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Home My WebLink AboutA002 - Department report to Planning and Zoning Commission CITY OF AMES DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT TO THE PLANNING AND ZONING COMMISSION PREPARED: DECEMBER 6, 1976 MEETING DATE: DECEMBER 17, 1976 CASE NUMBER: Z 76 16. APPLICANT: Warren Israel. STATUS OF APPLICANT: Owner. REQUESTED ACTION: Rezoning request from A-1 (Agricultural) to I-1 (Light Industrial) . PURPOSE: "In order that the property may be properly used." LOCATION: South Duff Avenue south of Bourn's property. (See attached map for exact location.) SIZE: 37.02 acres. (Parcel A-35.37 acres, Parcel B-1.65 acres) EXISTING LAND USE: Presently used for agricultural purposes. SURROUNDING LAND USE AND ZONING: North - Agricultural and industrial - A-1 and I-1. South - Agricultural, residential, cemetery - A-1. East - Commercial and industrial - C-2 and I-1. West - Agricultural and Ames Municipal Airport - A-1. (Please refer to attached Land Use Map for further detail) LAND USE POLIC` PLAN: The Land Use Policy Plan designates this property as suitable for industrial development and for public acquisition for the airport. ZONING HISTORY: The subject property has been zoned A-1 since involuntary annexation to the City in 1975. PUBLIC UTILITIES: Water service is available and sanitary sewer service is scheduled for construction during the 1978-79 fiscal year. TRANSPORTATION: The property fronts on South Duff Avenue which provides adequate access for the site. Because no indication of type of in- dustrial development has been presented by the developers, potential vehicular generation cannot be determined at this time. It can be determined that any sizeable development will certainly create ad- ditional volumes on Duff Avenue during periods of peak traffic flow. It can be assumed that any increased volumes will be alleviated by the widening of Duff Avenue and the signalization of the intersection of Jewel Drive and Duff Avenue by the Iowa Department of Transportation. -2- PHYSICAL CHARACTERISTICS: The subject property is basically flat with a drainage course crossing the property generally from the southwest to the east. As was pointed out in the Oakwood/Airport Area Study, there are drainage problems east of Duff Avenue which will be further com- pounded by additional development west of Duff. That problem can be addressed at the time the planning requirements are submitted for de- velopment of this parcel. Parcel A - Vegetation consists of grasses and plants commonly found along a drainage course. Parcel B - Vegetation consists of a number of trees and grasses. AIRPORT STUDY: The Airport Master Plan, prepared in 1968, included a layout for future expansion of the airport. The expansion plan proposed that the primary runway would become the northeast-southwest runway and would require a 1,000 foot wide clear area. For that reason the Bourn's prop- erty, which was purchased from the City, has a west boundary line that lies approximately 600 feet east of the runway centerline and parallel to the runway. In order for that runway right-of-way to be maintained, the same clear area should be provided south of the Bourn's property. The western boundary line of the Bourn's property need not be continued per se, but the most westerly extent of the industrial zoning on the sub- ject property should not be closer than 500 feet to the runway centerline. Based on that determination, the westerly 350 feet of the subject parcel should remain A-1. The reason being that if airport expansion becomes a reality it would be less costly for the City to acquire agriculturally zoned land than industrially zoned land. Agricultural zoning would also restrict development so the use of the land would not be in conflict with airport use and development. Not zoning the westerly 350 feet should not cause a hardship for the prop- erty owner since he will receive just compensation if the airport does expand. if there is no expansion, he can return to the City Council and request that the area be rezoned industrially. ANALYSIS: 1. Industrial use of this land has been recommended in the Oakwood/ Airport Area Study and that Study was endorsed by the Planning and Zoning Comission. 2. Industrial use of the land is a reasonable use because of the access afforded by South Duff Avenue to U. S. 30 and Interstate 35 and also the ready access to the Ames Municipal Airport. Be- cause of the proximity to the Airport, the land is unsuitable for residential development. 3. Industrial use of the land will not place a burden on public utilities since the utilities serving the area have been de- signed in anticipation of industrial development in this area. -3- 4. The Commission has frequently referred to the availability of job opportunities close to residential areas so as to provide easy access and thus encourage pedestrian and bicycle traffic. Because of the proximity of this parcel to the residential area to the east, such alternate transportation possibilities will be available to anyone who wishes to take advantage of the situation. 5. Parcel B, the small parcel, does not appear to be suitable for industrial development because of its size and its non-contiguous relationship to Parcel A. It might be assumed that because of the size, this parcel may be commercially developed if it were rezoned at this time. That may result in a use which is not compatible with the Bourn's industrial development. It should be noted that the minimum land area requirement of the I-3 district is ten acres so that if Parcel B is rezoned industrially, it could not be rezoned I-3. That would result in the loss of development controls which is needed to guaran- tee compatible development in the area. The staff recommends that Parcel B remain A-1 until such time as Bourn's makes a determination as to the disposition of the southern portion of their property. If, in fact, Bourn's would at some future date wish to dispose of a portion of their property, Parcel B would become part of that property. The staff feels if Parcel B becomes part of a larger industrial development, a more preferable development will take place in the areas. Parcel B might also be suitable for future expansion of the nursery which is immediately to the south. RECMIENDATIONS: It is recommended that the Planning and Zoning Commission recommend I-3 zoning rather than I-1 for the following reasons: 1. I-3 zoning will provide a greater degree of control over the eventual development of the site. This zoning would afford controls similar to those now available in the C-5 zoning district. 2. The proximity of the site to the residential area, commonly referred to as Southdale, requires that special consideration be given to any development which takes place in this area. 3. The Bourn's plant and property immediately north is frequently cited as an excellent example of good industrial development. The I-3 district would provide the necessary controls to guaran- tee compatible development. 4. I-3 zoning would provide the necessary site plan review so as to . implement the recommendation made in the Oakwood/Airport Study as pertains to the drainage problems mentioned earlier in this report. 5. That the west 350 feet of Parcel A and all of Parcel B remain as A-1 based on the comments previously made in this report. dw REZONING REQUEST FROM: A-1 To: I'1 HEARING DATE: December 17, 1976 ^ORTH PETITIONER: Warren IsraeEMw IZ23REZONING REQUEST AREA LOCATION: On South Duff Avenue, ..�........�.. LEGAL PROTEST AREA south of Bourns property ZONING DISTRICT LINE CITY LIMITS LINE / \J d a AIRPORT ---� A-1 I-1 A-1 i L�REST F1 f ■ f � \ O RTV 40P ® j C.-2 . A-1 Moss j33 ilea SniEs ' N4TIDR4L 6J4RD a } i ❑ JEWEL o CITY OF •i[! _ Al L5