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Home My WebLink AboutA002 - department report CITY OF AMES DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT TO THE PLANNING AND ZONING COMMISSION PREPARED: MARCH 2, 1977 MEETING DATE: MARCH 11, 1977 CASE NO. : Z 77-3. APPLICANTS: Don W. Stewart and Margaret V. Stewart. REQUESTED ACTION: Rezoning from A-1 (Agricultural) to R-1 (Single Family Dwelling) . REASON FOR REQUEST: "The real estate has been farmed by applicants since their purchase of it in 1955. The West 625 feet of real estate (measured from the center of Section 23) lies within the assessment boundary of the 1976 Sewer and Water Program No. 1 of the City of Ames and the proposed assessment on said West 625 feet is $7,708.50. Applicants must be able to develop the property for residential use or sell said property for residential development or the special assessment thereon will be confiscatory." LOCATION: The south side of Ken Maril Road, from South Duff Avenue one- half mile east. LEGAL DESCRIPTION: The North 200 feet of the Southeast Quarter (SE4) of Section 23, Township 83 North, Range 24 West of the 5th P.M. , in Story County, Iowa. SIZE: Approximately 12.1 acres. EXISTING LAND USE: Agriculture. SURROUNDING LAND USE AND ZONING: North - Low density residential - R-1. South - Agriculture - A-1 (County) . East - Agriculture - A-1 (County) . West - Agriculture and Airport - A-1 (City and County) . LAND USE POLICY PLAN: This property lies at the extent of the Urban Service Area and the Urban Service Expansion Area on the adopted Land Use Policy Plan Map. As has been indicated by the applicants, utility service for this area has been partially installed in the recently annexed Teagarden Area to the north. Further service will be provided in the future through anticipated development in the Southdale Area. The exact nature and extent of future development in this area depends to some extent on the service capability of these utilities beyond the area of the rezon- ing request. As the Policy Plan text states: "The lines between the three areas are not absolute. They are necessarily abstract and flexible due to the location and exten- sion of utilities and the potential effects of other factors on the growth sequence." -2- In this case, the City will be faced with determining the exact loca- tion of the extent of the Urban Service Expansion Area. ZONING HISTORY: The property has been zoned A-1 since its annexation to the City January 1, 1976. PUBLIC UTILITIES: a. A 6-inch water line has recently been installed in Ken Maril Road from South Duff Avenue approximately 3/8 of a mile east. b. An 8-inch sanitary sewer line has recently been installed in Ken Maril Road between South Duff Avenue and Emerald Drive. Sanitary sewer east of Emerald Drive is scheduled to be constructed when the system further "downstream" is completed for Southdale Third Addition. c. Ken Maril Road will be paved in the future through property owner request. All of the above mentioned installations are being paid for through special assessment or developer cost. TRANSPORTATION: The property fronts on Ken Maril Road and thereby has im- mediate access to South Duff Avenue. Access to Kate Mitchell School exists presently and will be improved through further development in the Southdale Area. PHYSICAL CHARACTERISTICS: The property, and the larger parcel of which it is a part, can be characterized as having rolling topography. The drainage is generally to the northeast. ANALYSIS: As was mentioned above, this is a situation where the extent of the Urban Service Expansion Area must be more definitely defined and the potential for development of various types evaluated. Quite rea- sonably, the owner of the property feels that some use must be made of the property which will be served by utility extensions in order to justify the resulting assessment. However, the Department is not convinced that R-1 zoning of this particular land at this time is necessary or appropriate. There are several reasons for this. It has not been determined what possibilities exist for other land in the area. The potential service areas of the utility extensions have not been examined from a land use planning standpoint. The presence of the Municipal Airport and the clear and approach zones over a portion of the property present numer- ous questions concerning appropriate land uses, structure location, structure design, and noise impact. All of these issues deserve at- tention before a zoning decision should be made. . ' •-3- It is true that a low density residential development may seem appro- priate when one considers the existing and proposed uses to the north. However, other questions must be examined before it will be known just where and how such development should take place. The Department wish- es to make a study of the area, similar to others which have been done or are underway, with particular attention to the following: 1. The service capability of existing and proposed utilities. 2. Coordination with the Airport Master Planning Process. 3. A successful transition from existing residential uses to future uses, of whatever type, which are consistent with the Airport and its location and layout. 4. Utilization of the Aeronautics Division of the Iowa Depart- ment of Transportation in estimating present and future noise levels as a measure of proper locations for future land uses, particularly residential uses. Thus, the proper zoning decisions may be made at a time suitable for utilization of utilities as they are installed. RECOMMENDATION: The Department recommends that the Commission table the request and request a 90-day extension on the referral from the City Council to allow a rational and comprehensive recommendation to be developed by the Department and Commission. This should not unnec- essarily burden the property owner, as most of the property is not presently served by utilities. The portion which is served is the most critical with respect to the Airport, and thus strongly demands this type of analysis. dw �EZONING REQUEST FROM: A-1 TO; •.R-1 ., HEARING DATE: March 11, 1977 N- PETITIONER: Don W. and Margaret V. Stewart 7� �lli�■d■�/ REZONING REQUEST AREA LOCATION: South side of Ken Maril Road, LEGAL PROTEST AREA from South Duff Avenue 1i mile —--' east. ZONING DISTRICT LINE CITY LIMITS LINE . e A_ iz i e 14 RArE F1 i. li. 16r SCm C CI , --'j'a'- -J • 1 _ 15 14 •f f0 —.-._ �� ....�_�1 � •�°1 ISM 7 �i`o art o4Rd n' c - .\ 1 617 N D V. 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