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HomeMy WebLinkAboutA001 - Council Action Form dated October 8, 1996 3 , ITEM#: C9 9 DATE: 10/08/96 COUNCIL ACTION FORM SUBJECT: REZONING OF 2.40 ACRES OF LAND, LOCATED AT 3308 EMERALD DRIVE, FROM R1-10 (LOW-DENSITY RESIDENTIAL) AND FROM R-3 (MEDIUM-DENSITY RESIDENTIAL) TO R-2(PUD). ACTION FORM SUMMARY: This is a request to rezone the subject property for development as a planned unit development for the construction of 22 patio homes (single-family attached units) on property located between Emerald Drive and Opal Drive, south of Jewel Drive. Approval of this request for rezoning is recommended. BACKGROUND: The applicants are requesting that the City rezone 2.40 acres of land from R1-10 (Low-Density Residential) and from R-3 (Medium-Density Residential) to R-2(PUD). Legal descriptions are attached to this report. The reason given by the applicant for the proposed rezoning is to have the zoning of the subject property conform with the type of development (single-family attached) proposed for this property. This area has recently been designated as an Urban Revitalization Area, which enables tax abatement to further the redevelopment policy objectives of the City for this area. ANALYSIS: Zoning District. The subject property was zoned as R-1 (Single-Family Residential) at the time of annexation in the late 1960's. Subsequently, the northern portion of the property was rezoned from R-1 to R-3 (Medium-Density Residential) in 1972. In 1980, the R-1 zoning district became the R1-10 (Low-Density Residential) district as a result of a change in the zoning district designations. Existing Land Use/Zoning. Property Land Use Land Use Policy Plan(1988 &1996) Zoning Subject Vacant 1988: RM (Residential: Medium-Density) R1-10 (Low-Density Residential) Property 1996: RL (Residential: Low-Density) R-3 (Medium-Density Res.) North of Vacant/ 1988: C (Commercial) R-3 (Medium-Density Res.) Site Multi-Family 1996: RH (Residential: High-Density) East of Single-Family/ 1988: RL(Residential: Low-Density) R1-10 (Low-Density Residential) Site Duplexes 1996: RL (Residential: Low-Density) R-2 (Low-Density Residential) South of Single-Family/ 1988: RL (Residential: Low-Density) R1-10 (Low-Density Residential) Site Duplexes 1996: RL(Residential: Low-Density) West of Vacant/ 1988: RM (Residential: Medium-Density) R1-10 (Low-Density Residential) Site Single-Family RL (Residential: Low-Density) R-3 (Medium-Density Res.) 1996: RL(Residential: Low-Density) Land Use Policy Plan. The following goals and policies from the Land Use Policy Plan (LUPP) apply to this rezoning request: A. GENERAL Community Priorities Encourage urban development to occur only within the corporate limits. • The proposed zoning applies to land located within the corporate limits. A.1. GOAL: To develop land use patterns which make possible a safe and pleasant environment and enhance social and economic welfare. • The proposed zoning is compatible with the established land use of surrounding properties. B. RESIDENTIAL Community Priorities Maintain and enhance the integrity and character of existing residential neighborhoods. • Two unit single-family attached dwellings are proposed. This type of land use is generally consistent with the existing residential neighborhood. 2 B.1. GOAL: To provide a wide choice of housing types and locations to serve the residential needs of the present and future populations. • The developers intend to construct 22 patio homes (single-family attached units). Construction of single-family attached units on this property will contribute toward the supply of housing for current and future residents of the community. This development will offer a housing type that represents an attractive alternative housing choice. B.1.1. Policy• The Land Use Policy Plan will serve as the basis to provide for functional new developments, conservation and preservation of existing neighborhoods and the rehabilitation and/or redevelopment of deteriorating areas. • Rezoning will enable the construction of a functional new development that will complete the redevelopment of a former deteriorating area. This area has recently been designated as a revitalization area. This rezoning will assist in the redevelopment of the area. B.1.2. Policy: New housing development will be located adjacent to existing development to better utilize existing public facilities and to ensure the orderly growth of the community. • The subject property is adjacent to existing residential development and can be served by public utilities adjacent to the property. It is likely that additional sanitary sewer infrastructure will be installed to lessen the expense of street repair if existing sewer mains were used. B.2. GOAL: To effectively link all residential neighborhoods to a transportation network which is safe, efficient and convenient. • The subject property will be linked to the community's transportation network by Jewel Drive which connects with South Duff Avenue. 3 Proposed 1996 Land Use Policy Plan. The following portions of the proposed LUPP apply to this rezoning request: GOAL NO. 1. "...to plan for and manage growth within the context of the community's capacity and preferences," and "...to manage its growth so that it is more sustainable, predictable and assures quality of life." • Utility capacity exists adjacent to this property to serve the proposed development. The proposed PUD will enable home ownership in this area, which will serve to better sustain the Jewel Park area. Objective 1.C. "...a population base of 60,000 - 62,000 ...is targeted within the City." • A total of 22 dwelling units are proposed. With an average household size of 2.29 persons, the increase in Ames' population would be 50 people. GOAL NO. 2. "...it is the goal of Ames to assure the adequate provision and availability of developable land, and ... to guide the character, location and compatibility of growth with the areas natural resources and rural areas." • The City is guiding the development of the subject property as a logical area for redevelopment. This involves the reuse of 2.4 acres of land area that already has infrastructure available. Objective 2.13. "Ames seeks to assure the availability of sufficient suitable land resources to accommodate the range of land uses that are planned to meet growth. Sufficient land resources shall be sought to eliminate market constraints." • The rezoning proposal contributes toward this objective. The development of 22 bi-attached dwelling units provide a housing choice to meet the need of supplying additional resources in Ames. Objective 4.13. "...physically connect existing and new residential and commercial areas through the association of related land uses and provision of an intermodal transportation system." • The proposed development will be integrated with the surrounding land uses and the transportation system. The size and style of the proposed two-unit structures will affectively relate to surrounding land use. GOAL NO. 5. "...establish a cost-effective and efficient growth pattern for development in new areas, and ... to link the timing of development with the installation of public infrastructure including utilities, multi-modal transportation system, parks and open space." • This is a redevelopment area for which utilities are available. 4 Objective 5.C. "Ames seeks the continuance of development in emerging and in-fill areas where there is existing public infrastructure and where capacity permits." • This objective is met by the proposal for redevelopment of this area. Infrastructure to serve this area is already available and proposed to be used to a large degree. Objective No. 6. "...increase the supply of housing and to provide a wider range of housing choices." Objective 6.B. "Ames seeks to establish densities of a gross average six dwelling units per acre in maximizing the number of housing units in new areas." • The density proposed for the single-family attached units is 9.17 dwelling units per net acre. Housing projections call for an additional 6,950 units to be constructed over the planning period. Further, the housing stock should increase by approximately 160 units per year. This proposal will contribute to the needed supply of housing. Urban Revitalization Plan - Area #6. Goal #1- Encourage Redevelopment. • This rezoning will more affectively encourage redevelopment as compared to the R1-10 zoning on a portion of the property. Goal #2 - Maintain and Enhance the Positive Aspects of the Neighborhood. • With proper application of PUD design standards, this goal will be fulfilled. Goal #3 - Increase the Tax Base. • Rezoning and redevelopment of this property can clearly serve to increase the areas tax base. Goal #4 - Provide a Wide Choice of Housing Types. • The rezoning, along with the PUD overlay zoning, which enables the two-unit attached homes, will offer an attractive housing chain alternative. Goal #5 - Provide an Opportunity for Redevelopment of a Dilapidated, Deteriorated and Obsolete Area. • This rezoning, which is part of an overall redevelopment strategy, is part of a combined effort to remove the previous dilapidated condition. 5 Consistency of the Development (Rezoning) Proposal with the 1996 Land Use Policy Plan (LUPP) Map. The 1988 LUPP Map designated the subject property as RM (Residential Medium-Density), which allows 10 to 22 dwelling units per gross acre. The 1996 LUPP Map designates the subject property as Low-Density Residential. A Low- Density Residential designation on the 1996 LUPP Map allows development at an average density of six dwelling units per net acre. The 1996 LUPP includes a paragraph that states, "It is recommended that residential developments that are ... currently under construction keep their current zoning densities... . This will serve to limit the creation of non-conforming uses; and properties." The 1996 LUPP goes on to state, "It is not the intention of this Plan to create a great degree of non-conforming uses and properties as a result of new regulations that may be developed to implement this Plan. Where uses of land exist in the ... New Lands area, these should be allowed to remain with respect to use and other applicable zoning requirements where they lawfully exist." City staff believes it is the stated intent of the City Council, with regard to the 1996 LUPP, to not change previously planned densities (1988 LUPP) in developed areas of the community. Although the paragraph above does not clearly describe this, nor does it discuss redevelopment, staff asserts that it was the Council's intent to address these issues. The paragraph should be rewritten to clearly state the Council's position. Therefore, staff believes the density of the proposed development (9.17 dwelling units per net acre) is consistent with the Council's intent, as stated in the 1996 LUPP. Utilities. The utilities in the area are adequate to serve the proposed subdivision. Water: Existing: There are 6-inch water mains in the east side of Emerald drive and in the east side of Opal Drive. Proposed: No new water mains are proposed. Sanitary Sewer: Existina: There is an 8-inch sanitary sewer in the center of Emerald Drive, and an 8-inch sanitary sewer in the center of Opal Drive. Proposed: A parallel 8-inch sanitary sewer main will be constructed along the west side of Opal Drive to provide service access to each of the hornes so that the street will not have to be cut to serve the individual dwelling units. Storm Sewer: Existina.: There is a 12-inch storm sewer main in the south side of Jewel Drive, and a 30-inch storm sewer main within the proposed Outlot A along the south side of the PUD. 6 Proposed: A 6-inch sump line will be constructed along the west side of Opal Drive, which will be connected to the storm sewer along the south side of Jewel Drive. Electric: There is an existing overhead electric line that extends down the center of this property, which will be removed by the electric utility and relocated in an utility easement along the west side of Opal Drive with an underground line. Access/Traffic Impact. Access to the area proposed for rezoning will be from Jewel Drive on the north, Opal Drive on the east and Emerald Drive on the west. These streets are designed to accommodate the traffic generated by development of the subject property. The actual PUD design proposes that all access for the two-unit structures will come from Opal Drive. STAFF COMMENTS: Staff believes the rezoning of this property is consistent with the LUPP Map designation and the goals and policies of the Land Use Policy Plan. Therefore, staff recommends approval of the rezoning request. PLANNING & ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission reviewed this request at their meeting of October 2, 1996 and recommended that this request be approved. ALTERNATIVES: 1 . That the City Council approve the request to rezone 2.40 acres of land, located at 3308 Emerald Drive, from R1-10 (Low-Density Residential) and from R-3 (Medium-Density Residential) to R-2(PUD). 2. That the City Council deny approval of the request to rezone 2.40 acres of land, located at 3308 Emerald Drive, from R1-10 (Low-Density Residential) and from R-3 (Medium-Density Residential) to R-2(PUD). 3. That the City Council approve a modification of the request to rezone 2.40 acres of land, located at 3308 Emerald Drive, from R1-10 (Low-Density Residential) and from R-3 (Medium-Density Residential) to R-2(PUD). 4. Action on this request can be postponed for additional information from City staff and/or the developers. 7 RECOMMENDED ACTION: Adoption of Alternative #1 . This would approve the request to rezone 2.40 acres of land, located at 3308 Emerald Drive, from R1-10 (Low-Density Residential) and from R-3 (Medium-Density Residential) to R-2(PUD). This rezoning is consistent with the goals, objectives and use designation from the 1988 Land Use Policy Plan. This rezoning is also consistent with the goals, objectives and land use intent from the 1996 Land Use Policy Plan. Additionally, this rezoning will serve to assist with the redevelopment of this area of the city. Attachment h\bpo\caf\jewel-r.o08 8 CAFAPPROVAL SS BK SL JK-Q#4 JP SR To be sent to Mike Despard, Jensen Design Build, Inc. , 235 Alexander Ave. , Ames, Iowa, along with another rezoning report and a CDP and PUD report. LEGAL DESCRIPTION FOR 3308 EMERALD DRIVE (PROPOSED FOR REZONING FROM R-3 TO R-2 PUD) COMMENCING AT THE NORTHWEST CORNER OF THE NW 1/4 NE 1/4 SEC. 23 -T 83 N - R 24 W OF THE 5TH P.M., AMES, STORY COUNTY IOWA; THENCE SOUTH ALONG THE WEST LINE OF SAID NW 1/4 NE 1/4 TO THE NORTH LINE OF EMERALD SUBDIVISION EXTENDED; THENCE EAST ALONG THE NORTH LINE OF EMERALD SUBDIVISION 267.5 FEET; THENCE SOUTH 100 FEET; THENCE EAST TO THE CENTERLINE OF EMERALD DRIVE AND POINT OF BEGINNING; THENCE CONTINUING EAST TO THE CENTERLINE OF OPAL DRIVE; THENCE NORTH ALONG THE CENTERLINE OF OPAL DRIVE TO THE CENTERLINE OF JEWEL DRIVE; THENCE WESTERLY ALONG THE CENTERLINE OF JEWEL DRIVE TO THE CENTERLINE OF EMERALD DRIVE; THENCE SOUTH ALONG THE CENTERLINE OF EMERALD DRIVE TO THE POINT OF BEGINNING. CONTAINING 0.865 ACRES MORE OR LESS. h\rda\misc\legal.mst LEGAL DESCRIPTION FOR 3308 EMERALD DRIVE (PROPOSED FOR REZONING FROM R1-10 TO R-2 PUP) COMMENCING AT THE NORTHWEST CORNER OF THE NW 1/4 NE 1/4 SEC. 23 - T 83N - R 24 W OF THE 5TH P.M.; AMES, STORY COUNTY IOWA; THENCE SOUTH ALONG THE WEST LINE OF SAID NW 1/4 NE 1/4 TO THE NORTH LINE OF EMERALD SUBDIVISION EXTENDED; THENCE EAST ALONG THE NORTH LINE OF EMERALD SUBDIVISION 267.5 FEET; THENCE SOUTH 100 FEET; THENCE EAST TO THE CENTERLINE OF EMERALD DRIVE AND POINT OF BEGINNING; THENCE CONTINUING EAST TO THE CENTERLINE OF OPAL DRIVE; THENCE SOUTH ALONG THE CENTERLINE OF OPAL DRIVE TO THE CENTERLINE OF VACATED PATRICIA DRIVE;THENCE WEST ALONG THE CENTERLINE OF VACATED PATRICIA DRIVE: TO THE CENTERLINE OF EMERALD DRIVE;THENCE NORTH ALONG THE CENTERLINE OF EMERALD DRIVE TO THE POINT OF BEGINNING. CONTAINING 2.695 ACRES MORE OR LESS. h\rda\misc\legal-1.mst oA do, o x ~ Q LID you r� 4- Cts , a. w >: y TA sn X. X. iii PSI �S j qsy e;`f r j� Sri • • 4 0 nos . PROPOSED ZONING INFOC AD >¢ SUBJECT AREA GIS MAP Prepared October 3, 1996 R1-10 LOW DENSITY RESIDENTIAL by the Ames Department R-2 LOW DENSITY RESIDENTIAL of Planning & Housing R-3 MEDIUM DENSITY RESIDENTIAL A-1 AGRICULTURAL P-1 PLANNED INDUSTRIAL scALE' G-1 GENERAL INDUSTRIAL 1 " = 200' P-C GENERAL COMMERCIAL ; I " C I z - I G - I I - - - -OFIAL-E'71R- - - I. 0 14EV14L DR. I CEMETERY I ... ` - - - �E DR. R 3 0 '4. F- a- a x. R1 - 1 . '. I CHURCH I GROUPHOME EXISTING ZONING INFOCAD SUBJECT AREA GIS FAAP R7-10 LOW DENSITY RESIDENTIAL Prepared October 3, 1996 by the Ames Department R-2 LOW DENSITY RESIDENTIAL of Planning tip Housing R-3 MEDIUM DENSITY RESIDENTIAL A-1 AGRICULTURAL P-1 PLANNED INDUSTRIAL G-i GENERAL INDUSTRIAL 1 A P-C GENERAL COMMERCIAL ; I C I I I. I P - R _ 3 q R - 0 L DR. I CEMETERY DR. I- - R } N a: 1 � tos r•:k n '�s R1 - 1Q ; I CHURCH I GROUP HOME EXISTING LUPP INFOCAD I SUBJECT AREA GIS MAP Prepared October 3, 1996 ® RESIDENTIAL LOW DENSITY by the Ames Department RESIDENTIAL MEDIUM DENSITY of Planning & Housing * COMMERCIAL INDUSTRIAL SERVICE SCALE 1 " = 200' � • ` o yzo S`fi' RCyt.,:t {s5:+r�}Q y a5t §F�ks`•.2?/<<: > t <s¢ . anx DNA < Y\ __ .* \\ � y ryts � �* �''�s.K3 �$�kteb'� : :rrj/`°'y �y��` ��:�• \ C yri_ ySytS�N��nn,C, �r�'���`��Yyy`'��,>(v.� 4?:•:� :CS {��C3yLCy4Q S�yC�' 1' o �'X>�X� `"X�,y +"lL:-•� - n y���`ik4.M$ �os�DG�•Ci'a i.>l�t.�c _ M aat yt2y"�\ R: °�\ 0✓�2�, ,..:t°�.7C;;2 �� 4F 9 nowOMNI \ - ..... ..... CEMETERY a F An \ :e a 1 \ .: ..... i. .:i•. e!� l \ ' WURGH GROUP HOME`. PROPOSED LUPP INFOCAD SUBJECT AREA GIS MAP !11 Prepared October 3, 1996 RESIDENTIAL LOW DENSITY by the Ames Department RESIDENTIAL HIGH DENSITY of Planning & Housing HIGHWAY-ORIENTED COMMERCIAL AN PLANNED INDUSTRIAL SCIALE 200' X A ------................. ',- 'CEMETERY ' .,- 774:---.7---7' GH QRQH* GROUPHOM EXISTING LAND USE INFOC"AD L AP SUBJECT AREA © RESIDENTIAL/COMM. Prepared Octob rr 3,, 1996 SINGLE-FAMILY VACANT by the Ames Department of Planning & Housing MULTI-FAMILY " DUPLEX COMMERCIAL ® AGRICULTURAL S�-,ALE INDUSTRIAL PARK/OPEN SPACE +� 200' i sAM .. ,L <� .riNrmrAi r}:.V.. •. v• .:v ...............:. l OPAL CIR. Sri �J 'y�y���� vp'tX.,v'0?M>.SSC68�:' :ir' .ei:'r .rl x� .:k��•t,Ym# _r'tr'xun •n n- J ' = iii.Ox— o Q M. 2n J} :S'•:: - dNr! .r5irY .di??rx .ix:'•r • • • :- �2) 8 - Plexes -<: •y< Fair xr• *R'r= N_ O 1grr� kN. • • �F �XA :- w - xN 3 Fyr .r r • • Under Construction , _ _ a oq � = _r rnr ``,[xx>>��SS �x. :. r . w� z3is .rPor nn 211rm n •iEir �;'r'v .;2 AF .r.!5r :mr ui" .rrr .` a- jT JEWEL DR. :31F .:N.N' .rEF'.r: h� .d?' g•5!LR".<. rn m ?x: -2Ni r'' :x-!i' m �. aro' CEMETERY VACANTJEWEL DR. 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' - ;rti• v}v aiiF' .diF' dxr .d'8' n•::::: . ...... + r s.:F' ••{..}iik• ::Ci?S i�u' .2!N' .._. :::::::•}'M}}•.v.::{S•.•.•.}w::n}•.w:.::: avr .:m� '•}}v{}:fv,{;;:`,•�.;l i3"N..... ....... ., r�e!ii' .r.TC� '.v S:�}iii: GROUP HOME ::. m r w?. :.. .rifir- .N'r ... a..r. ... .... ::�' .r': 3 •�•;j% ::k=` r.'.i,�•�j� ;''' �.dii:e, .r:: .: our am ax. ..... ..... nr r' .:r dN OCCUPANCY INFOC:AD C= I SUBJECT AREA GIS N1AP Prepared October 3, 1996 by the Ames Department OWNER-OCCUPIED of Planning 9: Housing OWNER-OCCUPIED & RENTAL RENTAL NOT OCCUPIED ' - ' IIII=III } r �,: OPAL CIR. (2) 8 - Plexes ' Under Construction JEWEL DR. CEMETERY VACANT JEWEL DR. W > Q 7-T (J ti / frr / J T J !>i' / J /.r./ / r i ,•. / / / J J / r J / / ✓ / J f. J f 7 J ,+` J ; LL LU O 7 —7 O /! / / i / / / / C / d / / 1, /. / / 1. / P / / { / / ✓ /7 i. ✓ J / �' / l w PA-rajc�A pR , CHURCH r / r ✓ i J r / r i i r / r / / r / ✓ 7 i GROUP HOME