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Home My WebLink AboutA004 - Council Action Form datedJune 14, 2005, approving rezoning ITEM # DATE 06/14/05 COUNCIL ACTION FORM SUBJECT: A REQUEST TO APPROVE THE REZONING OF UNPLATTED PROPERTY LOCATED IN THE VICINITY OF SOUTHEAST 16T" STREET AND DAYTON AVENUE FROM "A" (AGRICULTURAL) TO "HOC" (HIGHWAY ORIENTED COMMERCIAL) BACKGROUND: Applicant: Hickory Park, Inc. Attn: David Wheelock Owner: Same as Applicant Request: Rezone property from "A" (Agricultural) to "HOC" (Highway Oriented Commercial) Size: 36.73 Acres Surrounding Property Characteristics: NORTHWEST NORTH NORTHEAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Agricultural Land Use: Agricultural Land Use: Vacant/ Agricultural Existing Agricultural Existing Agricultural Existing Highway Zoning: Zoning: Zoning: Oriented Commercial LUPP Environmentally LUPP Environment- LUPP Greenway Designation: Sensitive Land Designation: ally Sensitive Designation: WEST SUBJECT AREA EAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Agricultural Land Use: Agricultural/ Land Use: Vacant Farmstead Existing Agricultural Existing Agricultural Existing Highway Zoning: Zoning: Zoning: Oriented Commercial LUPP Environment- LUPP Environment- LUPP Environment- Designation: ally Sensitive Designation: ally Sensitive Designation: ally Sensitive Land I Land I Land SOUTHWEST SOUTH SOUTHEAST Jurisdiction: Ames Jurisdiction: Ames Jurisdiction: Ames Land Use: Vacant Land Use: Vacant Land Use: Commercial Existing Highway Existing Highway Existing Highway Zoning: Oriented Zoning: Oriented Zoning: Oriented Commercial Commercial Commercial LUPP Highway LUPP Highway LUPP Highway Designation: Oriented Designation: Oriented Designation: Oriented Commercial I Commercial I Commercial Infrastructure/Utilities. Water, sanitary sewer, and electric services are adjacent to the site and readily accessible. Storm water detention will be required per the City's Subdivision Regulations. Flood Plain. The subject property is located within the 100-yearflood plain. The developer will be required to elevate structures a minimum of three feet above the 100-year statistical flood event and mitigate any negative impacts floodwaters may pose to those structures. Fire. Fire station No. 3, located on South Duff Avenue and Airport Road, is approximately 1.5 miles to the subject property. Under normal conditions, the estimated fire response time to the location 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. Transportation, Traffic, and Access. The site is located adjacent to the intersection of Southeast 16th Street and Dayton Avenue, and within a few hundred feet of the interchange of Dayton Avenue and U.S. Highway 30. Dayton Avenue is classified by the City's Transportation Plan as a minor arterial street and will be extended north as development occurs. Southeast 16th Street is classified as a local road, but with the pending improvements, scheduled for 2006-07, its classification will likely be upgraded to minor arterial status as well. In the future, traffic studies will be required of any development that meets the warrants of the City's Traffic Engineer. Generally speaking, the existing and proposed street network will be adequate to accommodate commercial traffic generated by the proposed rezoning. As minor arterials, access to future lots will be controlled and intersection improvement costs may be borne by the developer based on traffic generation. Land Use Policy Plan (LUPP) Future Land Use, Goals, and Objectives. Future Land Use. The LUPP designates this property as"Environmentally Sensitive Area," described as, "...involves flood-prone areas, wetlands, water bodies and designated natural resources that should be protected from detrimental use. Included are areas previously identified as "Floodway" and "Flood Plain"; plus selected natural resources from the "Natural Resources Inventory." The designation does not restrict development. Other properties in the vicinity of the proposed rezoning are designated by the LUPP as "Environmentally Sensitive Areas" and are zoned "HOC" (Highway Oriented Commercial). However, the designation does not provide clear direction in terms of future land use. Staff will be studying the area and may bring forward a comprehensive LUPP amendment to address the larger area in the near future. 2 Relevant Goals and Objectives. The following LUPP Goals and Objectives should be considered when considering zoning changes: Goal No. 1. Recognizing that additional population and economic growth is likely, it is the goal of Ames to plan for and manage growth within the context of the community's capacity and preferences. It is the further goal of the community to manage its growth so that it is more sustainable, predictable and assures quality of life. (LUPP, P.23) o Ames seeks to diversify the economy and create a more regional employment and market base. While continuing to support its existing economic activities, the community seeks to broaden the range of private and public investment. Goal No. 2. In preparing for the target population and employment growth, it is the goal of Ames to assure the adequate provision and availability of developable land. It is the further goal of the community to guide the character, location and compatibility of growth with the area's natural resources and rural areas. (LUPP, P.24) o Ames seeks to assure the availability of sufficient suitable land resources to accommodate the wide range of land uses that are planned to meet growth. Sufficient land resources shall be sought to eliminate market constraints. Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth pattern for development in new areas and in a limited number of existing areas for intensification. It is a further goal of the community to link the timing of development with the installation of public infrastructure including utilities, multi-modal transportation system, parks and open space. (LUPP, P.27) o Ames seeks the continuance of development in emerging and infill areas where there is existing public infrastructure and where capacity permits. Demand. Based on growth projections, the LUPP states that approximately 800-900 acres are needed for all future types of commercial uses. Of this figure, 300-350 acres are needed for community-scale activities. Current estimates are that approximately 70 acres of this type of land is available in the city. RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: With a vote of 3-2, the Planning and Zoning Commission recommended approval of the rezoning request at its meeting of May 18, 2005. The dissenting votes represented the opinion that because the property was located in the 100-year flood plain of the Skunk River, and identified as "Environmentally Sensitive Area"on the LUPP, the rezoning should not be approved. 3 ALTERNATIVES: 1. The City Council can approve the rezoning of 36.73 acres, located at the intersection of Southeast 16th Street and Dayton Avenue from "A" (Agricultural)to "HOC" (Highway Oriented Commercial). 2. The City Council can deny the rezoning of 36.73 acres, located at the intersection of Southeast 16th Street and Dayton Avenue from "A" (Agricultural) to "HOC" (Highway Oriented Commercial). 3. The City Council can postpone action on this request and refer it back to City staff and/or the applicant for additional information. MANAGER'S RECOMMENDED ACTION: Staff Analysis: ■ The property is located in the growth boundary of the city, has access to utilities, emergency services, and has good access to arterial streets, as well as U.S. 30. ■ The property is adjacent to areas zoned "HOC" (Highway Oriented Commercial) and "GI" (General Industrial). The proposed rezoning is compatible with surrounding zoning and uses. ■ The City does not have adequate land zoned HOC to meet future demand. ■ With fill, the property can be raised above the 100-year flood elevation with minimal impact to the natural environment. Therefore, it is recommended that Alternative #1 be adopted. Alternative #1 is a recommendation that the Cit� Council approve the rezoning of 36.73 acres located at the intersection of Southeast 16t Street and Dayton Avenue from "A" (Agricultural) to "HOC" (Highway Oriented Commercial). COUNCIL ACTION: Attachment 4 R. BRADLEY STUMBO P.O. BOX 1664 AMES, IOWA 50010 515-233-3689 REZONING PLAT NE ll�Z-B3 Nw 9��2 63-2 10149 LONE SEG' SEG 0 pG toNE 113.54' 3.39 ACRES 113.54' N. LINE WHEELOCK SUBDIVISION NE CORNER i4w CORNER SW1/4. SEI/4 SW1/4. SE1/4 SEC. 12-83-24 SEC. 12-83-24 NpG tpNEO 2 2 A SW i(ZA 36.73 ACRES TOTAL 92-63- 5EG' G C3 A ( 10 N1N NOG ai Eo No. tONE� pG PPo POS �p W Ir PARCEL A ROW LINE _ _ _ _ _ S1/4 CORNER I S.E. 16TH STREET SE CORNER SEC. 12-83-24 SWI/4. SE1/4 NQG SEC. 12-83-24 -LOW, BOUNDARY DESCRIPTION: (CURRENT ZONING: AG; PROPOSED ZONING: HOC) LOT 2 IN WHEELOCK SUBDIVISION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER AND THE SOUTH 113.54 FEET OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, ALL IN SECTION 12, TOWNSHIP 83 NORTH, RANGE 24 WEST OF THE 5TH P.M., CITY OF AMES, STORY COUNTY, IOWA, CONTAINING 36.73 ACRES. GRAPHIC SCALE 1"=300' 0 300 600 900 Certification: I hereby certify that this land surveying document was prepared and the related survey work was performed OpP,r SF TGy by me or under my direct personal supervision and that I am a o �o duly licensed Land Surveyor under the I8WS of the State of Iowa. Q 0161 — i'z��/z "�& Date: �oz�� R. Bradley St4hbo License N17161 My license reyiewal date is December 31, 2005 �q 10NA cg SURNE� Job #15244RZ1 Date: 4/25/05 Page 1 of 1 '��*u a`a ,� �„'-»wrrt� .c.-�sY,,.::,.aa•...s.» I<,^� �$,. q �. 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MW r k General Industrial ip Greenway Environmentally,�SensitiveLand ,. ° Environmentally Sensitive Land Environmentally Sensitive Land f Highway-Oriented Commercial Highway-Oriented Commercial ,"��, Greenway Environmentally-Sensitive Land amed P Land Use Policy Plan Map M1 ® Subject Area Floodway e r — s L _ _I Floodplain 0 200 400 800 Feet Map prepared May 12,2005 by the Department of Planning and Housing ILI Ict r t I 1 FGeneral Industrial Zone I s 1 a Residential,Low Density Park'Zone r Agricultural2one 0 a z 0 a Agricu IS 16TH ST Highway-Oriented Commercial Zone - - r -- - ` rr,, - - __ - - -- USHIGH\NAY30 U�.�IGHWAY r p - \ -ltgHlGHwAY30 d\P Existing Zoning N �._.._ City of Ames Corporate Limits -° Floodway W E ' ® Subject Area 100-year Floodplain 0 200 400 800 Feet Map prepared May 12,2005 by Ames Department of Planning and Housing rt t � V 1 Ll I 1 \ General Industrial Zone I I Residential\Low Density Park'Zone w a UJ A riculturalZone o ii'. w g g a p a y a 0 a rn i4gricul I_ 16TH ST 7Highway-Oriented Commercial Zb�°rne us HIG Y 30 .�.. .. _-- n INTERSTAT E HIG 30 - - - - -USHIGHWA Y p - _ - -- - - - ` HIGHV- - - ---- ---- --------------------------- N USA Y3� Ay3 t L ' '1 j 1 r Proposed Zoning N i...... City of Ames Corporate Limits -�-- Floodway w E ® Subject Area - - - 100-year Floodplain i Zoning Districts Southeast Gateway Overlay District Feet Map prepared May 12,2005 by Ames Department of Planning and Housing