HomeMy WebLinkAboutA002 - department report CITY OF AMES
DEPARTMENT OF COMMUNITY DEVELOPMENT
REPORT TO THE PLANNING & ZONING COMMISSION
PREPARED: May 30, 1978
MEETING DATE: June 7, 1978
ZONING CASE NO. : Z 78-8
APPLICANT: Donald L. Smith, attorney
STATUS OF APPLICANT: Attorney for Harold J. Nichols, owner
REQUESTED ACTION: To rezone property from A-1 (agricultural ) to C-2 (commercial )
PURPOSE FOR REQUEST (as stated by Applicant):
"Tract lies adjacent to an existing C-2 zone and its highest and best use is
for commercial use-"
LOCATION: South of 16th Street right-of-way and north of Highway 30 right-of-way,
1/8 mile west of Kellogg Avenue.
SIZE: Approximately 40 acres.
XISTING LAND USE: Agricultural
SURROUNDING LAND USE & ZONING:
North: Open Space/Agricultural (A-1)
South: Open Space/Agricultural (I-1) and Route 30 bypass
East: Commercial Development (C-2)
West: Open Space/Agricultural/Mobile Home park 1/4 mile west (C-3 & A-1)
FINDINGS:
Land Use Policy Plan
The Land Use Policy Plan designates this property as suitable for commercial
development.
Policy Statement C1-7: That commercial act�vity be encouraged to develop adjacent
to major interchanges where traffic arteries will allow for adequate ingress and
egress. Commercial development at these locations should 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-Uti'li ties
Water -- 12" line along South 16ith Street from Duff Avenue to the east
side of the property lime.
Sanitary Sewer -- 8" line along South 16th Street to the east side of the property
line. This line will be extended west along S. 16th Street this
year.
Storm Sewer -- There are no storm sewer lines within the area.
Other --
Transportation
Access to the property is provided off South 16th Street, a two-lane street
which provides a connection between Duff Avenue and Elwood Drive. Existing
development along S. 16th Street is limited to the south side of the street
near both Duff Avenue and Riverside Drive. Consequently, traffic volumes
generated along this route are relativjely low. South 16th Street from Old
Orchard Mobile Home Park east to the eastern edge of the property is scheduled
for paving in fiscal year 1979-80. Altraffic signal is scheduled for installa-
tion at S. Duff and S. 16th Street thils fiscal year which should relieve traf-
fic conflicts at this intersection. Tn addition, the intersection alignment
of South Duff and U. S. 30 is to be improved this year.
South 16th Street is nearly flat so that access to and from the property
should not pose any problems with respect to visibility.
Physical Characteristics
Vegetation -- Vegetation consists of grass cover and trees , which are
located along fence rows.
Terrain -- Flat to gently rolling.
Drainage -- Generally to the northwest and west.
Soils -- See attached sheet and Analysis: 4.
Flooding -- The subject property 'is not located within the flood plain.
ANALYSIS:
1. As noted, the property has been designated as suitable for commercial
development by the Land Use Policy Plan. In addition, the land to the
north has also been designated for commercial development. The property
to the west is zoned commercial and there is commercial development to
the east.
2. Access to the property and the surrounding street network will be ade-
quate to carry traffic generated by commercial development, particularly
with the improvements (traffic signal and intersection alignment) to the
intersection of S. 16th Street and South Duff Avenue.
3. The southeast portion of the subject property falls within the clear zone
of the northeast-southwest runway of the airport. Based on a slope ratio
of 20 to 1, which is used to determine maximum structure height within
the clear zone, the maximum structure height for this portion of the
property would be 87' . Since the maximum building height allowed in the
C-2 zone is 100 feet or 9 stories, structures in the area could conceivably
be in conflict with the maximumistructure height established for the clear
zone.
It should also be noted that a new airport study is presently being
prepared which will establish restrictions on such things as structure
height in areas adjacent to thelairport. Although such restrictions
would certainly affect height limitations on the subject property, the
airport study and resulting zoning requirements will not be adopted
for at least one year.
4. Soils information generally indicates that the subject property has
limited capabilities for agricultural purposes with only a fraction
of the site considered prime ag 'lland (259 Biscay clay loam, CSR 77) .
That same information indicates ,that the soils have moderate to slight
limitations for industrial and Commercial development. The soils are
more suitable for urban development than for continued agricultural
activity.
RECOMMENDATION:
The Department of Community Development recommends that the subject property
be rezoned C-3 for the following reasons:
1. The uses allowed in the C-3 district are the same as those allowed in
the C-2 district (the district requested by the applicant) . 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, which
would fall within the maximum height limitations for buildings upon the
property as a result of its proximity to the airport.
2. The Land Use Policy Plan designates this area as suitable for commercial
development.
3. The subject property is presently within the corporate limits and adjacent
to properties presently zoned commercially and partially developed.
Utilities will be available to the site this year and S. 16th Street will
'be paved within the next two yers.
FROM: A-1 TO: c-2
REZONING REQUEST
HEARING DATE: dune 7, 1978
NORTH
PETITIONER: Donald L. Smith, attorney for Harold Nic s
jpI, REZONING REQUEST AREA
LOCATION: South of 16th Street ri ght-of-way and m = mLEGAL PROTEST AREA
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