HomeMy WebLinkAboutA003 - Council Action Form dated May 28, 2024 ITEM#: 45
DATE: 05-28-24
DEPT: P&H
COUNCIL 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 in the form of mixed-use development. The current RI
zoning, which applies to the Third Phase or southern-most portion of the ISURP, does not allow
residential uses. The proposed amendment is limited to permitting apartments primarily on
upper floors and in conjunction with commercial or office spaces in the Hub Activity Area of the
RI District.
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.Additional housing development has occurred to the west of University
Boulevard in correlation to the increased employment opportunities of the ISURP.
The intent of the applicant is to facilitate mixed-use development within the current Hub Activity Area
in the ISURP along Collaboration Way. The Hub Activity area has specific site design standards and is
the only area where commercial uses are allowed, distinguishing it from the rest of the ISURP.
Specifically, mixed-use development is being requested for two sites in the Hub Activity Area-
1705 and 1726 Collaboration Place (see attached Master Plan for the Third Phase of the ISURP
for a map of locations). The applicant's text amendment application letter is attached. Also note that
to the north of the Hub Area, the applicant is also in process of considering a Land Use Map
Amendment to Residential from Industrial to support apartment development at the intersection
of Cottonwood and University.
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 (TELL), 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. The attached Master Plan for
the ISURP shows these planned areas. Other industrial areas in the City are not master-planned
and typically individual subdivided without coordination of overall uses.
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Ames Plan 2040 Future Land Use Map designates the ISURP as Employment (see attachment). Land
to the west outside of the ISURP is designated as mixed use commercial and residential. Plan 2040
further 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.
Given the RI District's focus on industrial users, one key element for consideration of the
amendment is ensuring that it does not impact the desirability of industrial land in the area. The
City has invested a substantial amount TIF into the extension of infrastructure to support job
growth in this area. City staff believes there is a potential downside to allowing residential uses
within the Research Park and the Hub area that creates a more limited range of potential
industrial users because the proximity to residential uses could affect their business operations.
Some industrial users are concerned about adjacent uses while others are not.
In response to this concern, the Research Park staff believes that a 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.
Adding mixed use can increase efficiency of use on a lot, but it can also impact the commercial
uses targeted for development on a site. Accommodating housing can reduce the amount of site
area that supports commercial development, largely due to residential parking occupying more
site. The Research Park staff believes they can still deliver commercial space in the Hub as
originally intended along with housing and that cultivating a live, work, play environment within
the Hub Area would be supported by their interests in residential development at this time. They
maintain that building more commercial with mixed-use above is beneficial to the purpose of the
RI District.
In support of the Research Park staff s belief that a mixed-use element is an important part of its
environment, the Ames Plan 2040 Future Land Use Map includes a Neighborhood Commercial - Mixed
Use node across University Boulevard from the ISURP. (See the attached Future Land Use Map
Attachment) This designation is meant to serve adjacent neighborhoods' commercial service needs, like
the Neighborhood Core designation, but with a residential element that has a high level of connectivity
with the commercial areas. Also adjacent are several residentially designated properties, including the
Wessex Apartments and an area to the south designated for future low-density residential development.
Staff believes that the concept of mixed-use development fits with the goals for the applicant.
However, the question presented by the requested text amendment is if the location of mixed-use
development within the RI District and Hub Activity Area is appropriate to their overall expected
industrial development of the ISURP.
PROPOSED ORDINANCE:
The proposed text amendment is narrowly defined to limit residential uses to the current Hub Activity
Area. The residential use must be primarily above first-floor commercial or office uses. The developer
is requesting 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.
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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. Staff
review of existing development indicates that the most common small-scale mixed-use buildings (3
stories or less) seen in Ames are roughly 7,000 to 12,000 square feet on the ground floor. For a 12,000-
square-foot ground floor, 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 residential use on the ground floor. It should be
noted that nothing in the proposed text amendment requires residential uses in the Hub Activity
Area.
The intent of the proposed amendment 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. 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 NEW REQUIREMENTS;
• Minimum depth, height of commercial spaces, and glazing have been added to the proposed
amendment to ensure the buildings have a more commercial character than residential
design.
• 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 of
the RI District 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.
• A provision is included that requires screening for the benefit of residential mixed-use
buildings of storage and equipment areas be provided in addition to the existing provision
for the screening of these areas for the benefit of trails and streets.
• A provision that requires the City Council to find that the proposed mixed-use development
is compatible with, and does not detract from,these other uses.
The full text of the proposed amendment is attached.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed the proposed amendment at its May 1, 2024, meeting.
No notice of the P&Z meeting item was required, except posting of the agenda.
The Commission's lengthy discussion focused on compatibility issues between industrial and residential
users and the displacement of commercial space in the Hub Activity Area. However, the Commission
also recognized the desirability of housing to serve the ISURP for those who work in the Research Park
and need to provide more housing options for ISURP employees. The applicant spoke at the meeting in
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support of their project and describing their intent for the area. No members of the public spoke at the
meeting.
The Commission voted (4-2) to recommend the City Council amend the Research Park (RI)
Zoning District to permit Mixed-Use Development in the Hub Activity Area as recommended by
the City staff.
ALTERNATIVES:
1. Approve the first reading of a text amendment to the Research Park(RI) Zoning District to permit
Mixed-Use Development in the Hub Activity Area as shown in the attached ordinance.
2. Approve the first reading a text amendment with alternative language suggested by the City
Council.
3. Do not approve the proposed text amendment.
4. Request additional information from staff.
CITY MANAGER'S RECOMMENDED ACTION:
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 Activity 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.
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 believes 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.
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 City Manager that the City Council adopt Alternative #1, as
described above.
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ATTACHMENT(S):
Master Plan.pdf
Applicant's Request
Ames Plan 2040 Future Land Use Map
DRAFT zoning text amendment for limited mixed-use residential in RI zone.pdf
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ISU RESEARCH PARK PHASE III MASTER PLAN
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RESEARCH PARK PHASE III
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IOWA STATE UNIVERSITY
ResearchPARK
April 9th, 2024
To: Department of Planning, City of Ames
From: Rick Sanders, President, Iowa State Research Park
Re: Zoning Text Amendment
Dear Planning&Housing Director,
The Iowa State Research Park (ISURP) is submitting a zoning text amendment to add
household apartment style living to the RI Zoning District Hub Activity Area.The
current zoning in chapter 29.903 permits short term housing but doesn't allow
household apartment style living.The proposed ordinance language for
consideration would permit this style of living as a residential use in the Hub
Activity Area shown on table 29.903(2).
ISURP believes this text amendment request remains consistent with Ames 2040
comprehensive plan.This proposed amendment allows ISURP to continue to
develop research industrial spaces,while supporting the neighboring residential
land use map. Should the zoning text amendment receive Council approval, ISURP
plans to add additional commercial/industrial office space for research park style
tenants on the first floor with second floor and above executive, accessible
apartments. This request impacts two undeveloped lots in the Hub Activity Area,
which are located at 1705 Collaboration Place and 1726 Collaboration Place.
Sincerely,
Rick Sanders
1805 Collaboration
Suite 1250
Ames, IA 50010
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A
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL
CODE OF THE CITY OF AMES, IOWA, BY
AMENDING SECTION 29.903 AND TABLE 29.903(2)
THEREOF, FOR THE PURPOSE OF ALLOWING
FOR LIMITED MIXED-USE RESIDENTIAL
DEVELOPMENT IN "RI" RESEARCH PARK
INNOVATION DISTRICT REPEALING ANY AND
ALL ORDINANCES OR PARTS OF ORDINANCES
IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; AND ESTABLISHING AN EFFECTIVE
DATE.
BE IT ENACTED, by the City Council for the City of Ames, Iowa, that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is
hereby amended by amending Section 29.903 and corresponding Table 29.903(2) as follows:
"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;
(b) Create a node of activity, including 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 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 RI Zoning District is to be established by the City
Council through the requirements of 29.1507. Hub Activity Area uses may only be
allowed for properties that are consistent with a City Council approved master plan
accompanying a rezoning request. A Hub Activity Area means an area of concentrated
commercial uses providing support services intended primarily to provide service and retail
uses supportive of the surrounding businesses and their employees. Limited mixed-use
residential may be permitted in a Hub Activity Area with City Council approval.
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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
*** *** *** ***
Household Living,Mixed-Use Development N Yin SDP Major City Council
Located within Hub Activity Area connection with
a permitted trade
or office use(s)
that occupies at
least 90%of the
buildiniz's
ground-floor
area.
(b) Site Design Guidelines
(i) Use site design to locate buildings and site improvement
in manner that is supportive 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.
(v) Locate support areas such as mechanical areas, and storage
areas, and accessory structures away from pedestrian areas and behind the principal
building.
NO Ensure mixed-use developments are compatible with, and do
not detract from, the surrounding commercial, open space, and industrial uses.
(vii) Multi-building sites within a Hub Activity Area shall
emphasize building orientation to the street or to a publicly accessible open space.
(c) Landscape Design Guidelines
(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 opene Master Plan-designated Public Spaces 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
as street sides of buildings to provide support for building identity and interest.
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(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
such as first-floor 12-foot minimum floor to ceiling heights, commercial depths, and tenant
spaces suitable for a broad range of uses, space for outdoor patios, and high levels of glazing.
***„
Section Two. All ordinances, or parts of ordinances, in conflict herewith are hereby
repealed to the extent of such conflict, if any.
Section Three. This ordinance shall be in full force and effect from and after its passage
and publication as required by law.
Passed this day of , 2024.
Renee Hall, City Clerk John A. Haila, Mayor
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