HomeMy WebLinkAboutA002 - Council Action form dated September 26, 2000 ITEM #
DATE 09/26/00
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE THE ANNEXATION AND REZONING OF
PROPERTY FROM "A-1 STORY COUNTY AGRICULTURAL" TO
"HIGHWAY-ORIENTED COMMERCIAL" GENERALLY LOCATED AT THE
SOUTHWEST CORNER OF THE INTERSECTION OF SOUTHEAST 16TH STREET AND
SOUTH DAYTON AVENUE
ACTION FORM SUMMARY: This is an analysis of a request to annex and zone property
located at 1598 Southeast 161h Street in southeast Ames. The subject area is generally
located at the southwest intersection of South Dayton Avenue and Southeast 16th Street,
adjacent to the South Dayton Avenue/Highway 30 interchange. The applicant is requesting
that the subject property be zoned "Highway-Oriented Commercial" to provide for
commercial land uses. The subject area is made up of two parcels of property, consisting
in total of approximately eight (8) acres.
Approval of this request is recommended.
BACKGROUND:
Applicant Request. The subject area under consideration, referred to as the Pyle
property, is located at the southwest intersection of South Dayton Avenue and Southeast
16th Street, and on the north side of Highway 30. (See map titled "Location Map.') It is
located in the 100-year floodplain. The applicant is proposing to elevate the property to
meet existing and proposed floodplain regulations, and requesting that the subject area be
annexed into the City of Ames and zoned for highway-oriented land uses.
ANALYSIS.
Municipal Services.
Water. A 10-inch water main runs along Southeast 16th Street and terminates at
the existing city limits. This water main can be extended to adequately service the
subject area. The water main shall be extended to the limits of the western property
line. The applicant will be responsible for one-half of the cost of the main. Upon
future annexation of the property north of Southeast 161h Street, north of the subject
area, the property owner of this said property will be responsible for half (1/2) of the
project costs for water, sewer, and road infrastructure.
Sanitary Sewer. There is a 12-inch sanitary sewer main running along the
Southeast 16th Street right-of-way. The sanitary sewer terminates at the existing
corporate limits. Services can be adequately extended from existing infrastructure
to the subject area. The sanitary sewer main shall be extended to the limits of the
western property line. The applicant will be responsible for half (1/2) of the cost of
the main. Upon future annexation of the property north Southeast 16th Street, north
of the subject area, the property owner of this said property will be responsible for
half (1/2) of the project costs for water, sewer, and road infrastructure.
Storm Sewer. Future development of the subject property will require that storm
water run-off be collected and controlled through a system of surface drainage,
subsurface sewers, and storm water detention areas. The rate of storm water
run-off will not be increased above the pre-development level of run-off. Any
proposed development on these subject properties will require the applicant to
submit a site plan and staff will review a storm water management plan before a
zoning permit is issued.
Electric. The property falls inside the City of Ames Electric Service Boundary. The
site can be adequately serviced by municipal electric facilities.
Fire. The City's fire response time goal is to have 85% of the land area of the city
within a response time of five (5) minutes or less. The subject property is located in
an area that is beyond a five-minute response time. This property is part of the city
that comprises 15% of the area of the city that is outside of the City's desired
response time. The fire response time is approximately five (5) to six (6) minutes.
Floodplain. The subject property is located in the 100-year floodplain. The applicant is
proposing to elevate the property three (3) feet above the base flood elevation, an
elevation two feet above the minimal elevation requirement. In order for the property to be
developable, development on site must meet the City's floodplain rules and regulations.
Access/Traffic Impact. The proposed transportation plan does not indicate Southeast
16th Street to be a major thoroughfare. It classifies this street segment as a local street.
The plan also states that the existing, substandard bridge over the Skunk River, to the west
of the subject property, will not be replaced or improved, and that this street will ultimately
become a dead end street. Southeast 5th Street is indicated to be the primary east-west
access between Lincoln Way and Highway 30. The property currently has access to
Southeast 16th Street, a gravel street, through a public easement. Highway-oriented
commercial uses can be adequately served by Highway 30 to the south, South Dayton
Avenue to the east, and when improved, Southeast 16th Street. The subject area maintains
suitable access to public right-of-way.
As stated previously, paved street infrastructure terminates at the westernmost section of
the intersection of Southeast 16th Street and South Dayton Avenue. Development of the
subject property and the property adjacent to the subject property to the east will require
an upgrade to Southeast 16th Street.
2
The applicant will be responsible for extending street improvements to the limits of property
ownership. The applicant will be responsible for 50% of all the associated costs for the
extension of street infrastructure and other related street improvements. In some cases,
the remainder (50%) of the infrastructure cost would be financed by the City and recovered
through service connection or access fees associated with future development of the
properties north of Southeast 161h Street. The City has no direct authority to assess
improvements to properties outside of the City's municipal boundaries. However, utilizing
utility tapping fees it should still be possible to recover the remainder of cost for extending
infrastructure into this area. Therefore, upon future annexation of the property north of
Southeast 16th Street, north of the subject area, the property owner of this said property
will be responsible for half (1/2) of the project costs for water, sewer, and road
infrastructure.
Land Use. The subject area is surrounded by agricultural uses to the north and west,
highway-oriented commercial uses to the east, and Highway 30 to the south. The lot
directly adjacent to the subject area to the east is vacant. The surrounding area is
characterized as an environmentally sensitive floodplain. The westernmost property line
of the subject property is adjacent to the Floodway of the Skunk River. The site was
previously used as a horse pasture.
Zoning. Presently, the property is zoned "A-1, Story County Agricultural". Before the
applicant seeks a building or zoning permit, the property owner must elevate the subject
area at least one foot above base flood elevation. In addition, if the land is zoned to
"Highway-Oriented Commercial" (HOC), it must be elevated to be consistent with the
Environmentally Sensitive designation of the Land Use Policy Plan.
Land Use Policy Plan (LUPP) Goals and Policies. The subject property is shown on the
LUPP Map as Environmentally Sensitive Land. It is within the New Lands All Other Growth
Boundary. Annexation and rezoning the property to HOC would be consistent with the
Land Use Policy Plan as long as the property is properly elevated. (See map titled, "Land
Use Policy Plan".)
The LUPP sets goals and policies to guide growth in an orderly matter that reflects the
future vision of the community at large. The following goals and policies of the LUPP apply
to this request for a LUPP Map change:
Goal No. 1: "...plan for and manage growth within the context of the community's
capacity and preferences....." (LUPP, p.23).
• The subject area, once filled and developed, would connect to adjacent municipal
services and infrastructure. These municipal services have the capacity to meet the
land use demand and impact that highway-oriented commercial land uses provide.
• However, the community is faced with the issue of up-fronting the cost for half (1/2) of
the infrastructure improvements. This issue needs to be resolved before a zoning
permit or subdivision approval is granted for the subject property.
Goal No. 2: "....assure the adequate provision and availability of developable land
...[and] guide the character, location and compatibility of growth with the area's
natural resources...."(p.24).
• The subject area is located in a highly visible transit corridor and entryway into the City
of Ames. It has the potential to be well suited for commercial land uses. In an effort to
be more compatible with the adjacent resource (the floodway and floodplain), the
applicant is proposing to elevate the subject property three feet above the base flood
elevation, raising the site two feet above the existing minimum requirement. Therefore,
the applicant is providing for the availability of developable commercial land in a
location that will be compatible with environmental resources.
Goal No. 5: "....establish a cost effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for
intensification." (p. 27).
• The area can be adequately served by municipal infrastructure. The annexation and
rezoning of the subject area will add to the commercial land inventory and increase the
short supply of vacant commercial land.
STAFF COMMENTS:
Annexation and rezoning of the subject area is consistent with the LUPP. The property is
located within the New Lands Growth Boundary. With the proposed fill for the subject
property, development will be consistent with the Environmentally Sensitive designation
of the LUPP. Future commercial development of the site will adhere to floodplain
regulation, and properly mitigates any negative impacts on adjacent environmental
resources.
The site is adjacent to a well-traveled corridor of the city of Ames. In addition, municipal
services are adjacent to and adequate to serve potential commercial land uses on the site.
The subject area, once elevated and improved, lends itself to accommodate a variety of
commercial land uses.
One remaining issue is the payment of infrastructure extensions. This issue will be
addressed further during future subdivision process and/or site plan review. A zoning
permit or site plan approval will not be granted for the properties in question until the City
is assured that all infrastructure issues are found satisfactory to the City, and also found
to be consistent with City policy and standards.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning and Zoning Commission reviewed this annexation and rezoning proposal at
their meeting of September 6, 2000 and approval of these requests was recommended.
4
ALTERNATIVES:
1. The City Council can approve the annexation and rezoning of eight (8) acres of land,
referred to as the Pyle property, from "A-1 Story County" to "Highway-Oriented
Commercial", which is generally located on the southwest corner of South Dayton
Road and Southeast 16th Street, adjacent to Highway 30.
2. The City Council can approve the annexation and rezoning of eight (8) acres of land,
referred to as the Pyle property, from "A-1 Story County" to "Highway-Oriented
Commercial", which is generally located on the southwest corner of South Dayton
Road and Southeast 16th Street, adjacent to Highway 30, with modifications
3. The City Council can deny the annexation and rezoning of eight (8) acres of land,
referred to as the Pyle property, from "A-1 Story County" to Highway-Oriented
Commercial".
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is a recommendation to
approve the annexation and rezoning of eight (8) acres of land, referred to as the Pyle
property, from "A-1 Story County" to "Highway-Oriented Commercial", which is generally
located on the southwest corner of South Dayton Road and Southeast 16th Street,
adjacent to Highway 30.
It must be understood that prior to the development of the subject property, the property
owner will be responsible for paying for half(1/2) of the cost of extending water, sewer, and
street improvements to the limits of the area proposed to be annexed. Satisfactory
arrangements must be made for financing the other half of the infrastructure costs before
zoning permits or subdivision approval is granted for the subject property.
Attachment
5
TUMBO AND ASSOCIATES LAND SURVEYING, INC. P.O. BOX 166A AMES. IOWA 50010 515-233-3689
ANNEXATION PLAT
N 1/4 Corner
Section 13-83-24
120.00'
South 16th Street Sa'17.30-E
�— Right of way line NO 107'30'N C
Farce F 323.00' ParCe E
N89 3330.W.... .. SO'17'30"E
312.70' yy 323.00'
�+ E C
u aLot I ,
S40'10'14W Parcelo '_.. of
672.52' 7.11 Ames Cx
L
�'9
N89'33'30"W L NO'17'30"E
120:00'...
S86'06'30 E N83'30 30"E
465.28' NO'07'00"E 228.10
Right of way line 10.20' S88'23'00"E
U.S. Highway #30 176.40'
GRAPHIC SCALE 1"=300'
0 300 600 900
Annexation Description:
The North 323.00 feet of the West 120.00 feet of Parcel 'E' in the
North Half of Section 13. Township 83 North, Range 24 West of the
5th P.M., Iowa, containing 0.89 Ames; AND that part of Parcel 'F'
in the North Half of Section 13. Township 83 North, Range 24 West
of the 5th P.M., Iowa, that is more particularly described as follows:
Can nencing at the North Quarter Corner of said Section 13; thence
S00'17'30"E, 40.00 feet along the east line of the Northwest Quarter
of said Section 13 to the southerly right of way of South 16th Street:
thence N89'33'30`W, 120.00 feet along said south line to the point
of beginning thence continuing N89'33'30'W, 312.70 feet along said
south line; thence S40'10'14"W, 672.52 feet to the northerly right
of way line of Primary Road #U_S. 30; thence, along said right of way
line, S86'06'30'E, 465.28 feet; thence NOO'07'00`E, 10.20 feet;
thence S88'23'00'E, 176.40 feet; thence N83'30'30"E, 228.10 feet
to the east line of the Northwest Quarter of said Section 13; thence
NOO'17'30"E, 188.10 feet along said east line; thence NB9'33'30'W,
120.00 feet; thence N00'17'30"W, 323.00 feet to the point of beginning,
containing 7.11 aces.
STO
"Stu
n: I hereby certify that this land surveying �P� I CE sFoMOo
prepared and the related survey work was performed
er my direc ersonal supervision and that I am a O C,
d Lan r e or under the laws of the State of Iowa. (Y 71
�, 6586
ate:u o Jr. License
ene al date is December 1, 2000 IOWA O�
Job # 14683 Oate: 8/7/2000 Page i of 1 �N� SUR`��y
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Proposed Zoning Map N
Subject Area
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Land Use Policy Plan Map N
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Existing Zoning Map N
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Prepared by the Department of Planning and Housing 200 0 200 Feet
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Location Map N
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