HomeMy WebLinkAboutA026 - Hearing to Rezone Property at 5119 and 5001 Lincoln Way from Agricultural (A) to Suburban Residential Low Density (FS-RL) with a Master PlanITEM #:28
DATE:02-25-25
DEPT:P&H
SUBJECT:REZONE OUTLOTS YY AND ZZ OF SUNSET RIDGE SUBDIVISION
TWELFTH ADDITION FROM AGRICULTURAL (A) TO SUBURBAN
RESIDENTIAL LOW DENSITY RESIDENTIAL (FS-RL) WITH A MASTER
PLAN
COUNCIL ACTION FORM
BACKGROUND:
Lutheran Church of Hope, is requesting that the City of Ames rezone the church's property located at
5119 Lincoln Way, Outlot ‘YY’ (18.26 acres) and 5001 Lincoln Way, Outlot ‘ZZ’ (3.96 acres) from
Agricultural (A) to Suburban Residential Low Density Residential Zone (FS-RL). The subject
properties include a total of 22.22 acres. In addition, 1.67 acres of Lincoln Way right-of-way is included
in the rezoning for a total of 23.89 acres (See Attachment A - Location Map, Attachment G –
Applicant’s Rezoning Map, and Attachment I – Rezoning Legal Description).
The subject properties are part of the Sunset Ridge Subdivision, Twelfth Addition, which is a Final Plat
that was approved by the City Council in December 2024. The previously approved subdivision also
included another parcel (Outlot ‘XX’ abutting the north property line), planned for further division into
lots for single-family homes, and Lot 1 (northeast of the site), platted for development by a single-
family home (see Attachments B, C, and H for the Current Zoning Map, Proposed Zoning Map, and the
Approved Final Plat). Lot 1 and Outlot XX are not part of the rezoning.
At the time land is annexed into the City, it is automatically zoned as Agricultural (A) until the property
is rezoned by the City Council for development. The property was annexed in November 2024. Due to
its recent annexation, the existing dwelling is served by a private wastewater treatment and disposal
system (septic system) and a well. Development of the subject properties will require extensions of
infrastructure as needed to serve the development. City infrastructure is available to serve the
property from adjacent developments and will be extended by the owner at their cost. The
approved subdivision requires that the water main be looped through the site to Westbend Drive
upon its development.
The intent of the current property owner is to demolish the existing single-family dwelling built in 1962
(located on Outlot ‘ZZ’), construct a church on a single parcel formed by consolidating the two Outlots,
and extend public utilities into the site. The FS-RL Zoning district allows for development of a
religious institution with the approval of a Special Use Permit by the Zoning Board of
Adjustment. Specific site plan details are part of the Special Use Permit review process.
The subject site for rezoning abuts the Sunset Ridge Subdivision to the west. The abutting lots have
been developed as single-family detached homes within the FS-RL zoning district. A majority of the
homes were built in the mid 2000s. Rear yards abut the proposed rezoning area. Access to the site will
include use of Durant which is stubbed to the site.
Westwood Subdivision, adjacent to the northeast, was developed for single-family residences in a
Residential Low Density (RL) zone in the mid- to late 1970s and the mid-1990s. The subject rezoning
site does not connect to the northeast to Westbend, only the previously approved Lot 1 for construction
1
of a single-family home will access Westbend.
Immediately east of the site are commercial properties at the southeast corner of the site, along the north
side of Lincoln Way access via a frontage road. These properties are zoned as Highway-Oriented
Commercial (HOC). A mini-storage business is located in the HOC zone adjacent to the site. Access to
the site in the future will utilize the frontage road as a location for a driveway.
Properties across Lincoln Way to the south are in the College Creek Development and are also single
family detached dwellings in the RL zone. These properties were developed in the mid-1970s, with the
exception of one farmstead that was created in 1900. Lincoln Way will also include a point of access
for a future driveway.
PLAN 2040 LAND USE:
Ames Plan 2040 Future Land Use Map currently designates the property as Residential Neighborhood 3
(RN-3) (see Attachment E- Future Land Use Map ). FS-RL and is considered a compatible zoning
district within the RN-3 land use classification (see Attachment F – RN-3 Policy Table ). The current
Agricultural (A) zoning is not considered compatible with the RN-3 designation. RN-3
contemplates a mix of low density and medium density development types as the base types of
uses, with allowances for special uses as permitted within specific zoning districts.
MASTER PLAN:
Typically, a rezoning to FS-RL requires a Master Plan unless the City Council determines it is not
required. A Master Plan has been submitted with the rezoning request that shows the proposed uses of
the property proposed for rezoning (see Attachment D – Master Plan). The Master Plan assumes the
two current outlots are merged into one lot for the project.
The primary proposed use is a "Church Campus" subject to Zoning Board of Adjustment (ZBA)
approval that must be consistent with the Master Plan. Potentially the site could be developed in phases
pending the removal of the existing single-family home on the east side of the site. The Master Plan
notes the single-family home can remain as a residential use subject to future special use permit
approval for the church campus.
The “Church Campus” designation occupies the majority of the land area, and will include the building
and associated parking, drives and sidewalks for circulation and landscaping in the front yard and on the
perimeter and interior of parking lots that are constructed. The current concept anticipates the building
being located near Lincoln Way and centered within the site and for the church to be built out in phases.
The proposed Master Plan does not include the site-specific layout details, which City Council can
accept as a Master Plan as the building details are not finalized. Additionally, development of the site
and the size of the church facility is subject to ZBA approval of Special Use Permit at a public hearing
and will include full site details.
Potential access points to the site from Lincoln Way, Frontage Road, and Durant Street are shown on
the Master Plan. The exact location of accesses to the site will be determined at the time of site plan
review for the proposed church with the Special Use Permit.
The other area of the subject properties shown on the Master Plan is labeled as “Open Space.” This
area will function as the location on the site to be used for storm water detention to serve all properties
within the Sunset Ridge Subdivision, Twelfth Addition. The Open Space area could allow incidental
improvements to the pond, management of the trees, and additional open space elements, such as
2
walking paths. Clear cutting and removal of vegetation or development of a building is not permitted
within the Open Space designated area.
A traffic impact letter has been submitted addressing the development and operation of church sized at
approximately 750 seats. The City Traffic Engineer has reviewed the draft analysis and found it
satisfactory for assessing current conditions and identifying potential impacts and mitigation needs with
the addition of a church. Specific public improvements are recommended in the traffic impact letter for
the Hope Lutheran Church development that include creating left turn lane access to a new driveway
along Lincoln Way. Ultimately, the striping between Hartford and Thackery will be modified to provide
a three-lane section across the frontage. The applicant's consultant is finalizing the study per the City's
traffic engineers comments. Final details of the traffic improvements will be part of the Special Use
Permit review.
ZONING AGREEMENT:
Given that the rezoning is subject to compliance with a Master Plan, a zoning agreement is required to
be signed with the developer to ensure that the terms for the master plan are followed. A zoning
agreement will be finalized with the developer prior to the third reading of this rezoning
ordinance. The zoning agreement will enumerate the conditions on the Master Plan via a signed
legal agreement in order to ensure compliance with the approved plan. The agreement will note
that development of the site requires implementation of Lincoln Way striping and access
improvements based upon the final traffic study.
PLANNING & ZONING COMMISSION :
The Planning and Zoning Commission considered the requested rezoning and Master Plan on January
29, 2025. Property owners within 200 feet of the proposed rezoning expressed concerns about access to
the future church site from Lincoln Way and Durant Street. Public comments addressed concerns about
traffic levels on Lincoln Way as well as the Durant Street connection. There was also discussion
concerning the impact of future development on the natural habitat that exists on the site and the
designated open area in the Master Plan. Staff reviewed the findings of the traffic study and planned
restriping of Lincoln Way to a three-lane section at the time of development of the church.
The Planning and Zoning Commission voted 7-0 to recommend approval of the proposed rezoning and
Master Plan.
PUBLIC OUTREACH - Neighborhood Meeting:
The applicant held a neighborhood meeting on February 18. Church staff discussed their plans for the
site and fielded questions about lighting, buffering, site design, and uses that would occur at the
church.
ALTERNATIVES:
1. Approve first reading of an ordinance to rezone 5119 and 5001 Lincoln Way and adjacent right-
of-way from Agricultural (A) to Suburban Residential Low Density (FS-RL) and require
approval of a Zoning Agreement prior to third reading.
2. Deny the request to rezone 5119 and 5001 Lincoln Way from Agricultural (A) to Suburban
Residential Low Density (FS-RL).
3. Defer action on this request and refer it back to City staff and/or the applicant for additional
3
information.
CITY MANAGER'S RECOMMENDED ACTION:
The request for rezoning is consistent with the Ames Plan 2040 proposed Future Land Use Map
as described in the addendum. The properties proposed for rezoning will have access to existing
infrastructure and City services for this parcel that will consolidate the two existing Outlots. If future
development of the subject property occurs, the FS-RL zoning would be compatible with adjacent
properties. Any future development will be required to meet development standards for the FS-RL
zone and standards for subdivision design and improvements. Generally, utilities can serve
development of the site. Improvements to water line looping and frontage improvements will
occur with the eventual development of the site. Therefore, it is the recommendation of the City
Manager that the City Council adopt Alternative #1, as described above.
ATTACHMENT(S):
Rezoning Ordinance 5001 & 5119 Lincoln Way.docx
Attachment A.pdf
Attachment B.pdf
Attachment C.pdf
Attachment D.pdf
Attachment E.pdf
Attachment F.pdf
Attachment G.pdf
Attachment H.pdf
Attachment I.pdf
Addendum.pdf
4
DO NOT WRITE IN THE SPACE ABOVE THIS LINE, RESERVED FOR RECORDER
Prepared by: City Clerk’s Office, 515 Clark Avenue, Ames, IA 50010 Phone: 515-239-5105
Return to: Ames City Clerk, P.O. Box 811, Ames, IA 50010
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES, IOWA, AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON
SAID MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL
CODE OF THE CITY OFAMES, IOWA; REPEALING ALL ORDINANCES
AND PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in Section
29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the boundaries
of the districts established and shown on said Map in the manner authorized by Section 29.1507
of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate, generally located
at 5001 and 5119 Lincoln Way, is rezoned from Agricultural (A) to Suburban Residential Low
Density (FS-RL) with a Master Plan.
Real Estate Description: All Of Outlot 'Zz' And All Of Outlot 'Yy', Sunset Ridge
Subdivision, Twelfth Addition, An Official Plat, Lying Within The Southwest Quarter Of
The Southeast Quarter Of Section 6, Township 83 North, Range 24 West Of The Fifth
Principal Meridian In The City Of Ames, Story County, Iowa, And The South 80.00 Feet
Of Said Southwest Quarter Of The Southeast Quarter Adjoining The South Line Of Said
Outlot 'Yy' And Containing 23.89 Acres (1,040,680 Square Feet).
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of ,.
5
Renee Hall, City Clerk John A Haila, Mayor
6
Attachment A
Aerial & Location Map
7
Attachment B
Current Zoning Map (excerpt)
8
Attachment C
Proposed Zoning Map (excerpt)
9
Attachment D
Master Plan
10
Attachment E
Ames Plan 2040 Future Land Use Map (excerpt)
11
Attachment F
Ames Plan 2040 Residential Neighborhood 3 (RN-3: Expansion)
12
Attachment G
Applicant’s Rezoning Map
13
Attachment H
Sunset Ridge Subdivision, Twelfth Addition Final Plat
14
Attachment I
Rezoning Legal Description
15
ADDENDUM
Rezoning Background:
Legal Description. See Attachment I – Legal Description.
Current Zoning. The property is currently zoned as Agricultural (A), which is the zoning
designation that was applied to land at the time of annexation. The properties were
annexed in December 2024.
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table.
Direction from Subject
Property
Existing Primary Land Uses and Zoning
Districts
Subject Property Single-Family Residential and Vacant
Agricultural (A)
North Single-Family Residential
Suburban Residential Low Density (FS-RL)
East
Single-Family Residential
Residential Low Density (RL)
and
Commercial Services and Retail
Highway-Oriented Commercial (HOC)
South Single-Family Residential
Residential Low Density (RL)
West Single-Family Residential
Suburban Residential Low Density (FS-RL)
Ames Plan 2040. The Ames Plan 2040 Future Land Use Map designation for the property
is Residential Neighborhood 3 (RN-3) (see Attachment E - Future Land Use Map). Plan
2040 describes these areas as containing a variety of residential types and neighborhood
services. The characteristic of an RN-3 area is a conventional suburban layout of primarily
single-family development at low and medium density. Attachment F includes the excerpt
of Plan 2040 for the RN-3 designation including a full description of characteristics and
applicable zoning districts.
FS-RL is considered a compatible zoning district within the RN-3 land use classification.
Staff believes the rezoning request is consistent with the goals and policies of Ames Plan
2040.
Proposed Zoning. The FS-RL zone is intended to provide supplemental standards to
guide development beyond the base zone of Residential Low Density. These include for
density, block lengths, and open space that would apply to a proposed development.
Typically, the zone allows detached and attached single-family homes.
16
Infrastructure. Impacts on infrastructure and City services for the subject properties will
include the of extension water and sanitary sewer services, at the time of development.
Storm water management will be implemented through the establishment of a storm water
detention pond, on this site, to serve the entire Twelfth Addition of Sunset Ridge
Subdivision. No public streets are planned for extension through the site. The terminus of
Durant Street, in conformance with subdivision standards, will be required as part of the
site plan improvements. This will likely require a cul-de-sac turnaround with the extension
of the drive into the site that access parking. Precise access(es) to the site will be
determined at the time of site plan approval.
The existing dwelling, planned for removal, is served by a private wastewater treatment
and disposal system (septic). City infrastructure is available to serve the property from
adjacent developments and will be extended by the property owner into the site at their
cost once development is proposed.
Traffic Impact Letter. The full study is available upon request. The analysis found
existing conditions meet operational standards and there is no significant history of
accidents in the area of the site frontage from the past five years. Lincoln Way has an
average daily trip volume of approximately 7,300 vehicles and is an arterial street with a
45-mph posted speed limit currently.
The study assumed a 750 seat 35,000 square foot facility for total peak hour trips of
369. This includes trips in and out of the site during the Sunday AM peak hour.
Distribution assumed 90% of the traffic at buildout approaching the site from Lincoln
Way and use its two entrances, roughly equally split from the west and the east.
Approximately 6% of traffic at full build out would use Durant, but staff notes the first
phase may not include two access points on Lincoln Way and Durant may have a
higher trip volume initially. Final design features and phasing will be part of the Special
Use Permit.
The study found that with the addition of projected church traffic that the streets would
meet standards during the Sunday peak hour of use and includes recommendations for
the applicant to be addressed with the Special Use Permit include:
1. Roadway Access and Configuration:
• Access points along Lincoln Way must be at least 350 feet away from current
city streets.
2. Turn Lane Modifications:
• Restripe Lincoln Way to convert the inside eastbound lane into a two-way left-
turn land improving safety and operations.
These improvements are related to the church’s phased development and are triggered
by its construction activities and associated traffic generation.
17
The City Traffic Engineer supports converting Lincoln Way to a three-lane section and
realigning the trail along the frontage. CyRide can evaluate the site once a specific plan
is submitted. The site has an existing 10-foot shared use path along its Lincoln Way
frontage that is not anticipated to be altered.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1. Lutheran Church of Hope owns the subject property.
2. Ames Municipal Code Section 29.1507(1) allows the property owner to initiate an
amendment to the Official Zoning Map.
3. The proposed rezoning is consistent with the designation of RN-3 as identified on the
Ames Plan 2040 Future Land Use Map and the use of the property will continue to be
residential.
4. The proposed rezoning to FS-RL is consistent with the surrounding area where the
primary development type is single-family residential developed under the FS-RL and
RL zoning districts.
5. Infrastructure and City services are available for extension into the site.
6. Traffic improvements may be necessary to serve the site is used as the location for a
church.
Public Notice. The City provided mailed notice to all property owners within 200 feet of
the subject property and placed a sign on the property, prior to the City Council meeting
in accordance with the notification requirements of Chapter 29.
18