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HomeMy WebLinkAboutA004 - Department report CITY OF AMES DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT TO THE PLANNING AND OZNING COMMISSION PREPARED: JANUARY 4, 1977 MEETING DATE: JANUARY 14, 1977 CASE NUMBER: A 77 1. APPLICANT: Charles Blabolil. REQUESTED ACTION: Rezoning from A-1 (Agricultural) to C-3 (Highway Commercial) . PURPOSE: "Indoor Recreation Facility." LOCATION: South 16th Street approximately one-half mile west of South Duff Avenue. The property is -600 feet wide and extends almost to the U. S. 30 right-of-way. (See attached map) SIZE: ±20 acres. EXISTING LAND USE: Presently used for agricultural purposes. SURROUNDING LAND USE AND ZONING: North - Agricultural - A-1. South - Agricultural - I-1. East - Agricultural and Commercial - A-1 and C-2. West - Agricultural and Mobile Home Park - A-1. (Please refer to attached Land Use Map for further detail) LAND USE POLICY PLAN: The Land Use Policy Plan designates this property as suitable for commercial development based on the following commercial goals and policies: GOAL NO. 1: To create opportunities for the expansion of business in appropriate areas while maintaining the usefulness and vitality of existing facilities. Polisx Statement 1-5: That adequate land be designated, through the U-nd Use Policy Flan of the Comprehensive Plan, for future commercial development. Such a designation will be based on the need created by future growth combined with efficient use and redevelopment of exist- ing commercial areas. This commercial development will take two basic forms: The first form will be community-oriented commercial areas which will service not only the community, but also surrounding areas. (in this particular case) The second form will be primarily neighborhood oriented, with uses such as grocery stores and small convenience retail stores. These neighborhood centers shall also be pedestrian and bicycle oriented so as to form an integral part of the total neighborhood unit. -2- Policy Statement 1-7: That commercial activity be encouraged to de- velop adjacent to major interchanges where traffic arteries will allow for adequate ingress and egress. Commercial development at these loca- tions shall not conflict with other existing or proposed development in the community. ZONING HISTORY: The subject property has been zoned A-1 since annexation prior to 1970. PUBLIC UTILITIES: a. South 16th Street is not scheduled for paving until requested by property owners and will be paid for by special assessment with some participation by the City for extra width. b. A 12" water line is scheduled for installation during the 78-79 fiscal year. At present the water line ends 4 mile east of the subject property. This line will be paid for through connection fees. c. An 8" sanitary sewer line is scheduled for installation during the 78-79 fiscal year. At present the sanitary line ends 4 mile east of the subject property. This line will be paid for through property assessment. TRANSPORTATION: The property fronts on South 16th Street, an arterial street, which affords adequate access from both the east and the west. Traffic conflicts at South 16th and South Duff will be relieved with installation of traffic control signals at that intersection during the 77-78 fiscal year. PHYSICAL CHARACTERISTICS: The site is gently rolling and drainage is general- ly to the northwest. There are some trees on the property which are located along fence rows. ANALYSIS: 1. This property has been designated for commercial development in the Land Use Policy Plan. 2. Commercial use of the property is a reasonable use because of existing uses to the east and the access afforded by South 16th Street to both the east and west sections of the community. 3. Utilities to the site will be adequate, but the timing of installation should be noted by the developer. 4. This is a more suitable site for a facility of this nature rather than the site previously selected by the developer. This area has been de- signated for commercial use whereas the previous site was designated for residential use in the Land Use Policy Plan. 5. The C-3 commercial district is referred to as the Highway Commercial District and uses allowed are the same as those allowed in the C-2 district. The difference between the two districts is basically height limitations and setbacks. C-3 would limit the structure height to 40 feet or three stories whereas C-2 permits structures of 100 feet or nine stories. -3- The subject property is in an area which will be covered by the Airport Zoning Ordinance if and when such an ordinance is adopted. The primary purpose of an airport zoning ordinance is to restrict the height and type of development. The subject property is in the transition zone and at the southeast corner of the property, the maximum building height is approximately 74 feet, based on slope ratio established. With the maximum allowable height of 40 feet in the C-3 zone, this structure will not conflict with a future airport zoning designation for the area. The commercial use is a use which would be permitted in an area covered by an airport zoning ordinance. 6. Development of this facility in the C-3 district removes the recommenda- tions placed on the development by the Zoning Board of Adjustment as a result of the request for a Special Use Permit. The developer should be encouraged to follow those recommendations particularly those dealing with landscaping. 7. The question will possibly arise as to why C-5 zoning is not appropriate for this. The chief reason that C-5 zoning is not considered appropriate for the subject property is that it does not satisfy purpose #1 as stated in the zoning ordinance. 11(1) Accommodate the fully planned and systematic development of relatively large tracts of previously undeveloped land for commercial uses when such tract is adjacent to developed residential areas." The subject property is approximately 660 feet east of old Orchard Mobile Home Park, which is a residential use. It is felt that the property be- tween the mobile home park and the subject property can serve as a trans- ition area both now in its natural state and later once it is developed. It is felt that the parcel between the mobile home park and the subject property would be appropriate for C-5 zoning classification. RECONH NDATIONS: It is recommended by the Community Development Department that the Planning and Zoning Commission recommend the subject property be rezoned C-3 for the following reasons: 1. Commercial use of the property is in conformity with the Land Use Policy Plan which has been adopted by the Planning and Zoning Commission. 2. Commercial development at this site will not be in conflict with existing or proposed uses in the area. 3. The C-3 district restricts building height to 40 feet which will not conflict with possible improvement of the northeast-southwest runway and establishment of an airport zoning ordinance. dw IL �(r v N II �r- i p i N a i _ 4 . S ` i � ^ I L i mw +. Et wo 6 lL