HomeMy WebLinkAboutA002 - Council Action Form dated November 14, 1995 • V� V
ITEM #: 3
DATE: 11/14/ 5
COUNCIL ACTION FORM
SUBJECT: PUBLIC HEARING TO CONSIDER THE REZONING OF 30.85 ACRES
OF LAND FROM A-1 (AGRICULTURAL, STORY COUNTY) TO G-C (GENERAL
COMMERCIAL), AND REZONING OF 9.10 ACRES OF LAND FROM G-1 (GENERAL
INDUSTRIAL) TO G-C (GENERAL COMMERCIAL), GENERALLY LOCATED
NORTHWEST OF THE INTERSECTION OF EAST 13TH STREET AND DAYTON
AVENUE.
ACTION FORM SUMMARY: This is a request to rezone 39.95 acres of land
generally located northwest of the intersection of East 13th Street and Dayton Avenue
for commercial development.
The Planning and Zoning Commission has no recommendation since their vote was a
3-3 tie on the request.
The staff believes the rezoning request is consistent with the Land Use Policy Plan
(LUPP) and recommends approval.
BACKGROUND:
The applicant is requesting that the City rezone 30.85 acres of land from A-1
(Agricultural, Story County) to G-C (General Commercial), and rezone 9.10 acres of
land from G-1 (General Industrial) to G-C (General Commercial), generally located
northwest of the intersection of East 13th Street and Dayton Avenue.
The proposed rezoning includes 39.95 acres of which 2.41 acres are public road
right-of-way.
A boundary survey and legal description are attached to this report.
The reason given by the applicant for the proposed rezoning is the belief that there is
a shortage of land zoned as G-C (General Commercial) in the community.
The 30.85 acres of land are currently outside the corporate limits. The 9.10 acres of
land are inside the corporate limits for the city of Ames.
A request for annexation of the subject property is being processed concurrently with
the request for rezoning.
ANALYSIS:
Zoning District. A portion of the subject property (30.85 acres) is presently located
outside the City of Ames corporate limits and is under the zoning jurisdiction of Story
County. The current zoning designation assigned to this property by Story County is
A-1 (Agricultural).
The remainder of the subject property (9.10 acres) is presently located inside the
corporate limits and is in a G-1 (General Industrial) zoning district. Both parcels are
proposed for rezoning to G-C (General Commercial).
Existing Land Use\Zoning.
PROPERTY LAND USE LUPP MAP ZONING
Subject Property Agricultural C (Commercial) A-1 (Agricultural) Story County
A-1 (Agricultural) Story County
G-1 (General Industrial)
North of Site Agricultural/Residential A (Agricultural) A-1 (Agricultural) Story County
East of Site National Veterinary P (Public/Institutional) A-1 (Agricultural) Story County
Services Laboratory
South of Site Agricultural I (Industrial) A-1 (Agricultural)
G-C (General Commercial)
West of Site Agricultural A (Agricultural) A-1 (Agricultural) Story County
O (Open Space)
Land Use Policy Plan (LUPP) Map. On September 26, 1995, the City Council
designated the subject property as C (Commercial) on the LUPP Map.
Land Use Policy Plan (LUPP). The following goals and policies of the Land Use
Policy Plan (LUPP) apply to this request for a map amendment:
A. GENERAL
A.1. GOAL:
To develop land use patterns which make possible a safe and pleasant
environment and enhance social and economic welfare.
A.1.1. Policy:
The physical development of land in Ames will be guided by the Land Use
Policy Plan. The Plan is formulated with attention to harmonious design,
natural/ecological features, transportation patterns, public utilities, and
economic viability.
2
A.2. GOAL:
To plan land use for present needs and in anticipation of future land use
needs which take into consideration a population of 53,000 by the year
2000.
A.2.2. Policy:
The evaluation of annexation proposals from the standpoint of
infrastructure availability will continue to be an important consideration.
City policy concerning extension of the infrastructure to only those areas
within the corporate limits will be continued.
• The Commission should encourage and/or recommend for approval
those developments to which utilities have been extended or can
easily be extended. Development involving expenditure of public
dollars for infrastructure improvement should be carefully analyzed on
a cost/benefit basis to determine the fiscal impact on the community.
C. COMMERCIAL
C.1. GOAL:
To create opportunities for the expansion of business in
appropriate areas while maintaining the usefulness and vitality
of existing commercial development.
C.1.4. Policy•
Adequate land will be designated for future community-oriented and
neighborhood-oriented commercial development.
C.1.5. Policy•
Commercial activity will be encouraged to develop adjacent to major
interchanges where traffic arterials will allow for safe ingress and egress.
G. NATURAL ECOLOGICAL SYSTEMS
G.1. GOAL:
To preserve the natural environment through the proper allocation of uses
of land to assist in maintaining an ecological balance between the activities
of man and the environment.
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G.1.1. Policy•
The natural character of stream slopes and valleys, areas of natural
beauty, and historical, geological and archeological sites of significance in
the Ames area will be preserved.
H. PRIME AGRICULTURAL LAND/REDEVELOPMENT
H.1. GOAL:
To develop a land use pattern that encourages the preservation of prime
agricultural land and redevelopment of appropriate existing urbanized
areas.
H.1.1. Policy•
Concentration of new urban development will be encouraged so as to
reduce the impact on prime agricultural land by minimizing the amount of
land to be converted to urban uses.
H.1.2. Policy•
Development of those areas within the Municipal Urban Service Area that
presently are not being utilized for urban uses will be encouraged.
H.1.3. Policy•
Land presently served by the existing infrastructure system will have
development priority over those areas not presently served.
J. ECONOMIC DEVELOPMENT
J.2. GOAL:
Maintain a healthy busine&s climate through the promotion of
local firms.
J.4.1. Policy•
Maximize the use of the existing arterial street system.
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Utilities. Existing utilities are adequate to serve the subject property.
Water:
• 14-inch water main along Dayton Avenue
• 12-inch water main along East 13th Street
Fire Department Response Time: The estimated Fire Department response
time is three (3) minutes. A five (5) minute response time is the maximum
desired response time. Three (,3) minutes is the maximum desired response
time for first aid.
Sanitary Sewer:
• 18-inch sanitary sewer main along Dayton Avenue
Note: No sanitary sewer rnains exist along East 13th Street adjacent
to the subject property. Sanitary sewer would be extended from
Dayton Avenue to serve the property along East 13th Street.
Electric: Electric service would be provided by the City of Ames. Existing
electric facilities are adequate to serve commercial development on the subject
property.
Access/Traffic Impact. East 13th Street and Dayton Avenue are both arterial streets.
Development of the subject property as commercial may require frontage roads along
East 13th Street and possibly along Dayton Avenue. It may also be necessary to
construct left-turn lanes at the intersection of East 13th Street and Dayton Avenue as
the property develops.
It will be necessary to conduct a traffic impact study prior to development of the
subject property to make these and other traffic impact determinations.
PLANNING AND ZONING COMMISSION COMMENTS:
The Planning and Zoning Commission reviewed this request at their meeting of
November 1 , 1995. The Planning and Zoning Commission has no recommendation
on the rezoning request since the vote of the Commission was a tie, three (3) votes in
favor of the rezoning and three (3) votes in opposition of the rezoning.
Commission members voting in favor of the request stated the following reasons for
supporting the rezoning:
1 . The recent land use designation of commercial indicates that it is the policy of
the City that this area should develop commercially.
2. The desire for more detailed plans about the development of the property should
not create an excuse for action on the request.
i
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Commission members voting in opposition of the request stated the following reasons:
1 . The rezoning process of the City does not provide for a greater level of detail to
be created by the property owner so the City has a more clear understanding of
what will result from the zoning de vision.
2. This area represents a sizeable �.rea for commercial development that has not
been reviewed by the Commission previously.
3. This area deserves special care fc r development since it is an important entry to
the city.
4. More study is needed with respec to traffic impact, possible traffic control and a
need to determine access points to the property.
STAFF COMMENTS:
Since the City Council has recently d asignated this area as being best suited for
commercial land use as part of the City's Land Use Policy Plan, City staff believes the
rezoning request is consistent with the cloals and policies of the Land Use Policy Plan
and recommends approval.
ALTERNATIVES:
1 . The City Council can approve the request to rezone 30.85 acres of land from A-
1 (Agricultural, Story County) to G-C (General Commercial) and rezone 9.10
acres of land from G-1 (General Industrial) to G-C (General Commercial),
generally located northwest of the intersection of East 13th Street and Dayton
Avenue with the following stipulatic n:
A. Annexation of the subject property must be complete prior to City Council
action on the request for rezcning.
2. The City Council can deny approval of the request to rezone 30.85 acres of land
from A-1 (Agricultural, Story Courty) to G-C (General Commercial) and rezone
9.10 acres of land from G-1 (General Industrial) to G-C (General Commercial),
generally located northwest of the intersection of East 13th Street and Dayton
Avenue.
3. The City Council can table this request and refer it back to City staff and/or the
applicant for additional information.
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MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City K/anager that the City Council adopt Alternative
#1. This will approve the request to rezone 30.85 acres of land from A-1 (Agricultural,
Story County) to G-C (General CommE rcial) and rezone 9.10 acres of land from G-1
(General Industrial) to G-C (General Commercial), generally located northwest of the
intersection of East 13th Street and Dayton Avenue. The City Council must
understand that annexation of the sukject property must be complete prior to City
Council action on the request for rezoniiig.
Attachment
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EXISTING LUIPP INFOCAD
C7 SUBJECT AREA, GIS MAP
Prepared October 23, 1995
P PUBLIC I IN DUSTRIAL by the Ames Department
A AGRICULTURAL C COMMERCIAL of Planning & Housing
O OPEN SPACE M MEDICAL
O
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A
—� EAST 13TH STREE
EMSTING LAND USE • AD
COMMERCIALSUBJECT AREA GIS MAP
Prepared October 23, 1995
Planningof & Housing
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