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HomeMy WebLinkAboutA004 - Staff Report STAFF REPORT Billy Sunday Road Land Use and Development Alternatives August 13, 2002 Background. In 1999, Brent Haverkamp (referred to as the property owner) purchased 16 acres of land generally located on the south side of Billy Sunday Road, east of South Duff Avenue. In 1999, the property owner subdivided the land into five lots, retaining the eastern four lots (See Ownership Map Attached). In December 1999 and April 2000, site plans were approved to allow the construction of three buildings on the two eastern most lots (See Site Plan and Elevation Drawings Attached). Each of the three buildings constructed are three-story buildings with approximately 8,000 square feet of commercial/office space on the first floor (approximately half of the first floor square footage) and 31 dwelling units within the remainder of the building. At the time that these three buildings were constructed, the property was zoned "G-C" (General Commercial) under the previous zoning ordinance, which permitted residential uses in combination with commercial uses in the same structure. Staffs interpretation and administration of the previous Zoning Ordinance resulted in one-half of the first floor being used for commercial/office uses and the other half being available for residential uses. This interpretation occurred as a result of the way in which the previous Zoning Ordinance specified the permissibility of mixed-use buildings in areas that were zoned "G-C" (General Commercial). The specific wording in the previous ordinance is as follows: "(1) Permitted Uses. A building or premises shall be used only for the following purposes: All uses involving retailing, commercial services and products to the general public, printing, wholesaling, and warehousing, and residential corrections facilities located no closer than 500 feet to another residential corrections facility or a supervised group home. It is also intended to accommodate in those same areas, the development of mixed land uses, which allow the combination of commercial and residential uses in the same structure. Residential uses should be located above the first floor, however, the first floor may be occupied by residential uses in residential corrections facilities. " On May 1, 2000, the City has adopted a new Zoning Ordinance and Zoning Map, which rezoned the property to "HOC" (Highway-Oriented Commercial) to be consistent with the Land Use Policy Plan (LUPP) (See LUPP Map and Zoning Map Attached). Residential uses are not permitted in the "HOC" (Highway-Oriented Commercial) District. Itshou/dbe noted that staff informed the property owner that the Zoning Ordinance was going to be amended to prohibit residential uses, prior to the development of this property. During the discussions that led to the adoption of the Land Use Policy Plan and the rezoning of the City of Ames, there were two arguments supporting the need to prohibit residential land uses in the "HOC" (Highway-Oriented Commercial) District. • First, the "HOC" (Highway-Oriented Commercial) District is generally located along South Duff Avenue, Lincoln Way, and at the interchanges along Interstate 35 and U.S. Highway 30. The "HOC" (Highway-Oriented Commercial) District is intended to allow auto-accommodating commercial development. The zone allows for a full range of retail and service businesses that staff believes could be incompatible with residential uses. Many of the auto-oriented commercial uses that would be permitted in the "HOC" (Highway-Oriented Commercial) District may result in undesirable places for residents to live. • Secondly, it has been a concern of the development/real estate community that there is not enough commercial land readily available for development. In addition, the City Council believed that allowing residential uses in this auto-oriented commercial zone would reduce the available commercial land inventory and hamper the development of the land as intended. On January 2, 2002, City Council received a letter from the property owner's engineer requesting a change to the land use designation and zoning classification for his remaining vacant parcels. In the letter, it was stated that the property owner requested a change that would allow the continuation of mixed residential/commercial development similar to the land uses that have been developed to the east. The property owner asked for a change that would allow for Residential High-Density zoning or a change to the text of the Zoning Ordinance that would permit mixed-uses. On February 26, 2002, City Council reviewed a recommendation of the Planning and Zoning Commission and the property owner's request. City Council directed staff to analyze the land use designation for the property owner's developed and undeveloped parcels, and the surrounding area. This staff report is an analysis of future land use options for the property owner's land and the surrounding area. 2 The following is a time line of events related to this report: April, 2000 — Final site plans approved to allow construction of three mixed- use multi-family/commercial buildings along Billy Sunday Road, north of the State Nursery. The zoning for the property at this time is "GC" (General Commercial), which allows for mixed-use commercial/residential development. The property owner is advised that the Land Use Policy Plan Map and future changes to the Zoning Ordinance no longer permit mixed-use structures in Highway-Oriented Commercial zoning designations. May 2000 — City Council adopts new zoning code and map to bring zoning for the entire city into conformance with the adopted Land Use Policy Plan. Mr. Haverkamp's property along Billy Sunday Road is rezoned to "HOC" (Highway-Oriented Commercial). "HOC" does not permit mixed-use commercial/residential development. January 3, 2002 — Fox Engineering submits a letter to City Council requesting a land use designation and zoning classification that would allow the continuation of mixed residential/commercial development on Brent Haverkamp's property along Billy Sunday Road. January 8, 2002 — City Council refers Fox Engineering's letter to City staff. February 6, 2002 — The Planning and Zoning Commission recommends that City Council direct staff to conduct a detailed analysis of the Land Use Policy Plan use designation for this area with respect to existing land uses, appropriate future land uses, road access, general infrastructure, and traffic and circulation. The Commission also recommends that City Council direct staff to investigate the option of text amendments to allow residential uses above the first floor of Highway-Oriented Commercial buildings. February 26, 2002 — City Council directs staff to research and possibly propose changes to the Land Use Policy Plan for the area, which may include changing the land use designation for Mr. Haverkamp's property and/or surrounding properties. July 1, 2002 — Staff completes analysis as requested by City Council and meets with Mr. Haverkamp and his engineer, Scott Renaud, from Fox Engineering. Danny Carroll, a State Representative from Grinnell, Iowa, is also present during the meeting. Mr. Carroll represented an interest in future land uses forthe State Forestry land located south of Billy Sunday Road and along South Duff Avenue. 3 Analysis. Transportation. The subject area proposed for the development of the mixed-use multi-family/office uses is along Billy Sunday Road, which is a local street. Billy Sunday Road connects, in a convoluted way, to South Duff Avenue (See Land Use Policy Plan Map Attached). Billy Sunday Road does not meet full municipal street network standards in its current condition. It cannot adequately serve a greater traffic load. Future development on the subject property and/or in the vicinity of the property may warrant further street improvements to Billy Sunday Road. Therefore, the most critical issue surrounding the subject area is vehicular access. While the general area is located at the intersection of U.S. Highway 30 and South Duff Avenue, access to the specific property in question is very limited. The general area is cut-off from the north by U.S. Highway 30, from the east by the Skunk River, and from the south by the State of Iowa Forestry. The road that permits access to the site is Billy Sunday Road, which also has a substandard intersection with Duff Avenue. In order to improve access to the subject area and Billy Sunday Road, a second street would have to be constructed along and through the State of Iowa Forestry parcel. It is certain that the proposal multi-family development would intensify traffic on Billy Sunday Road. Elevated trips generated from high-density residential development could potentially have a major affect on the existing condition of Billy Sunday Road, and its intersection with South Duff Avenue. Moreover, the stacking of traffic at the intersection of Billy Sunday Road and South Duff Avenue could potentially interfere with emergency/fire services at Fire Station Number#3. Access and traffic circulation in this area is staff's biggest concern in regards to this Land Use Policy Plan (LUPP)/rezoning request. Land Use. The two lots located at the western portion of subject area are currently vacant. The neighboring land uses to the subject area consist of the following (See Ownership Map Attached): Direction Land Use North Vacant Land (City-owned) South State Forest Land (Agricultural) East Mixed-use Multi-family Residential Development West 7Auto Dealership, Misc. Commercial Uses The proposed future land use configuration for the subject area, as requested by the applicant, is to extend mixed-use multi-family development on the two western vacant parcels (Labeled "Haverkamp, Brent" on enclosed Ownership Map). 4 Zoning. The existing zoning for the subject area is "Highway-Oriented Commercial". "Highway-Oriented Commercial"does not permit residential structures. The adjacent land uses to the subject area fall into the following zoning designations (See Zoning Map Attached): Direction Zoning North Government/Air ort South Government/Air ort East Highway-Oriented Commercial/Government/Airport West Highway-Oriented Commercial The applicant is proposing "Residential High Density" zoning on the subject property. Sanitary Sewer and Water. Existing sanitary sewer and water facilities are available from Billy Sunday Road.An 8-inch sanitary sewer pipe runs along Billy Sunday Road to the 60-inch pipe that leads to the City's waste treatment facility. An 8-inch water pipe also runs along Billy Sunday Road right-of-way and extends to the easternmost development on Billy Sunday Road. These services are adequate to accommodate future commercial and/or residential land uses. The City maintains sufficient sanitary sewer and water capacity to serve the subject property and surrounding area. Storm Sewer. Billy Sunday Road does not contain a complete storm sewer system that meets the City's urban standards. The majority of stormwater run-off is contained in open ditches along Billy Sunday Road until it is released into a tributary of the Skunk River. Future development within the vicinity of the subject area, and/or on the subject area itself, may warrant further storm sewer improvements. Additionally, when or if the subject area develops, the developer/land owner may be required to manage stormwater run-off within the subject area through a system of surface drainage, subsurface sewers, and stormwater detention areas as required by the City. It is City policy that the rate of stormwater run-off will not be increased above the pre-development level of run-off. Furthermore, negative impacts from stormwater run-off shall be mitigated as deemed necessary by the Municipal Engineer. 5 Scenario Analysis. Staff has investigated the consequences of changing the Land Use Policy Plan (LUPP) designation for the subject area and the surrounding area (all of the land located south of U.S. Highway 30, west of Skunk River, east of South Duff Avenue, and north of the existing residential development along Crystal Street). Much of staff's investigation is focused on the characteristics of the site itself and the future redevelopment potential of the State of Iowa Nursery. The subject property is located in an interesting and somewhat complicated area with respect to overall development potential. To the north of the site is a large City-owned parcel, which is the site of the former wastewater treatment facility. Directly to the south is another large parcel, which is owned by the State of Iowa and is currently used as a nursery. Both of these large parcels represent possible opportunities for development/redevelopment. There may be opportunities for the City to sell some property in the future and the State could look to do the same. Therefore, in analyzing this land use change request, staff took into account several possible land use scenarios. The following is a list of each of these scenarios: 1) The subject property will remain zoned and planned as Highway-Oriented Commercial and no near-term improvements will be made to Billy Sunday Road. The surrounding area will remain unchanged. 2) The subject property will be rezoned and planned to Residential High Density and no near-term improvements will be made to Billy Sunday Road. The surrounding area will remain unchanged. 3) The subject area will be rezoned and planned to Residential High Density and right-of-way will be dedicated to the City to accommodate potential future connections through the State of Iowa Nursery site. The surrounding area will remain unchanged. 4) The subject area will be rezoned and planned to Residential High Density, right-of-way will be dedicated to the City by the property owner to accommodate future connections through the State of Iowa Nursery, and right-of-way will be obtained from the State of Iowa Nursery. The developable portion of the City's land will be sold to a developer and marketed for commercial uses. 5) The subject area will be rezoned to Residential High Density, right-of-way will be dedicated to the City to accommodate future connections through the State of Iowa Nursery, right-of-way will be obtained from the State of Iowa Nursery, and the State of Iowa Nursery will be planned for Highway-Oriented Commercial, Residential High Density, Residential Medium Density, and Residential Low Density land uses. The developable portion of the City and State's land will be sold to a developer marketed for commercial/residential land uses. 6 An assessment of each scenario is as follows: Scenario 1: No Change to Zoning. This scenario would entail keeping the status quo. The subject area would only allow highway-oriented commercial uses and not allow for residential high-density land uses or mixed-use development. Since the area has poor access, commercial uses would most likely be limited to office-type uses (although there is no assurance that the development of this property would be limited to office type uses, research indicates the site is not ideal for other types of commercial land uses permitted in the HOC zone), thus minimizing the overall potential impact on Billy Sunday Road. (As stated earlier, office uses on average produce less traffic trips per day than multi-family. Multi-family uses produce an average of 7 trips per unit per day. Office uses produce an average of 4 trips per 1,000 square feet of space per day.) The following is a comparison of potential land uses and average daily trips generated: Land Use Trips generated 2 Apartments (62-units total, or 31-units Office trips: 20 each: similar to the existing mixed use Apartment trips: 434 apartments) with 5,000 square feet of Total Trips: 454 offices ace in each. 2 20,000-square feet office park complexes (40,000 square feet). 20,000 square feet is the typical office size Total office trips: 160 for lot sizes similar to the subject parcels in Ames. See attached table from the University of Wisconsin: Trip Generation Rates From staff's perspective, if the following Scenarios 4 and 5 are not workable solutions in the near term, then this scenario is the best alternative for the study area (See Scenario 1 Map Attached). 7 Scenario 2: Rezone RH, No Additional Improvements. This second scenario takes into account that the area is not ideal for the various types of commercial uses allowed in the HOC zone; the subject area would most likely be limited to office type uses. The property owner's statements are consistent with the findings of the Commercial Land Needs Study concluding that highway-oriented commercial uses generally will not develop at great distances from major thoroughfares. Likewise, Residential High Density zoning permits commercial land uses in conjunction with multi-family land uses. Therefore, this scenario would permit the development of mixed commercial and high-density residential uses,thus providing a greater land use opportunity for the subject area, which is similar to the development that exists east of the subject area. However, this scenario ignores the greater impact that traffic from multi-family residents will have on Billy Sunday Road. Billy Sunday Road provides marginal access to the site and this alternative would exacerbate traffic problems. This scenario does not include a solution to the existing access and circulation issues surrounding Billy Sunday Road. This scenario would entail a change to the Land Use Policy Plan (LUPP)designation from Highway-Oriented Commercial to Residential High Density, and rezone the property from Highway-Oriented Commercial to Residential High Density. It would permit the construction of commercial/office/residential structures similar to the three buildings that have already been constructed. Staff would not advise that this scenario be implemented without some solution to the access problem (See Scenario 2 Map Attached). Scenario 3: Rezone RH, Dedication of Right-of-Way. This third scenario also takes into account that the area is not ideal for various types of highway-oriented activities permitted under the HOC zone, and uses on the subject property would be most likely limited to office type uses. It too would permit the development of mixed commercial and high-density residential uses, thus providing a greater land use opportunity for the subject area (similar to the development that exists east of the subject area). This scenario expands beyond Scenario 2 in that it provides an opportunity for a long-term solution to the access problems associated with Billy Sunday Road. If right-of-way could be made available on the subject area to allow for future street connections through the State-owned property to the south, then a long-term solution would be provided to mitigate the greater impact that multi-family traffic will have on Billy Sunday Road and its intersection with Duff Avenue. However, the negative aspect of this scenario is that in the short term Billy Sunday Road users will experience elevated traffic problems. Billy Sunday Road's poor and limited access characteristics would become dramatically worse for an indefinite period of time. This scenario would entail a change to the Land Use Policy Plan (LUPP)designation from Highway-Oriented Commercial to Residential High Density, and rezone the property from Highway-Oriented Commercial to Residential High Density. It would allow for the construction of commercial/office/residential structures similar to the three buildings that have already been constructed in the adjacent area (See Scenario Map 3 Attached). 8 Scenario 4: Rezone RH, Dedication of Right-of-Way, Acquire Right-of-Way on State Land, Develop City-owned Land Like Scenario 3, this scenario entails the development of mixed commercial and high-density residential uses within the subject area. It would provide for a greater land use opportunity than office uses alone. However, unlike Scenario 3, this scenario does not ignore the large impact that traffic will have on Billy Sunday Road. It provides necessary access through the State property and minimizes the traffic load traveling from Billy Sunday Road to South Duff Avenue. If right-of-way could be made available on the subject area and through the State-owned property to the south, then both a short-term and long-term solution would be provided to mitigate the traffic impact on Billy Sunday Road and its intersection with Duff Avenue. The negative aspect of this scenario is the cost to improve the right-of-way. This option would necessitate the cooperation of landowners in the vicinity of the subject area and negotiation between the City of Ames and future developer to determine a strategy to finance the necessary street improvements needed to improve access and circulation in the area. This scenario would entail a change to the Land Use Policy Plan (LUPP)designation from Highway-Oriented Commercial to Residential High Density, and rezone the subject property from Highway-Oriented Commercial to Residential High Density. It would allow the construction of commercial/office/residential structures similar to the three buildings that have already been constructed. Furthermore, it involves designating the developable portion of City-owned land to Highway-Oriented Commercial and a non-developable portion to Park and Open Space. Staff believes this scenario represents a method by which the existing near term and long-term access problems can be solved; yet involve a minimal commitment on the part of the State of Iowa (See Map Scenario 4). Additionally, this scenario may call for further traffic analysis on South Duff Avenue. When future land uses are proposed to develop, a traffic analysis should be performed that includes the South Duff Avenue corridor. If higher traffic levels are caused by new development, further improvements on South Duff Avenue may be warranted. Future developers may be required to pay for these improvements. 9 Scenario 5: Rezone RH, Dedication of Right-of-Way, Acquire Right-of-Way on State Land, Develop City of Ames Land and State Nursery Land. This last scenario is the most comprehensive scenario. It also involves the development of mixed commercial and high-density residential uses with the subject area, thus providing a greater land use opportunity. However, this scenario does not ignore the large impact that traffic will have on Billy Sunday Road. It provides the necessary access needed through the State property and lessens the traffic load traveling from Billy Sunday Road to South Duff Avenue. If right-of-way could be made available on the subject area and through the State-owned property to the south, then both a short-term and long-term solution would be provided to mitigate the traffic impact on Billy Sunday Road. This option would necessitate the cooperation of landowners in the vicinity of the subject area and negotiation between the City of Ames and future developer(s) to determine a strategy to finance the necessary street improvements needed to improve access and circulation in the area. Moreover, it would involve early discussions with the State of Iowa to redevelop the forestry land into commercial and residential land uses. This scenario would entail a more extensive change to the Land Use Policy Plan (LUPP) Map than the previous scenarios. The subject area would be planned and rezoned to Residential High Density, thus allowing the construction of commercial/office/residential structures similarto the three buildings that have already been constructed. Moreover, the State-owned property would be master planned for highway-oriented commercial uses along Duff Avenue, and then there would be a transition of residential high-density land uses to residential low-density land uses to the east and south on the property. The developable portion of City-owned land would also be designated as Highway-Oriented Commercial, and the non-developable portion of land would be designated as Park and Open Space. Staff would advise that this scenario be pursued only if it seems likely that a street connection through the Iowa State Nursery could be accomplished in the short term (See Scenario 5 Map Attached). Additionally, this scenario may also call for further traffic analysis on South Duff Avenue.When future land uses are proposed to develop, a traffic analysis should be performed that includes the South Duff Avenue corridor. If higher traffic levels are caused by new development, further improvements on South Duff Avenue may be warranted. Future developers may be required to pay for these improvements. 10 Extension of Street Infrastructure. Staff advises that City Council start discussions with all the appropriate State of Iowa agencies to extend street infrastructure through the State of Iowa Nursery (Street A as shown on the enclosed map and table on the following page). Extension of infrastructure will alleviate existing and future traffic load on Billy Sunday Road and provide for better access and traffic circulation to the area. Furthermore, it will enhance the marketability of the City-owned land located north of Billy Sunday Road and south of Highway 30, possibly opening an opportunity to expand the City's tax base and add developable vacant land resources to the City's commercial land inventory. As stated earlier, the current state of Billy Sunday Road does not meet urban street standards, and the street could be problematic if the area were to further intensify. Future development will require upgrades to Billy Sunday Road. The City-owned land located north of Billy Sunday Road could be used to negotiate improvements to Billy Sunday Road and/or the proposed streets through the State Nursery. On the next page is a breakdown of infrastructure costs associated with improving Billy Sunday Road and extending roads through the State's property. The column titled "Street A" represents the costs associated with extending a street and other improvements from Billy Sunday Road through the subject property and the State-owned land to South Duff Avenue. Column B represents improvement costs for a frontage road that would be entirely located on the State-owned land (Nursery). The costs associated with the upgrading of Billy Sunday Road are shown at the bottom of the table (See Scenario 5 Map Attached for Improvement Locations). 11 Street A Street B See Enclosed See Enclosed Map Map Grading $100,000 $45,000 Paving $350,000 $160,000 Storm Sewer $200,000 $100,000 Sub Total $650,000 $305,000 Sanitary Sewer $230,000 $110,000 Water Main $14,500 $70,000 Sub Total $244,500 $180,000 Total $894,500 $485,000 Widening of Billy Sunday Road Storm Sewer $220,000 Curb & Gutter $60,000 Grading $150,000 Total $430,000 The following represents the total project cost for infrastructure improvements: R M. 0 Total Infrastructure $1,809,500 Cost The extension of Street A will require the purchase or condemnation of the building and a portion of land owned by Solar Property. This property is south of the State Nursery and east of the intersection of Kitty Hawk Drive and South Duff Avenue (See Ownership Map Attached). The purchase of this property could range from $500,000 to$600,000 or more. This cost is in addition to the numbers represented above, bringing the project cost to approximately $2,409,500. 12 Land Use Planning Alternatives. Regardless of the type of development that may occur on the subject property, or in the vicinity of the subject property for that matter, a strategic plan should be implemented to improve the street network system in the area. Street A, a future road improvement providing a second connection from Billy Sunday Road to South Duff Avenue, is necessary to improve the elevated traffic impacts that would result from future and existing commercial and/or multi-family land uses on and within the vicinity of the subject area. The subject property could be rezoned and planned as Residential High Density under the conditions that: 1. The property owner dedicates right-of-way through his land, and 2. Right-of-way is obtained through the State Nursery. Only Scenarios 4 and 5 would satisfy these conditions. If City Council thinks it is too premature to plan for major improvements to Billy Sunday Road, too early in the planning process to assume commercial development on the City's land north of Billy Sunday Road, and/or unsure the State of Iowa will accept the City's road alternative, then it is recommended that the property remain zoned and planned as Highway-Oriented Commercial. This alternative is Scenario 1. Although the status quo is not the ideal solution, it represents the least amount of traffic impact to Billy Sunday Road and to the intersection of Billy Sunday Road and South Duff Avenue. If the broader planning objectives in Scenario 4 and Scenario 5 intrigue City Council, staff recommends direction be granted to begin discussions with the State of Iowa. If arrangements could be made with the State to provide right-of-way through the State Nursery and a strategy could be identified to finance the street improvements, then at that time staff could recommend that the subject property be planned and rezoned for Residential High Density. This recommendation would include the stipulation that the property owner dedicates right-of-way for the proposed "Street A"plan across his property. Scenario 4 and 5 will solve the existing access and circulation problems, satisfy the landowner's desire to build apartments, and provide vacant/developable resources for future commercial and/or residential land uses in the area. It should be emphasized that before rezoning or future development occurs on the City or State owned property (Scenarios 4 and 5) a comprehensive traffic study should be performed on the surrounding areas, as well as the South Duff Avenue corridor. Development of the City's land and/or the State of Iowa Nursery could affect the traffic flows on South Duff Avenue and warrant further improvements. These improvements could be assessed to future developers of the area. Attachments s:\Council Action Forms\Other Action Forms\Haverkamp Billy Sunday Road Report.doc 13 Trip Generation Rates Rates Land Use Base Unit AM Peak ADT ADT Range Residential Single Family Home per dwelling unit .75' `:SS 431-21.85 Apartment Building per dwelling unit .41 6.63 2.00-11.81 Condo/TownHome p. . � ,.� a Retirement Community per dwelling unit .29 5.86 Mobile Horne Par - . er dwellin unit r � � p g a......... .... .... ..:, Recreational Home per dwelling unit .30 3.16 3.00-3.24 Retail Shop , .n 4, , y .. ? " :42.92 A: 163,,` Discount Club per 1,000 GFA 65 41.8 25.4-78.02 Restaurant (High-tuinov P ' Convenience Mart w/ Gas Pumps per 1,000 GFA 845.60 578.52-1084.72 Convenience Market(24-hour) per 1,000 GFA ;, 330.0-1438.0 Specialty Retail per 1,000 GFA 6.41 40.67 21.3-50.9 Office Business Park* per employee .45 4.04 3.25-8.19 General Office Bldg per employee .48 3.32 1.59-7.28 R&D Center per employee .43' 2.77 .96-10.63 Medical-Dental per 1,000 GFA 3.6 36.13 23.16-50.51 Industrial Industrial Park per employee .43 3.34 1.24-8.8 Manufacturing per employee .39 2.10 .60-6.66 Warehousing 1,000 GFA .55, 3.89 Other Service Station per pump ]MOW, WK City Park per acre 1.59 NA NA County Park per acre ,, .. � , State Park per acre .02 .61 .10-2.94 Movie Theatre per rnoviescreen 'p 529 47 w 5 w/Matinee Saturda '� . Day Care Center per 1,000 GFA 13.5 79.26 57.17-126.07 Source: Institute of Transportation Engineers (ITE). Trip Generation 14 • OLO �® • 1N3HdO13A3G 1 •0. 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V WILSON OLDS- Highway Ori nted '' '-`. , CADILLACCO LL z Commer "al a': o W ILLEY MC ^. > JENSEN,DICKSON 8 � H a c p T , O m JENSEN,LUANN J���� _ 616 BILLY SUNRAY ROAD LC IOWA,STATE OF -_....AIRPORT RD -- .. y Fufure Flre Ste f— �,� Government/Airport r O IOW&STATE OF DOT p IOW&STATE OF DOT O N a ' 8 Q F d 3 o_ a � si sd ni t 0—011 --- -- 2, Land Use Policy Plan Map N Prepared by the Department of Planning and Housing 200 0 200 Feet Map prepared-0113112002 Hig ay-Oriented Commer ial Zone Agricultural Zone ,.• :_____ -_ S COMPLEX ......ACCESSTO'SPORT . S CO N AMES,CITY OF Oj '( � AMES,CT OF AMES CITY OF ,= E Government(Airport District 0 WILSON OLDS- Highway {ente H CADILLAC CO WILLEY INC a /Zon Commerce , f H n i -�; ,• ,r AMES,CITY OF i JENSEN,DICKSON S rrr JENSEN,LUANN �r.� w IOWA,STATE OF .........................................AIRPORT RD-........... I__.. y FId m Fh w Suftn `°""°" GovernmentlAirport District ss ' U p N O >O> LL WE a IOWA,STATE OF DOT O 0 C v 0 IOWA,STATE OF DOT O W ww� •` ,_tl y jz V 8 0 P� pER Od �'TGN a n W ao ZU Zq71 ei a til wDni n p � TIE �wC, �.Cx ELY,LAUREL J JR ILY ��Q __y ---- - d C C Zoning Map N Prepared by the Department of Planning and Housing 200 0 200 Feet Map prepared: 0113112002 US HI IIM / "IN %/< a %jrrr Government/Airport lmo 4 Highway-Oriented I �ighway- rienfed — - Comrriercial MA owl\ ommercial 1 . ✓r / r � wa Gpvernmer�CA�rport r;Gov� ln#CAi /// g - - //// a / zg> /i ON �,a EZI Scenario 1 N W E S Prepared by the Department of Planning and Housing 0 115 230 460 690 92Feet Map Prepared: 0712912002 US HI a cZ / O NI- MN s Highway-Oriented "Commercial; y .ON* It 4 A7 � /// H r Govern ment/Airport Plfth al h //� y� / %/j �, 'y IT r � z Scenario 2 N f W E S Prepared by the Department of Planning and Housing 0 115 230 460 690 92Q Map Prepared: 0712912002 eet US HI AY GoveernmentiAirp©q ", 3 Highway-Oriented Commercial W \ ,w aI r^J"S y V X ht. Government/Airport Government/Airport . , Scenario 3 N W E S Prepared by the Department of Planning and Housing 0 120 240 480 720 96Q Map Prepared: 0712912002 Peet us Hi a D . r`�UP Wo Highway Oriented Commercial Park and Open Space ,,,> Govern ment/Airport , / s IS �� ' W An / r � Government/Airport O . rGoirerr►men" a -o (P � � � 4!� ,,gK OAV s Scenario 4 N W E S Prepared by the Department of Planning and Housing 0 112.5225 450 675 90Feet Map Prepared: 0712912002 us . Y P> Nflf d Highway-Oriented Commercial W E35�t$ 1 Residential /A j A Low Density w C A r s Residential e' Low Density "'W` Highway-Oriented Commercial '�'�e ; -o 0 Residential O Low Density O C py N +C A Residential } Residential Low Density Low Density -T7 Scenario 5 N W E S Prepared by the Department of Planning and Housing 0 110 220 440 660 Map Prepared.- 0712912002 "Peet