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Home My WebLink AboutA002 - Council Action Form dated August 24, 1993 ITEM #: Q DATE: 08/24/93 COUNCIL ACTION FORM SUBJECT: Passage of an Ordinance to Rezone Property at 308 Stanton Avenue from R-3 (Medium-Density Residential) to R-4 (High-Density Residential) . ACTION FORM SUMMARY: This is a rezoning request by the owner of 308 Stanton Avenue to rezone this property from R-3 to R-4 in order to construct an apartment building on this property, as well as, three lots to the north. The Planning and Zoning Commission and staff recommend approval of this request for rezoning from R-3 to R-4 because it is consistent with its LUPP designation. The Planning and Zoning Commission also recommends that City Council initiate the rezoning of the balance of the property currently designated R-3 to R-4 to be consistent with the Land Use Policy Plan. BACKGROUND: This petition for rezoning includes one lot, located at 308 Stanton Avenue. The total area involved in this rezoning is 19,500 square feet or 0.45 acre. This lot currently contains a single-family dwelling, which is a rental unit. The developers, who are in the process of purchasing this property, propose to remove the single-family dwelling on this lot, as well as, the dwelling units on the three lots to the north, which are zoned R-4, in order to construct a 55 unit apartment building. (See attached concept site plan. ) No plans have been submitted for the design of the proposed building at this time. This request is being made to rezone this property from R-3 (Medium-Density Residential) to R-4 (High-Density Residential) . ANALYSIS: Current Land Use and Zoning Designations of Subject Property. Property Land Use Zonin A. Subject Property Single-Family Residential R-3 308 Stanton Current Land Use and Zoning of Adjacent Properties. Property Land Use Zoning B. North of the Site Rooming Houses R-4 2 Property Land Use Zoning C. East of the Site Multiple-Family Residential R-4 & Sorority D. South of the Site Multiple-Family Residential R-3 E. West of the Site Multiple-Family Residential R-3 Character of Surrounding Area. The subject property, 308 Stanton Ave- nue, is located in an area, which includes a mixture of multiple-family structures, single-family conversions to multiple-family dwelling units and rooming units, and single-family dwellings. The subject block is primarily rental as opposed to owner occupied. The development to the east along Lynn Avenue includes several fraternities and sororities and apartment buildings. The blocks to the north include a combination of commercial development, multiple-family units, and single-family dwelling units, which are primarily rental units. The development to the west along Welch Avenue includes fraternities, commercial development and multiple-family dwelling units. South of the subject block there is an elementary school and single-family development. Land Use Policy Plan and Zoning History. LUPP 1977 and 1981 Land Use Policy Plan Map Designation. The subject property and the subject block were designated as Medium-Density Residential. 1988 Land Use Policy Plan Map Designation. The subject property and the subject block were designated as Residential: High-Density. Goals and Polices from the Land Use Policy Plan. The following goals and policies from the current Land Use Policy Plan apply to this rezoning proposal. B. RESIDENTIAL B.I. Goal. To provide a wide choice of housing types and locations to serve the residential needs of the present and future populations. B.I.I. Policy. The Land Use Policy Plan will serve as the basis to provide for functional new developments, conservation and preservation of existing neighborhoods and the rehabilitation and/or redevelop- ment of deteriorating areas. B.1.9. Policy. Landscaping and open space or multiple-family development will serve as transition areas between low-density residential areas and areas of significant commercial activity. 3 The proposed rezoning from 'R-3' to 'R-4' for the subject property would serve to further the goals and policies of the Land Use Policy Plan by enhancing the opportunity to redevelop some older, former, single-family housing, which has been converted to rooming house rental units, into an apartment complex in close proximity to the Iowa State University Campus. The developers are intending to remove three rooming houses and the single-family dwelling on the subject property in order to construct a 55 unit apartment building, which will primarily serve the needs of the stu- dent population, in an area near the University that has been designated for high-density residential use on the LUPP map. Zoning. 1966 This property, as well as, the four parcels to the north were zoned R-3. 1988 This property continued to be zoned R-3, however, the four parcels to the north were rezoned from R-3 to R-4 by the devel- opers (Note: the developers did not own 308 Stanton, the subject property, at the time of the rezoning in 1988 and only requested rezoning for the parcels they owned at 218, 224, 226, and 304 Stanton Avenue) . Requested Rezoning. The owner is requesting a rezoning from R-3 (Medi- um-Density Residential) to R-4 (High-Density Residential) for one lot at 308 Stanton Avenue in order to sell it so that it may be combined with the three lots to the north for the development of a 55 unit apartment build- ing. This proposed rezoning is consistent with the LUPP map designation, and the subject property abuts the R-4 zoning district on the north and the east. Even though this is a one lot rezoning, it does not constitute spot zoning because it is an extension of the existing R-4 zoning to the north and the east of this site. Historic Value of Structures. A recent reconnaissance survey of signifi- cant architecture in the City, the Historical and Architectural Resources of Ames, Iowa, did not identify the structure on the subject property or any other structure in the block as an example of historic context. Utilities. The existing and/or planned utilities in the area are adequate to serve a residential development constructed under the R-4 zoning regula- tions. Water Existing: 4-inch main in west side of Stanton Avenue Proposed: 8-inch main in Stanton Avenue to be constructed this year Sanitary Sewer 8-inch main in Stanton Avenue 4 Storm Sewer Existing: 15-inch main on west side of Stanton Avenue. A storm water management plan will be required for any development of an apartment complex. Electric Adequate service available to serve the proposed use. Comparison of Bulk Regulations. R-3 R-4 (Medium-Density Residential) (High-Density Residential) Lot Area S.F. 6,000 sq. ft. Same T.F. 7,000 sq. ft. Same Each additional unit Each additional unit over two = 1,800 sq. ft. over two = 1,000 sq. ft. Lot Width 35 ft. min. at street line Same 50 ft. min. at bldg. line Same Front Yard 25 ft. minimum Same Setback Side Yard 6 ft. - 1 story Same Setback 8 ft. - 2 stories Same 10 ft. - 3 stories Same 20 ft. - 4 stories 12 ft. - 4 stories 20 ft. street side for 4 addn. ft. for each corner lot addn. story 20 ft. - street side for corner lot Rear Yard 25 ft. min. Same Setback Maximum Ht. 4 stories or 50 ft. 9 stories or 100 ft. Transportation. Access to the subject property is from Stanton Avenue, which is a local street, however, the subject block is bounded on the south by Knapp Street, which is a collector street. Cy-Ride makes stops to serve this property at Welch Avenue and Chamberlain Street, and Welch Avenue and Knapp Street, as well as, Lincoln Way and Stanton Avenue. Bicycle access is provided along the public streets in this neighborhood. Affordable Housing. The existing housing in this neighborhood, although it is older and similar in some respects to affordable housing in other parts of the community, is primarily rented to a student population who are willing and able to pay higher rents for the convenience of living close to the Iowa State University campus. Thus the removal of a single-family 5 dwelling, and its replacement with a significant number of apartment units will result in a net gain to the housing stock in the area, and it should not negatively impact the availability of affordable housing in the communi- ty. (Note: the focus of the City's affordable housing discussions have been toward maintaining a stock of owner-occupied structures, and the structures in this area are rental units.) Impacts on the Neighborhood. This neighborhood is primarily a student rental neighborhood. The rezoning of this property to R-4 and its consol- idation with the three lots to the north in order to construct a 55-unit apartment building should have a positive impact on the area since it will result in a coordinated apartment development on the site with an appro- priate landscaped parking lot. The intent of the Land Use Policy Plan Map designation of Residential: High-Density is to provide high-density resi- dential development in close proximity to the university campus. This proposed development will further that goal. STAFF COMMENTS: Staff believes the proposed rezoning is consistent with the Land Use Policy Plan designation of Residential: High-Density, and this rezoning should result in a coordinated redevelopment of the area and significantly increase the number of dwelling units to serve the needs of those who wish to live in close proximity to the University and to the adjacent commercial area. The proposed rezoning is contiguous on the north and east to an existing R-4 zoning district, thus this proposal is not isolated from other R-4 zoning designations and development. The Planning and Zoning Commission reviewed this item at their meeting of August 4, 1993 and recommended that it be approved. The Planning and Zoning Commission also recommends that City Council initiate the rezoning of the balance of the property currently designated R-3 to R-4 to be consistent with the Land Use Policy Plan. ALTERNATIVES: 1. The City Council can approve of the owner's request to rezone the property at 308 Stanton Avenue from R-3 to R-4. 2. The City Council can deny approval of this request to rezone the property at 308 Stanton Avenue from R-3 to R-4. 3. The City Council can refer this request back to rezone the property at 308 Stanton Avenue from R-3 to R-4 for additional information from staff, the owner, or developers. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #1, which is a recommendation to approve the rezoning from 6 R-3 to R-4 for 308 Stanton Avenue. This rezoning is consistent with the Land Use Policy Plan designation for the area, and it will enable to the developers to proceed with their development proposal to construct a 55 unit apartment building. Attachment h\bpo\caf\cochrane.824 VICINITY MAP FOR 308 STANTON AVENUE LINCOLN WAY TC" F, C. OD UR HAMBERLAIN 9 fT- 0 E�T f—T T. ::—_ R FFiAT.M3 FRAT cv Dc:3 Tflp D ST. D-EMI D 0 7 El A El D-413 0 VD-44 ran{ D-5 c1l Fca V S T. Ly Frj DI D 10 D-Z -D [3D-1 R EID m C:ID Lli 123D ujrr >�' > m < CJD-2 I[ !E > MI Co DC:3 — KFH Sl ED < 10 6ma D= —r LIT L E ST. 0:3 tj m� om L2j z OD 00 mo-3 [as 10 D-2 [30 0 —DE:3 -EF- Z t0d �93' MD-7 ❑EJm-, ICID 10 FRI D Z_"D ag 0 aB 12 13- 10 Do DC3 Z 010 —1 (m D[3 < MI Z-ff— Q LJ oq-�— B , >- D o® im 11_j:Q:D 0 JoT 3 0 3: At— m 0 lmr4- j D 1131,,A 13 D D LLJ > < F-T rc ---------- A OLEA S RL Residential:Low Density 1-9 Unit Per A Residential:MecL Densit 5B H" 10-221.kftpwA� y I S U CENTER AX Residential:High Density 23 Lk*t.p.Acre&G..tu LIT P Public/Institutional '0 R Sdwo*ch-C1,816 CRY,state,& ST F-W*4 Owned Lad c Commercial &Od— P Open Space FWdwn P.M&Wooded Anse ��;� O N O Agricultural LUPP DESIGNATIONS R-W& Fmft R.Wed A—s t4 M1 Agricuhxtr-di LINCOLN wA Low Density Residential LOWD .. Density 74 CENTER DRIVE EAR-0 wesidential CIP,k. I R- - H IR-0el A�=1212'11W 0 SAKER 5 T. 6 R owl Medium Density A Residential S T, High Density Residential JoeCOO ILEY ROAD General Commercial Concentrated 0 e3--7 Commercial ZONING DESIGNATIONS PL Planned Commercial Stanton Avenue ? I I i 25' FRONTYARD ____________ _________ _____________________ __________ _________ ______________________ - ------- I ►-. - ----------=------- -=------==-=----=-= =--- - ----- -- --------------------- - -- r r , ------------ r ----------- _ _ __ - 1=-=- ---_-- ----- - 1 - -- - - - ---- ------------ __ =_)c_� :,:-;v 1 __ _____= I --- 1-_ �_-_ -__--- -- -- - ----- --- - ----- ------- ------------ ------------- __ ------------ .p, rn ----------- s X D I------------ (P r , 11 I I 1 I O • 1 I 1 j 1 I I N_ � 1I ; 8 q`X1 PARKIN PAG ------ --------- a 8 q' C1g1 P RKNG $PA�E5! D II' O� � --------- 70 -- ------- -------- z rn 24' A15LE WIDTH D I --------- 70 D ,n q'� 1q,;; PARKING 5I PA ESI ' I - ------- - • --------- �IIII 1 IIIII q*IIII 1 P RK G LIIII PA�I;I ES,Ii III II i III ; I --------- ------------ -------- C lIII lIIII lIII ,II 24'III A15LE WIDTH T lq PA�KIN� S,PACE5 I I I; f I I I I 5' PARKING ETBAGK ' N D C W 7DD 7 70 m rn .A C U� — r D FD > n + o o W 2 O (P � CPP O N N II N e"7y" II 61 N d H Ln cn O v m (RECEIVED orn N .N-• II 1 JUL 2 0 1993ca -0 CITY OF AMES, IOWA "- 0 LCEPT. OF PLANNING & HOLI ROL JULY Iq.lgg3 #B7033.00 ,rite Development Concept o 224, 226, 304 & 308 Stanton Avenue ENGINEERING PLUS INC. for the Stanton I Partnership Ames, Iowa 515-232-8553 b I 1 - - -s _ - _ ■ ■ ■ ■ ■ ■ ■ ■ ■ id' - _ ■ ■ L as t ■ OWL ■ ■ I I I I I I I ■ ' ` I i I - - - - 327 321 319 307 301 229 223 221 ■ ■ STANTON AVENUE ■ 324 320 304 226_ 224 218 00 CZ �■ � __�====ate:=_��__ _ I ■ _ - _ ■ cn co CZ w I I • I � � ' \ ok I I I T— ■ ' 32 _ 1 1 319 317 315 309 307 301 223 ' LYNN AVENUE 304 ■ N O NORTH I ' I n O I I I t rD' t m N RE EIVE _ J U 2 0 1993 CITY r AM£S, IOWA pEPT. OF KANNING & H 0U I NG I RDL July IS,M3 '81033.01 REZONING PETITION o 308 Stanton Avenue for Ev Cochrane ENGINEERING PLUS INC, Ames, Iowa 515-232-8553