see Attachment A). The full text of the Zoning Text Amendment is included in Attachment B. Research Park Innovation District (RI) Zoning District The RI zone is distinguished from typical industrial zoning districts by focusing on research and development facilities, related office uses, and supportive commercial uses in a Hub area. These uses are supported by design elements creating a people-centered collaborative environment, including in the ISURP the central natural area of the Tedesco Environmental Learning Corridor (TELC), a County Park. Also unique to the RI District is the use of a Master Plan to identify a Hub Activity Area, Public Space Areas, which include general open space areas and TELC in the ISURP, and Research Industrial Areas for research, development, and office facilities typical of a research park. AttachmentA is the Master Plan for the ISURP showing these areas. Other industrial areas in the City are not master planned, A Hub Activity Area is an area of concentrated commercial uses providing support services and retail uses for the surrounding businesses and their employees. The Hub Activity Area has modified use allowances for retail sales and service, restaurants, and recreation trade that are not permitted in the broader Research Industrial Areas. It also has modified zoning standards compared to the remainder of the ISURP focused on concentrating development with a strong connection to the abutting streets. This includes a 20 foot-maximum building setback, a 2-story minimum height requirement, and an 1 allowance for off-site parking. Additionally, there are design guidelines to address site design in the Hub Area and as it related to the general character of the ISURP. The stated purposes of the RI Zoning District are: (a) Allow for mixing of use and interaction of people to foster a collaborative environment (b) Create a node of activity around the Hub of 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 (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. Request The RI District was established in 2015 to support the expansion of the ISURP. At that time, residential uses were not included in part to see how the development of the ISURP progressed and in part due to the City's use of Tax Increment Financing (TIF) and RISE Grant limitations. The TIF and RISE Grant use limitations no longer apply. The Research Park staff believes cultivating a live, work, play environment within the Hub Area would be supported by their interests in residential development at this time. The full request from the applicant is included in Attachment C. They maintain that building more commercial with mixed-use above is beneficial to the purpose of the RI District. Ames Plan 2040 identifies the purpose of Employment designations as serving the business needs of the community. Incompatible uses are generally discouraged so as to preserve industrial land for the unique needs of industrial users. The Research Park staff believes that residential use can be compatible with other industrial uses as they (ISURP) are the property owner/developer. They can address compatibility issues through their future marketing and siting of industrial businesses in the area. While this may be true, City staff believes the downside to allowing residential uses within the Research Park and the Hub area may be a more limited range of potential industrial users because the proximity to residential uses could affect their business operations. A second concern with any mixed-use request is the impact on the primary purpose and uses within a zoning district (for the Hub Activity Area in RI, supportive commercial uses) due to the site design necessary to accommodate housing. The Research Park staff also 2 believes they can still deliver commercial space in the Hub as originally intended along with housing. PROPOSED ORDINANCE: Staff has prepared a draft ordinance in response to the application submitted by the ISURP. The proposed text amendment is narrowly defined to limit residential uses to those in the Hub Activity Area and above first-floor commercial or office uses. The developer requests that a small percentage of the first floor also be allowed to have residential units to more easily meet building code requirements for distribution of accessible units within an apartment building. The City addresses the issue of minimum commercial space differently in each zone that allows mixed-use development. Staff proposes a continued priority for commercial space within the Hub Activity Area through a standard that 90% of the building's first-floor area must be occupied by trade or office use(s) in order to permit household living in the remainder of the building. The most common small-scale mixed-use buildings (3 stories or less) seen in Ames are roughly 7,000 to 12,000 square feet. For a 12,000- square-foot building, the proposed requirement would result in 10,800 square feet of commercial or office space and up to 1,200 square feet of space for a dwelling unit. An ' exception of 1 ,000 square feet of household living could be allowed, regardless of overall size if a mixed-use building is smaller than 10,000 square feet. The intent of this standard is twofold. The first being to guarantee a substantial amount of commercial square footage in a development project, regardless of location on a site. This approach does not dictate a certain amount of square footage or building size, just that what is built is primarily commercial on the first floor. Secondly, the design requirements of the Hub Area support commercial space along streets and having this space at ground level will be beneficial to the design intent. Other proposed design guidelines for depth and height of commercial spaces and glazing to ensure the buildings have a more commercial character than residential design are also proposed towards this end. For design compatibility of additional accessory structures for covered parking that may result from mixed-use development, accessory structures are proposed to be required to be located away from pedestrian areas and behind the principal buildings. This provision currently applies only to equipment and mechanical areas and does not address accessory structures. Due to the variability of uses and design considerations in the ISURP, a mixed-use development will require a Major Site Development Plan (SDP) approved by City Council rather than administrative staff approval of a Minor Site Development Plan. This is also the approval process required for mixed uses in the Lincoln Way Mixed Use Overlay District (O-LMU) and Downtown Service Center (DSC) District. The Major SDP 3 allows for public hearings with the Planning and Zoning Commission and City Council for consideration of a proposed design as meeting the intent of the design requirements and its compatibility with the surrounding commercial, open space, and industrial uses. Additionally, Ames Plan 2040 indicates that allowing residential uses within Employment areas generally presents compatibility issues for residents and/or industrial business operations. It encourages the use of landscape buffers to reduce conflicts. A provision is included in the proposed ordinance that screening for the benefit of residential mixed-use buildings of storage and equipment areas is provided in addition to the existing provision for the screening of these areas for the benefit of trails and streets. Ensuring that mixed-use development is compatible with and does not detract from these other core uses is also included in the proposed text amendment as a site design guideline. ALTERNATIVES: 1. Recommend that the City Council amend the Research Park (RI) Zoning District to permit Mixed-Use Development in the Hub Activity Area as presented in Attachment B. 2. Recommend that the CityCouncil amend the Research Park (RI) Zoning District ) to permit Mixed-Use Development in the Hub Activity Area, but modify the proposed standards. 3. Recommend that the City Council take no action to amend the Research Park (RI) Zoning District to permit Mixed-Use Development in the Hub Activity Area. PLANNING AND HOUSING DEPARTMENT RECOMMENDATION: Staff's main concerns in allowing household living in the RI Zone are issues of compatibility with industrial development targeted for the zone and decreasing the available commercial space that supports business uses in the District as a result of residential development. The proposed ordinance addresses the concerns about compatibility by allowing residential uses in a building with only commercial (trade) or office uses and exclusively in the Hub Area, which is for the most part set away from the primary industrial sites of the Park. It further requires that residential uses do not detract from industrial or other uses. However, there still may be future adjacent industrial uses, and the presence of residential development may discourage these users or cause nuisances for residents. Regarding the concerns about commercial space, the proposed ordinance limits residential development to primarily upper floors and ensures a certain area of commercial space be provided below. 4 With the two remaining sites in the Hub Area that are planned for mixed-use development, there is approximately 8 acres of developable land. This means there is potential for significant amount of commercial square footage for these two sites. Even with the provision that requires 90% of a building's first-floor area be dedicated to commercial and office uses, staff estimates there is a tradeoff of space and there will be a loss of potential commercial area on a project site. Staff estimates allowing mixed-use development may result in a loss of the opportunity for additional commercial or office floor area that would have typically resulted from a site being developed solely for these uses. This displacement is due to residential parking occupying more site area than parking that supports office or commercial uses, i Despite these issues, the ISURP has indicated that adding residential uses will benefit the overall collaborative environment and activity in the Hub area, the sites can be designed to be compatible with the intent of area, and they can manage potential compatibility issues between uses. The approval required of a Major Site Development Plan by the City Council provides an opportunity for review and consideration of site conditions and the relationship to the surroundings. This process provides the strongest basis for supporting an allowance for mixed-use developments. Therefore, it is the recommendation of the Planning and Housing Department to support Alternative #1. i I i 5 ..im��..,.�, ro�o,=•w. BuueBu�Buo .i,...xw•�S;�.`..'K �a o oainv.ai•v«w X��V „�i'iy+:�;:'m..�ryr.�.v�.,x b r '" t°vi;•ew +»wsnne """��4.. '�' nvv nvsvw +vnwW�� nnzod a �!'&4IM Af ;L SkilW S��kb W / i a� \ LU LU V,ce ISO-- W �r I �J �- 7 ow I ATTACHMENT B Staff proposes the following changes to the Zoning Ordinance. The text to be added is underlined and in red. Sec. 29.903. "RI" RESEARCH PARK INNOVATION DISTRICT (1) Purpose, This District supports 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; 4 (b).Create a node of activity, including arm commercial services and limited mixed-use residential development, 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 i 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. (2) Permitted Uses. The R1 Zoning District is to be established by the City Council through i the requirements of 29,l 507. Hub Activity Area uses may only be allowed for properties that are consistent with a City Council approved master plan accompanying a rezoning j request.A Hub Activity Area means an area of concentrated commercial uses providing support services intended primarily to provide service,a*4 retail, and, in some situations, tlae addition of mixed-.Use residential uses supportive of the surrounding businesses and their employees. The uses permitted in the RI Zone are set forth in Table 29.903(2) below: Table 29.903(2) RI Zone Uses APPROVAL APPROVAL USE CATEGORY STATUS REQUIRED AUTHORITY RESIDENTIAL USES Group Living N -- - Household Living N -- HOwehold Living,Mixed-Use Development lai;Y,in combination SDP Maior 4J�Councii Located within HUB Activity Area with a permitted trade or ace use(s)that occupies at least 90%of the bulding's rog und" floor area. APPROVAL APPROVAL, USE CATEGORY STATUS REQUIRED AUTHORITY Short-term Lodgings Y,except Bed & SDP Minor Staff Breakfast Establishment,Vacation Lodging OFFICE USES Y SDP Minor Stall' TRADE USES Retail Sales and Services—General N - Retail Sales and Services-General-Located Y SDP Mina• Staff within Hub Activity Area Retail Trade-Automotive,etc. N -- -- Restaurant-Located within Hub Activity Y SDP Minor Staff Area-no drive throughs Entertainment,Restaurant,Recreation Trade- N -- -- { Outside Hub Activity Area Small Production Facility Y SPII ZBA Recreation Trade-Within Hub Activity Area Y SDP Minor Staff Wholesale Trade N -- - INDUSTRIAL USES Research and Development Facilities and Y SDP Minor Staff Laboratories Manufacturing and Processing-all uses Y SDP Minor Staff except concrete batching and asphalt mixing; lumber and wood products manufacturing; manufactured homes and prefabricated structures manufacturing;printing and publishing;and rock crushing and screening Warehouse and freight Handling N INSTITUTIONAL USES i Colleges and Universities N -- - j Public Facilities and Services Y SDP Minor Staff Social Service Providers N - Medical Centers N - Parks and Open Areas(as designated in a Y SDP Minor Staff i Master Plan) Religious Institutions N - - Schools N -- - TRANSPORTATION, COMMUNICATIONS AND UTILITY USES Passenger Terminals Y SDP Minor Staff Basic Utilities-outside of the Hub Activity Y SDP Major City Council Area Commercial Parking Y SDP Minor Staff Personal Wireless Communication Facilities Y Article 13 -- Radio and TV Broadcast Facilities Y SDP Minor Staff Rail Line and Utility Corridors Y SDP Minor Staff Railroad Yards N -- -- MISCELLANEOUS USES 8 i i APPROVAL APPROVAL USE CATEGORY STATi;S REQUIRED AUTHORITY Commercial Outdoor Recreation N -- -- Child Day Care Facilities Y SDP Minor Staff j Detention Facilities N -- -- Major Event Entertainment N -- - Vehicle Service Facilities N -- I Vehicle Repair N - I Y = Yes: permitted as indicated by required approval. N = No: prohibited SP = Special Use Permit required: See Section 29.1503 SDP Minor — Site Development Plan Minor: See Section 29.1502(3) SDP Major = Site Development Plan Major: See Section 29.1502(4) ZBA = Zoning Board of Adjustment (3) Zone Development Standards. The zone development standards applicable in the PI Zone are set forth in Table 29.902(3) below: Table 29. 29.903(3) Development Standards DEVELOPMENT STANDARDS -RPI ZONE Maximum FAR .35 for areas outside of HUB Activity Area/No limit within HUB Activity Area Minimum Lot Area One Acre Minimum Lot Frontage 100 ft. Minimum Building Setbacks: Street Lot Line University Ave 30 ft. Street Lot Line 10 ft. Side Lot Line 10 ft. Rear Lot Line 10 ft. Lot Line Abutting a 50 ft. Residential Zoned Lot Maximum Building Setbacks in I-iub 20 ft. Activity Area for Principal Facade, excepting central common area Landscaping in Setbacks Abutting an R 20 ft, with High Screen, See Section 29.403 Zoned Lot Maximum Impervious Surface Coverage 70% Minimum Landscaped Area 20% Maximum Height 100 ft. Minimum Height Hub Activity Area, except 2-Stories accessory structures 9 DEVELOPMENT STANDARDS RPI ZONE Parking Allowed Between Buildings and Yes Streets Parking Location Parking within the public right-of-way may count toward required on-site parking in the Hub Activity Area for an adjacent individual site as approved with a site development plan. Parking must be setback a minimum of 20 feet from a street lot line. Drive-Through Facilities Permitted No Outdoor Display Permitted No Outdoor Storage Permitted-not between Yes, See Section 29.405; Screened per Section building and the street 29.403(1)(c) Trucks and Equipment Permitted Yes f f (4) Site Development Plan Requirements. € (a) In addition to Site Development Plan submittals, a Use Analysis Report shall be prepared by the applicant that shows the following: (i) Approximate number of employees; (ii) Approximate utility needs and effect upon existing systems,e.g., projected water demand (Gallons Per Minute or Gallons Per Day),waste water generation(Gallons Per Day+Chemical oxygen Demand or Biochemical oxygen Demand), electricity demand (Kilowatts), storm water increase(Cubic Feet Per Second), solid waste generation (tons); (iii)Possible nuisance factors and means for alleviating those factors, such as noise, odor, smoke, dust, fumes, vibration,or heat; and (iv)Uses with a substantial inventory of hazardous materials, as regulated by the Ames Fire Department, shall be sited away from residential uses across University Boulevard. 1 (b) No Site Development Plan approval will be issued for any use in the RI District if the determination is made by the approving authority exercising independent judgment,that there is reason to believe that the proposed use or structure, as presented by the application, will create a nuisance in terms of diminished air quality, smoke, noise, toxic matter, odor, vibration, glare,sewage waste, water quality, street system capacity, heat or other condition detrimental to the public health and safety or reasonable use, enjoyment and value of other properties; or diminish the quality or quantity of any utility service presently provided by the City. Furthermore, no approval or permit shall be issued unless there is compliance with all other applicable City, state, and federal regulations. { 10 (5) Design Guidelines (a) The goal is to create a development that acknowledges its natural surroundings, develops a human scale, and provides innovative contemporary architectural designs which harmonize with the environment, express individuality and promote worker health, wellness and productivity. Site Plan approvals must be found to conform to site development standards and the design guidelines.Design guidelines are to be applied with discretion by the Planning and Housing Director to promote consistency with the intent of the District and to adapt to individual f site needs. E E (b) Site Design Guidelines ` (i) Use site design to locate buildings and site improvements in manner that is fsupportive of the pedestrian environment. (ii)Coordinate building and parking in manner that is supportive of a transition to trails and pedestrian areas. (iii)Extend walkways to both public streets and trail system. (iv)Coordinate shared access points for lots to reduce driveway intersections along bike and pedestrian facilities. M.Looate.support areas such as mechanical areas storage-areas and accesso� structures away from pedestrian areas and behind the principal building. (ri)Ens ure mixed-use developments do not detract from, and are compatible j ;with;the.surrounding commercial,open space, and industrial uses. I (vii) Multi-building sites shall emphasize building.orientation within the Hub Area to the street or to.a publicly accessible open space. (c) Landscape Design Guidelines I (i) Use landscape design to support sustainable site features, such as stormwater treatment and parking lot shading, (ii) Locate landscape areas in a manner which is complementary to adjacent Open sea Master Plan-designated Public Space areas in types of vegetation and planting. (iii)Incorporate.vegetation that.provides for screening of storage and equipment areas from trails and streets and.mixed-use developments. (iv)Use landscape design to enhance pedestrian environments with shading of sidewalks and creating visual interest with art, trellis,gathering spaces, and interesting vegetation. (d) Architectural Design Guidelines (i) Identify and accentuate main building entrances with architectural elements or projections. (ii)Utilize high levels of glazing to identify areas of activity and interest for customers, employees, and public. Prefer location of office and other active uses at street sides of buildings to provide support for building identity and interest. 11 (iii)Building massing should distinguish building components through variations in height, building relief, and exterior materials. (iv)The architectural design guidelines are not mandatory for accessory structures. (v) Mixed Use development shall emphasize commercial space configurations and features over residential development features. This includes features i,uch.as a 12-foot:minimum_floor tia`ceilinp-heights,comrriercial depths And tenant spaces suitable for a broad.range of uses, space for outdoor patios, and high levels of gluing, i f� i i a I i i i ! 4 { i E 3 I i i 12 j ATTACHMENT C I lOWA SENFE UNIV RSUN ResearchPARK April V1,2024 { To:Department of Planning.City(if Aries r From:Rick Sanders,President,Iowa Staite Research nark r Rei Zoning Text Amendment llenr Flanrling.&11OLISing Director, I The Iowa State Research hark(ISURP)is stt'bmelttingaa Toning textamendment to add I household apartment style living to the Rl Zoning District Nub Activity Area.The E current zoning in chapter 29.903 perinits:short terni housing but doesn`t allow ljouseholti apartment style livlitg.The proposed ordinance language for i consider;atlan would permit this style of living as a residential use in the Hub Activity Area shown on table 29.903(2). ISURP bel over this text amendment request renwaitts consistent with Antes 2040 contpreliensive loan.This proposed amendment allows ISURP to cond nut to develop res+ea.rch industrial spaces,Mille:supporting tile neighboring residential land use nuip.Should the zoning text amendment receive Council approval.,i.SU Rh lAnns to acld additional commorclal/industrial office space for research park style tetl.ants on the first floor with second floor and above executive,accessible apartments.This request Impacts two Undeveloped lots In the I luh Activity Area, which are located at 1705 Collaboration Place and 17.26 Collaboration Place, i s r Sincerely, /R.1ti SatadBrS pr;O 60010 13