HomeMy WebLinkAboutA001 - Council Action Form dated November 26, 2024ITEM #:29
DATE:11-26-24
DEPT:P&H
SUBJECT:AMES PLAN 2040 FUTURE LAND USE MAP DESIGNATION AMENDMENT
FROM EMPLOYMENT TO RESIDENTIAL NEIGHBORHOOD-3 (RN-3) FOR
3200 AND 3300 UNIVERSITY BOULEVARD
COUNCIL ACTION FORM
BACKGROUND:
The subject properties are on the east side of University Boulevard at the Cottonwood Road roundabout
in the Iowa State University Research Park, south of the Workiva headquarters and addressed as 3200
and 3300 University Boulevard. The lots are adjacent to, and north and west of, Tedesco Environmental
Learning Corridor park. The lot at 3200 is a 6.0-acre flag lot with frontage at the Cottonwood Road
roundabout and borders Tedesco along the south and the rear (east) (Attachment A). The lot at 3300 is
2.06 acres and has frontage along University Boulevard and borders Tedesco to the side and rear. It
should be noted that shared access between the lots is planned that also includes an easement across the
Story County Tedesco parcel.
Both proposed development lots were platted with the ISU Research Park Phase III and initially owned
by ISU Research Park. The Tedesco parcel was also created as part of ISU Research Park Phase III and
transferred by ISU Research Park to Story County for the park. ISU Research Park recently sold 3200
and 3300 to the applicant, Hunziker Construction Services, Inc.
City Council initiated the applicant's request to consider an amendment to a residential land use
designation on February 24th. At that meeting, Council required that the developer hold an
outreach meeting and that a concurrent rezoning as a Planned Unit Development be required to
have full understanding of the intent for development of the sites. A separate PUD rezoning item
is on the same agenda.
On June 27th, staff and agents from the Research Park and the now owner, Hunziker, met with
neighbors and a representative of the Story County Conservation Board, which owns the Tedesco
Environmental Learning Corridor. Hunziker presented the site plan for the south property and discussed
the future of the north lot. Staff mailed invitations to surrounding property owners and stakeholders and
placed signs at the three entrances to the park, alerting the public to the upcoming zoning action. There
was interest in the details of the sites, landscaping, questions regarding the boundaries of the park, and
the trees on the 3200 University site.
Staff and the applicant/owner have agreed that there will be a subsequent outreach meeting for the north
lot (3200) at the time that the PUD and related Major Site Development Plan are proposed.
AMES PLAN 2040:
The Plan provides the basis for specific goals and policies for issues of growth, land use, environment,
parks and open space, housing, community character; which for many issues is embodied in the Future
Land Use Map of the city, which guides zoning. An amendment to the Plan, including the Future Land
Use Map, requires consideration of pertinent goals and policies as described within the Implementation
Chapter (Attachment H) including resources needed to serve the change, relationship to projected
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population and employment needs, community character and compatibility, and potential cumulative
effects of changes. The applicant identifies consistency with the Plan as part of Attachment I.
The Research Park was established in 1987 to provide space for science and technology research,
including startups and entrepreneurial enterprises. The Research Park has grown steadily over the years
and has gradually expanded south to Phase III. In the Ames Plan 2040 FLUM, the Research Park,
including the subject lots, is designated "Employment", reflecting the current status and intended use
(Attachment B). The City has applied Research Park Innovation District (RI) zoning with a master plan
to Phase III of the Research Park. The ISURP Master Plan includes the 2-acre site as part of the Hub
Area where commercial or industrial uses are allowed, but the larger site is not part of the Hub
designation. Tedesco Park is shown as open space in the Master Plan.
The ISU Research Park partnered with Hunziker Companies with their initial request to initiate a
change in February 2024. The Research Park and Hunziker felt that there was both a need for rental
housing close to the employment center of the Research Park, and that the subject lots were awkwardly
sized and with a smaller area than desirable for the commercial uses found in the Research Park. The
Research Park believes that adding housing near their employment base is beneficial to the
overall development goals of the Research Park and the change of these sites does not impact the
prime industrial areas for development. In their statement, they believe the site is well suited to
meeting housing needs of the community despite the change of land from Employment.
The property at 3200 is 6.0 acres; the property at 3300 is 2.06 acres. The lot at 3200 is a flat lot, which
limits visibility to development and means that any office building would be set back from the street
600 feet (the length of the "pole"). The "pole" of the 3200 lot is 100 feet wide; the bulk of the lot,
roughly 4.5 acres, is in the "flag". (The "flag" portion of the lot is behind the south Workiva parking
lot.) Most lots in the Research Park are roughly 3 acres or larger.
The applicant intends to develop the two parcels with rental units. Also on the agenda tonight is a
Rezoning for both properties and a Major Site Development Plan for the south lot (3300). The
property at 3300 is proposed to have 25 units. The north property will be developed later (a
Major Site Development Plan will be required) with a maximum of 74 units. The developments
will share an entrance off the traffic circle and the entrance to Tedesco will be reconfigured with
the input of the Story County Conservation Board (which operates the park).
FUTURE LAND USE:
The request is to change the future land use of both properties from "Employment" to "Residential
Neighborhood 3: Expansion" (RN-3). Residential uses currently are expressly prohibited in
Employment. The applicants are requesting RN-3 as the new land use designation (Attachment C).
Designation descriptions are part of Attachment D.
The requested zoning for both properties, contingent on the land use change, is the base zoning
district Floating Suburban - Residential Medium Density (FS-RM). This allows development
densities between 10 and 22 dwelling units per net acre. At Council's direction, the applicants are
also requesting a Planned Unit Development Overlay (O-PUD) to address the unique
developments proposed. Both the FS-RM base zone and the PUD are applicable zoning districts
for RN-3. This combined application provides clarity on the specific planned residential uses that
would result from a change of land use and rezoning.
The RN-3 category is primarily reflective on contemporary land uses with detached and attached
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dwellings, and smaller apartment buildings located in the expansion areas (such as those that have never
been developed and were recently annexed) (Attachment D). The designation, however, also calls for "
[f]lexible lot size design standards for diverse housing types". The proposed development is a mix of 16
apartments in two buildings and nine townhomes clustered in three groups, which fits the designation
and zoning.
Both subject lots abut the Tedesco Environmental Learning Corridor. The RN-3 designation calls for
trail connectivity along with an integration of community parks.
RN-3 calls for medium density development to have a minimum of 10 dwelling units per acre.
With 25 units on 2.06 acres, 3300 will have a density of 12.14 units per acre. The property at 3200,
with a maximum of 74 units on 6.0 acres, will have a density of 12.33 units per acre. Less density
can be permitted with the larger parcel at the time of development if there are set-asides for open
space since density is based upon net area for development.
The applicant believes that with the building types planned for the sites that they can be
compatible with the open space that abuts the site and the general urban character of the area as
the Research Park. Details of the design are part of the PUD process. The applicant also believes
the need for apartment housing is unmet with the current available land in the City. Although the
City has planned large areas for growth and infill with apartment housing, there is currently
limited availability for development and demand is growing.
In terms of general compatibility of residential with the surrounding employment uses, the site is
mostly set apart from immediately abutting uses. It is unlikely that any industrial operations
would create a disturbing environment for the site. The inverse issue is whether residential
activities would impact adjacent industrial operations. This issue was discussed in detail with the
recent changes that allow mixed-use development within the Hub area. The conclusion at that
time, based upon Research Park input, was their types of industries are selective about location
and would not likely have hazardous materials or have concerns about impacts to business
operations with sensitive receptors nearby, much like having housing located on the west side of
University Boulevard now.
Any proposed change to the Ames Plan 2040 Future Land Use Map includes examining the suitability
of infrastructure and the site for the proposed use. Infrastructure includes facilities such as sewer and
water capacity, storm drainage, and general circulation needs. As infill lots, both subject properties
are already served by all utilities (electric, water, wastewater); additionally, the street is
constructed and does not require extension. The sidewalks will be extended along University
Boulevard. Further details are discussed in the Rezoning and Major Site Development Plan
Council Action Form.
PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission considered the requested Future Land Us Map Amendment on
November 6th. Only four of the seven commissioners were present at the meeting. After a staff
presentation, the Commissioners discussed the appropriateness of having residential uses in the
Research Park in light of the fact that the research uses might involve processes, chemicals, or materials
which could be hazardous. After discussion of the compatibility of the use with current and future
Research Park uses, the Commission voted 3-1 in favor of the proposal. However, the vote is not an
official recommendation as the Commission requires 4 affirmative votes for a formal
recommendation.
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ALTERNATIVES:
1. City Council may approve the amendment to the Ames Plan 2040 Future Land Use Map,
changing the Future Land Use of the approximately 8.06 acres located on two lots at 3200 and
3300 University Boulevard from "Employment" to "Residential Neighborhood 3: Expansion"
(RN-3), as illustrated on Attachment C.
2. City Council may deny the requested amendment to the Ames Plan 2040 Future Land Use Map
for one or both of the lots identified on Attachment B and retain the Employment Designation.
3. Refer this request back to staff for more information.
CITY MANAGER'S RECOMMENDED ACTION:
While this property is currently part of the ISU Research Park, as discussed above, these lots are
abnormal for the area. There is nearby multifamily development just west of University Boulevard, less
than 600 feet away, on Cottonwood Road and Aurora Avenue. Additionally, the adjacent park helps to
make the parcels suited to multifamily by creating a non-industrial character for the area.
The proposed change satisfies the review criteria of Ames Plan 2040 and is supported by the
Principles of Ames Plan 2040 as identified in the Addendum, especially G3 and G4. The
concurrent PUD demonstrates how the development for the area is planned, and supports the
compatibility findings. The narrative in the Addendum demonstrates that there is a need for a
diversity of housing types and that the proposed units will be compatible with the current uses
surrounding the parcels. These two sites are not a significant loss of land for employment
uses. Therefore, it is the recommendation of the City Manager, that the Council act in accordance with
Alternative #1.
ATTACHMENT(S):
Addendum.pdf
Attachment A.pdf
Attachment B.pdf
Attachment C.pdf
Attachment D.pdf
Attachment E.pdf
Attachment F.pdf
Attachment G.pdf
Attachment H.pdf
Attachment I.pdf
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ADDENDUM
Ames Plan 2040 Policies
Land use is the central element of the comprehensive plan because it establishes the
overall mix and configuration of uses for the city. According to Ames Plan 2040,
Employment uses include both “general industrial areas and large-scale employment
centers that are part of planned business[es] or [the] ISU Research Park”. The uses
include those research and development activities in the ISU Research Park.
Employment is generally intended for larger blocks and large sites.
Residential Neighborhood 3: Expansion (RN-3) is intended for suburban residential
development on undeveloped land. While the category is aimed primarily at detached,
single-family developments, the category specifically encourages medium-density
apartment developments.
Ames Plan 2040 includes Guiding Principles for Growth of the City (Attachment E).
Guiding Principles 3 and 4 are particularly relevant:
G3: Infill that Enhances Urban Fabric. Ames will take advantage of existing infill sites
within the existing urbanized area to increase both the efficiency and quality of its built
environment. … it requires an assessment of community needs and character of the
surrounding area to guide planning and policy decisions on specific changes.”
G4: Quality Urban Experience. The City endeavors to provide urban and suburban
experiences that suit a variety of interests. All new development areas will be supportive
of a healthy and safe urban environment to be enjoyed by all residents. New growth will
include a planned diverse m ix of housing and include or provide good access to trails,
public parks and open space, services, and commercial development. Quality of design,
including building architecture and relationships to its surrounding, along with
improvements to the public realm, are key components of an urban experience and
attractiveness of suburban locations.
Staff also reviewed Guiding Principles for Land Use (Attachment F). LU2, LUC3, and LU4
are particularly relevant:
LU2: Compatibility with Flexibility. Ames land use pattern should minimize conflicts
between adjacent land uses. Some land uses are inherently incompatible and should be
separated. In other cases, a variety of design techniques where different uses and
intensities meet can reduce incompatibilities and more successfully integrate different
uses into a cohesive city environment. Homogeneous building form and uses are not
necessarily the goal of the Plan. Guidelines should provide developers with reasonable
flexibility and room for innovation.
LU3: Residential Density and Diversity. New residential development in Ames will
achieve densities sufficient to use infrastructure efficiently, support neighborhood
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services, minimize adverse effects on the environment, and provide residents with a
quality urban environment. As an inclusive community, Ames will encourage diverse
housing types and price points neighborhood services, neighborhood services, that serve
the needs of a range of demographic and economic groups. These principles help shape
land use categories that are intended to principally implement land use.
LU4: Vital, Convenient Mixed Uses. Ames will encourage a compatible mix of uses to
create more active, interesting, and efficient city environments, while providing residents
convenient access to neighborhood commercial services and other vital community
facilities.
Ames will take advantage of infill sites within the existing urbanized area to increase both
the efficiency and quality of its urban environment (Attachment G):
G3-1. Identify infill properties and areas within the existing built -up area, focusing on sites
that are 1) vacant and buildable; 2) underutilized or sporadically developed…
G3-2. Coordinate infill development with the capacity of existing infrastructure.
G3-3. …Use prevailing density as the guide for redevelopment….
The proposed change is supported by the Principles of Ames Plan 2040.
Review Considerations
Ames Plan 2040 anticipates that the maps and the plan are a living document and will
need to be amended from time to time. The following are selected criteria provided in the
Plan (Attachment H).
Relationship of the proposal to projected population and employment needs and
the corresponding land use types and areas identified to serve these needs by the
Future Land Use Map.
The ISU Research Park encompasses almost 300 acres, including 40 acres of the
Tedesco Environmental Learning Corridor. The proposed lots account for approximately
8 acres of that total. Staff does not anticipate that the conversion of Research Park
property for residential use will have an appreciable effect on the availability of
commercial land or serve as a detriment to local employment.
The change from Employment to RN-3 will, however, facilitate the need to have housing
close to jobs. The two subject lots are within an easy walk or a short drive to hundreds of
jobs. The new apartments will complement the existing multifamily development nearby
and will add needed capacity to Ames’ housing stock.
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Community character enhancements that bolster the image of the community and
promote a defined area with a sense of place and compatibility with its
surroundings.
The Major Site Development Plan for this project is discussed on another agenda item.
The site plan has been prepared with the adjacent park in mind and the design is sensitive
to this beloved community asset.
Cumulative impacts of a proposed change taken into consideration with other
proposed or reasonably anticipated changes.
While the proposed project will reduce the amount of commercial land, the overall total
will decrease by less than 3%. The lots are already served by water, wastewater,
electricity, and other utilities. The road is already constructed. New sidewalks will be
installed with the development along the east side of University Boulevard. Capacity for
development at this location has already been factored into the existing infrastructure.
The entrance to Tedesco will be modified to accommodate the new, shared driveway off
the traffic circle that will serve both lots.
Notification
Prior to this meeting in accordance with the notification requirements of Chapter 29, public
notice was mailed to all property owners within 200 feet of the subject property. In
addition, a noticing sign was placed on the property.
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Attachment A
Aerial & Location Map
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Attachment B
Ames Plan 2040, Existing Future Land Use Map
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Attachment C
Ames Plan 2040, Proposed Future Land Use Map
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Attachment D
Ames Plan 2040 (excerpt)
Employment & Residential Neighborhood 3: Expansion
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Attachment E
Ames Plan 2040 (excerpt)
Growth Guiding Principles
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Attachment F
Ames Plan 2040 (excerpt)
Land Use Guiding Principles
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Attachment G
Ames Plan 2040 (excerpt)
Infill Policies
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Attachment H
Ames Plan 2040 Amendment Process
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Attachment I
Applicant Narrative
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