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Home My WebLink AboutA003 - Council Action Form dated May 11, 2004 JcA 4o to D� ITEM # DATE 05/11/0 COUNCIL ACTION FORM SUBJECT: A REQUEST TO CHANGE THE ZONING FOR PROPERTY LOCATED AT SOUTH 16T" STREET FROM HIGHWAY-ORIENTED COMMERCIAL (HOC) TO RESIDENTIAL MEDIUM DENSITY (RM). BACKGROUND: Applicant Request. The subject area under consideration encompasses approximately 13 gross acres of land and is generally located on the north side of South 16th Street (north of the Aspen Business Park), west of the K-Mart shopping center, east of the future south Grand Avenue extension, and south of Squaw Creek and the Coldwater Links Golf Course. The applicant is requesting that the existing zoning designation of Highway-Oriented Commercial (HOC) be changed to Residential Medium Density (RM). On March 3, 2004, the Planning and Zoning Commission recommended a change the Land Use Policy Plan Map for the subject property from Highway-Oriented Commercial (HOC) to Residential Medium Density (RM). On March 23, 2004, City Council agreed with the Commission's recommendation and changed the subject area to RM. This rezoning request is consistent with recent action to change the area to RM. This is the first of two rezoning requests to develop duplexes on the site. If this rezoning request is granted by City Council, the applicant is proposing to further rezone the property as a Planned Residence District (PRD). The applicant has indicated that the PRD plan will be before the commission in the near future. ANALYSIS. Land Use. The subject area is vacant and adjacent to a golf course (Coldwater Links) to the north, a vacant residential high-density land to west (west of the future Grand Avenue extension), highway-oriented commercial uses to the east (K-Mart Center), commercial office development to the south (Aspen Business Park), and multi-family development to the southwest. The subject area maintains frontage to South 16th Street on the north and will have frontage to the future Grand Avenue extension to the west. Location Land Use Subject Area Vacant commercial land, currently zoned for highway-oriented commercial land uses North of Subject Area Coldwater Links Golf Course, club house facility East of Subject Area K-Mart Center, highway-oriented commercial land uses West of Subject Area Future Grand Avenue extension, vacant multi- family land, designated for residential high- density land uses South of Subject Area Aspen Business Park, multi-family development to the southwest Zoning. The subject area is currently zoned Highway-Oriented Commercial (HOC). The land north, east, south, and southeast of the subject area is zoned HOC. West and southwest of the subject area is zoned Residential High Density (RH). Location Zoning Subject Area Highway-Oriented Commercial (HOC) North of Subject Area Highway-Oriented Commercial (HOC) East of Subject Area Highway-Oriented Commercial HOC West of Subject Area Residential High Density RH South of Subject Area Highway-Oriented Commercial (HOC), Residential High Density (RH) Water. A 12-inch water main runs south of the subject area in the South 16th Street right-of-way. During the platting process, the future developer of the subject area will be required to connect to adjacent water mains to establish a looped system. Water infrastructure is sized for its existing land use designation. Sanitary Sewer. A 54-inch main runs in an east-west direction along the northern edge of the subject area, and an 18-inch main runs south to north along the western edge of the subject property in the future Grand Avenue right-of-way. In addition, an 8-inch sewer runs west to east within South 16th Street right-of-way. These mains are of adequate size to meet the needs of the potential impacts from development within the subject area. Sanitary sewer infrastructure is adequately sized for the existing land use designation. 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 from the subject area will not be increased above the pre-development level of run-off. Any proposed development on the subject property, or subdivision thereof, will require the applicant to submit a site plan and staff will review a storm water management plan before a zoning permit is issued. The applicant proposes that storm water will be managed through the use of private storm drains and will be directed toward retention ponds within the Coldwater Links Golf Course. The applicant has represented that storm water will flow through wetland systems and creeks and will be retained on the golf course site. The use of the multiple holding ponds on the golf course site will help to control negative impacts from water capacity and the polluting particulates in the run-off. Storm waterwill not be immediately directed into Squaw Creek. Electric. The subject area falls within the City of Ames Electric Service Boundary. The site can be adequately and efficiently served by municipal electric services. Fire. The estimated fire response time to the subject area is well within five (5) minutes. 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 new fire station on South Duff Avenue provides excellent fire coverage to the subject area. Traffic and Transportation. The applicant is proposing a medium-density residential development at a low single-family attached density, approximately 4.6 units per gross acre. If the site develops as proposed by the applicant (60-dwelling units or 30 duplexes), estimated traffic from the site is 480 ADT. The street infrastructure is of adequate size to meet the demands of development. Land Use Policy Plan (LUPP) Goals and Policies. The applicant's rezoning request is consistent with the "Residential Medium Density" (RM) land use designation on the City's Land Use Policy Plan Map. RECOMMENDATION OF THE PLANNING AND ZONING COMMISSION: The Planning and Zoning Commission approved this rezoning request at their meeting of April 21, 2004. Vote on Motion: 6-0. ALTERNATIVES: 1. The City Council can approve the rezoning of 13 gross acres of land generally located along South 16th Street from Highway-Oriented Commercial to Residential Medium Density. 2. The City Council can deny the rezoning of 13 gross acres of land generally located along South 16th Street from Highway-Oriented Commercial to Residential Medium Density. CITY MANAGER'S RECOMMENDED ACTION: It is recommended that the City Council approve Alternative #1 . Alternative #1 is a recommendation to approve the rezoning of the 13 gross acres of land generally located along South 16th Street from Highway-Oriented Commercial to Residential Medium Density. 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