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CITY OF ANTES
DEPARTMENT OF COMMUNITY DEVELOPMENT
REPORT TO THE PLANNING & ZONING COMMISSION
PREPARED: OCTOBER 259 1977
MEETING DATE: NOVEMBER 2, 1977
CASE NUMBER: Z 77-10
APPLICANT: Midwest Mutual Insurance Company
STATUS OF APPLI C.A.NT: Owner
REQUESTED ACTION: Rezoning request from A-1 (Agricultural) to I-1 (Light
Industrial)
PURPOSE: "For development" (Purpose as stated by applicant.)
LOCATION: Northwest quadrant of the intersection of Interstate 35 and U. S.
#30, south of King City Mobile Home Park. (See attached map for
exact location. )
SIZE: 72. 0 acres
EXISTING LAND USE: Agricultural purposes and storage of earth-moving equipment.
SURROUNDING LAND USE AND ZONTING:
North -- Residential (mobile home park)/R-5
South -- Agricultural & Commercial/C-3
East -- Agricultural/(County zoning designation)
West -- Agricultural/A-1
LA.\'D USE POLICY PLAN: The Land Use Policy Plan designates this property for
industrial development.
ZONING HISTORY: Although there have been two proposed developments for the property
which would have required a zoning change (one in August, 1972, and one in February,
1974) , neither of these have been pursued. The area has been zoned A-1 since annexa-
tion to the City.
PUBLIC UTILITIES: Both sanitary sewer service (12" line) and water service (14" line)
exist in Dayton Avenue.
TRANSPORTATION: The property fronts on Dayton Avenue, an unpaved, low-volume arterial
which connects Lincoln Way and U. S. #30. Dayton Avenue is scheduled for paving during
fiscal year 1979-80 according to the 1978-83 Capital Improvements Plan.
.Adequate access to the site is provided from Dayton Avenue. However, since the type
of industrial development that will occur on the property is unknown, potential
vehicular generation cannot be determined at this time.
Any development in the area and paving of Dayton Avenue will result in an increase
in industrial-related traffic utilizing U. S. #30 and Dayton Avenue. The increased
traffic volumes will eventually necessitate the signalization of this intersection.
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PHYSICAL, CHARACTERISTICS: The subject parcel is relatively flat, except for the
northeast section which slopes toward the middle of the site. The land is used
for agricultural purposes with the exception of a heavy earth-moving equipment
storage area located in the northwest corner of the property. Vegetation is
restricted to annual crops and minimal tree coverage.
The property presently collects significant amounts of water, particularly
from the embankment of Interstate 35. The property was originally in the
flood plain; however, Dayton Avenue was later upgraded to serve as a dike and
provisions were made to dispose of storm water from this area in the event of
development.
A.NALYS I S:
(1) The Land Use Policy Plan has designated this property as being suitable
for industrial development, more specifically:
Policy Statement 11-3
"That adequate land be designated, through the Land Use Policy Plan
of the Comprehensive Plan, for future industrial development. The
primary industrial growth areas should be in the eastern and southern
areas of the City. These areas are served by adequate railroad and
highwav routes. The south side location is also served by the Ames
Municipal Airport."
Of major advantage is the property's proximity to U. S. #30 and Interstate
35.
(2) Public utility lines along Dayton Avenue are adequate to serve industrial
uses since they were designed in anticipation of industrial development in
the area.
(3) Although storm water drainage would have to be specifically dealt with at
the time of actual development of the property, the construction of the
Dayton Avenue embankment has moved the area out of the flood plain and
made it less vulnerable to damage due to flooding.
(4) The only apparent conflict of the proposed industrial zone with existing
surrounding land use is its location with respect to King City Mobile
Home Park on the north. The R-5 tract of land was annexed to the City
in February, 1972, at the request of the owner to extend City utilities
to the mobile home park. According to a staff report dated April 7, 1972:
"The Comprehensive Plan designates the area as industrial, and the
mobile home park is a residential use of land. If the applicant was
in the initial stages of proposing such a development, he would be
discouraged because of the conflicting uses of land. However, through
annexation, the City has inherited a partially built mobile home park,
and it appears that the City will have to make the most of it, in that
it is a pre-existing use of land."
R CONN]NDATIONS: It is recommended that the Planning and Zoning Commission approve
the zoning request for the property from A-1 to I-1 for the following reasons:
1. The area has been designated for industrial development by the current
Land Use Policy Plan.
2. I-1 uses are specifically designated to accommodate business and industrial
uses which do not create excessive noise, smell, dust or similar problems
J +
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and at the same time demand truck traffic, use extensive outdoor
storage and use extensive warehousing.
The location of this property with respect to the surrounding area
and its proximity to the interstate make it a reasonable area for
light industrial development.
The Commission should recommend that the staff and the developer identify
potential functional and aesthetic conflicts which may exist between the
mobile home park and industrial development on the subject parcel. Efforts
should be made to minimize those conflicts through proper site planning
including location of structures and parking lots and by the use of buffers
to alleviate the negative impacts associated with industrial development.
pr
FROM. A" 1 TO: I- I
REZONING REQUEST FROM:
HEARING DATE: 11/2/77 _
NORTH
PETITIONER: Midwest Mutual Insurance Company
� = �REZONING REQUEST AREA
LOCATION: Northwest quadrant of intersection of IM M M LEGAL PROTEST AREA
Interstate 35 and U. S. #30, south of ZONING DISTRICT LINE
King City Mobile Home Park
•,-.rrrr�r CITY LIMITS LINE
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I
'6G9 1276.y ^
Cr.R� LINE I,
I
R-5
A
Q- 1
C-3