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HomeMy WebLinkAboutA001 - Council Action Form dated November 1, 1994 9 a 1 ITEM #: DATE: 11/01/94 l COUNCIL ACTION FORM SUBJECT: Public Hearing to Consider a Rezoning of Property Located at 221, 223, 229, and 301 Stanton Avenue from R-3 (Medium-Density Residential) to R-4 (High-Density Residential). ACTION FORM SUMMARY: This is a rezoning request to rezone this property from R-3 to R-4 to increase the number of dwelling units and/or the number of persons that can occupy each dwelling unit. The Planning & zoning Commission and staff recommend approval of this rezoning request. BACKGROUND: This petition for rezoning from R-3 to R-4 includes four properties. The total area involved in this rezoning includes approximately 43,434 square feet or .99 acres. The property owner wishes to increase the number of dwelling units and/or the number of persons that can occupy each dwelling unit. The R-3 (Medium-Density Residential) district limits the occupancy of a single-family dwelling to no more than three (3) adult persons related by marriage or consanguinity. Four (4) unrelated adults may occupy a dwelling unit if three (3) off-street parking spaces are provided. The R-4 (High-Density Residential) district allows five (5) unrelated adults to occupy a dwelling unit if four (4) off-street parking spaces are provided. The Planning and Zoning Commission originally heard this request for rezoning on August 3, 1994. The Commission tabled the request to give the applicants an opportunity to bring redevelopment plans to the Commission meeting prior to the matter going to City Council. Those plans were received on September 22, 1994. In summary the plans are as follows: Property Redevelopment Plans Intended Occupancy Parking Time Table 301 Stanton Remodel and add on to a 4 or 5 unrelated adults per unit 4 spaces per unit' Fall of 1994 single-family dwelling in order to convert it into a duplex with a two bedroom apartment on the first floor and a three bedroom apartment on the second floor. 229 Stanton Remodel a single-family 4 or 5 unrelated adults per unit 4 spaces per unit' Summer of 1995 dwelling into a duplex with two three bedroom apartments; one apartment will be on the first floor and one apartment on the second floor. 221 -223 Remove existing single-family 2 or 3 unrelated adults per unit 2 spaces per unit" Summer of 1996 Stanton dwelling and duplex and replace them with an 8-unit apartment building. Each of the apartment units will have two bedrooms. The parking plan for 229 and 301 Stanton Avenue shows that two additional spaces beyond the four (4) per unit can be provided. A remote parking agreement at 221 Stanton Avenue is currently in place to provide six (6) parking spaces for 2410 Chamberlain Avenue. The property owner is in the process of finding an alternate location for that remote parking. The proposed 8-unit apartment building cannot be built until or unless that remote parking agreement is removed. ANALYSIS: Current Land Use and Zoning Designations of Subject Property. Property Land Use Zoning 221 Stanton Avenue Two-Family Residential R-3 223 Stanton Avenue Single-Family Residential R-3 229 Stanton Avenue Single-Family Residential R-3 301 Stanton Avenue Single-Family Residential R-3 2 Current Land Use and Zoning of Adjacent Properties. Property Land Use Zoning North of the Site Single-Family Residential P-C Multiple-Family Residential Commercial East of the Site Multiple-Family Residential R-4 South of the Site Single-Family Residential R-3 Multiple-Family Residential West of the Site Commercial P-C Multiple-Family Residential R-4 Character of Surrounding Area. The subject property includes one two-family dwelling and three single-family dwellings. East of the subject property, a six-story apartment building with underground parking and 59 dwelling units is under construction. South of the subject property are rental properties that vary in size from one (1) to six (6) dwelling units. West of the subject property is a restaurant, an 8- plex, and a 12-plex. North of the subject property is a single-family rental unit, an owner-occupied single-family dwelling, and a building that includes commercial uses on the first floor and six (6) apartments above. 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 Policies 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.1. Goal. To provide a wide choice of housing types and locations to serve the residential needs of the present and future populations. B.1.1. 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 redevelopment of deteriorating areas. 3 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. The proposed rezoning from R-3 to R-4 for the four properties is consistent with the Land Use Policy Plan designation of Residential: High-Density. The intent of the property owners is to increase the density within two of the existing structures because of their size and remove two structures and replace them with an 8-unit apartment building to provide additional housing for the student population attending Iowa State University. This would further the goal of providing a wide choice of housing types and locations to serve the residential needs of the present and future populations. The applicants are intending to further Policy B.1.1. "... to provide for functional new developments, conservation and preservation of existing area neighborhoods and the rehabilitation and/or redevelopment of deteriorating areas." by removing the two most deteriorated structures at 221 and 223 Stanton Avenue and redeveloping the property with an eight unit apartment building and rehabilitating the interior and exterior of the two structures at 229 and 301 Stanton Avenue because they are in fairly good condition. Their plans indicate they intend to maximize parking on all the sites to meet or exceed the ordinance requirements. They are specifically stating that they intend to have up to five (5) unrelated adults in the units at 229 and 301 Stanton Avenue, and they have indicated that they would provide up to 18 parking spaces in a combined parking lot for the four apartment units in the two duplex conversions. Providing as much parking as possible will minimize the impact on the immediate area and help to preserve adjacent neighborhood. Zoning. 1966. The four parcels were zoned R-3 in 1966, and they have not been rezoned since that date. Requested Rezoning. The owner is requesting a rezoning from R-3 (Medium-Density Residential) to R-4 (High-Density Residential). This proposed rezoning is consistent with the LUPP Map designation and the subject property abuts the R-4 zoning district on the east and west. Even though this is a four lot rezoning, it does not constitute spot zoning because it is an extension of the existing R-4 zoning to the east and west of this site, and is consistent with the Land Use Policy Plan. Historic Value of Structures. A recent reconnaissance survey of significant architecture in the City, the Historical and Architectural Resources of Ames, Iowa, did not identify the structures o the subject properties or any other structure in the block as an example of historic context. 4 Utilities. The existing and/or planned utilities in the area are adequate to serve a residential development constructed under the R-4 zoning regulations. Water: Existing: 4-inch main in west side of Stanton Avenue 8-inch main in Stanton Avenue was constructed this past year. Sanitary Sewer: 8-inch main in Stanton Avenue Storm Sewer: Existing: 15-inch main on west side of Stanton Avenue. 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 Over 2= 1,800 sq. ft. Each Additional Unit Over 2= 1,000 sq. ft. Lot Width 35 ft.min. at street line Same 50 ft.min. at bldg. line Same Front Yard Setback 25 ft.minimum Same Side Yard Setback 6 ft.- 1 story Same 8 ft.-2 stories Same 10 ft.-3 stories Same 20 ft.-4 stories 12 ft.-4 stories -4 additional feet for each additional story 20 ft.-street side for corner lot 20 ft.-street side for corner lot Rear Yard Setback 25 ft.minimum Same Maximum Height 4 stories or 50 ft. 9 stories or 100 ft. The intended redevelopment of the four lots involved in this rezoning can be accommodated under both the R-3 and the R-4 zoning regulations. 5 Parcel Lot Area #of Units/R-3 #of Units/R-4 #of Units Proposed 301 Stanton 10,227 sq. ft. 3 units 5 units 2 units 229 Stanton 11,020 sq. ft. 4 units 6 units 2 units 221 &223 Stanton 21,394 sq. ft. 9 units 16 units 8 units The only advantage to the applicant in rezoning this property to R-4 is that the occupancy of the units can be increased. The number of units proposed will fit under both R-3 and R-4. OCCUPANCY. The applicants are intending to have two (2) or three (3) occupants per unit in each of the two bedroom units located in the proposed 8 unit apartment building at 221 and 223 Stanton Avenue. This occupancy is permitted in both the R-3 and R-4 zoning districts. However, they would like the option of having up to five (5) unrelated adults per unit in each of the duplex apartments at 229 and 301 Stanton Avenue. According to their concept site plan they can provide the required amount of parking for five (5 ) occupants per unit. They are showing 16 parking spaces with the possibility of adding two (2) additional spaces. The R-4 zoning district allows up to five (5) unrelated adults per unit with four (4) parking spaces per unit, while the R-3 zoning district restricts occupancy to four unrelated adults with three (3) parking spaces per unit. Maximizing occupancy for the two structures at 229 and 301 Stanton Avenue is the rezoning goal of the applicants, and it is not their goal to maximize the number of units that could be constructed on the four parcels. 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 on 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. Impacts on the Neighborhood. The proposed rezoning from R-3 to R-4 would allow the property owners to increase the number of dwelling units and/or increase the number of persons that would occupy each dwelling unit with the addition of more off- street parking. In either case, the intensity of development of the subject properties would increase. The intent of the Land Use Policy Plan Map designation of Residential: High-Density is to provide high-density residential development in close proximity to the university campus. This proposed development will further that goal. The applicants have also indicated that they would rehabilitate two single-family homes, which would be converted to two-family units and redevelop two parcels by removing the existing deteriorated structure and replacing them with a new 8-unit apartment building with a paved parking lot. This should be an improvement to the general area. 6 STAFF COMMENTS: The Land Use Policy Plan (LUPP) clearly supports rezoning of land in cases where the rezoning would conform to the LUPP Map designation and new development, rehabilitation, or redevelopment of deteriorating areas would follow as a result of the rezoning. In this case, the rezoning is consistent with the LUPP Map designation of High-Density Residential, and the property owner intends to use the R-4 zoning designation to increase the density within two existing structures by rehabilitating those structures and by redeveloping two other parcels. This rehabilitation and redevelopment could take place in the R-3 zone, however the additional occupancy would not be allowed. Staff believes the rezoning of this property is consistent with the LUPP designation and the goals and policies of the plan, provided the properties are redeveloped and rehabilitated as depicted in the information submitted. However, the same thing would be accomplished under R-3 zoning with a lesser occupancy of the duplex structures. The Planning and Zoning Commission reviewed this request at their meeting of October 19, 1994 and recommended that it be approved. The vote of the Planning and Zoning Commission was 4-2-1 abstention. ALTERNATIVES: 1. The City Council can approve the request to rezone the property at 221, 223, 229, and 301 Stanton Avenue from R-3 to R-4. 2. The City Council can deny approval of the request to rezone property at 221, 223, 229, and 301 Stanton Avenue from R-3 to R-4. 3. The City Council can approve this request with modifications. 4. The City Council can table action on this request and refer it back to City staff and/or the applicant for additional information. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt Alternative #1. This will approve the rezoning from R-3 to R-4 for 221, 223, 229, and 301 Stanton Avenue. Staff believes the rezoning of this property is consistent with the goals and polices of the LUPP, and it will result in the rehabilitation of two properties and the redevelopment of two deteriorated properties. Attachment h\bpo\caf\stanton.n01 7 CAF APPROVAL SS BK ,• SL JK JP SR To be sent to Paul & Winifred Busch 41, S52 7E2 < 514-629A Hi OR4t µ 760 630'^ 401- 513 APA 4 cc ILI- tIHaC- - • -_ _�ROmICS q _ ■ i o CC I R CLE \^� !• C E G E c Ft �� •t 7Z_ y`L � • � _�ram, o � V L 1 AN BE ABU A `�� e Z • — �M Z -_ 31 ILR HL' - = £ 1 su CENTER c _ --- — ¢_06_ _MORN S ih-_'"_� -a6'�..-� ST. 9. - - ram'`_-4_.�"�'-�'_'`-_ � '.• y - ., - � S < 6RE NBRi — ROAD P r co — • .. z — L . .. • D COURT -- y �RO•A — .,. y_ 0 -r' -- isa `", y R L ROAD - _ Oh` J• O �OV Z 1 M♦w�7 L S r J l:til f::r::•�1�r l LUPP DESIGNATIONS ..•f•4,: L ��� � � I � 'fin.►�. ;. M d•I.1•�i � '� Ar:uc• i mr ' i.�r� /a• . i t • . 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L_ d ism ILIA,PAN i e Big . ■ L7 • rip] a-� �WATER MAIN s � ' • • , � D ■ sue .tea ■ • � � � � - i� poi � • � " � � � � ■ � ��� o • :LPL ■ ' � ■• u� � � rip � !• lot, , ' C :f��. � �i��� •. a D ■• SEWER SYSTEM ci= A STORM SEWER MAIN �_� _ lie] •1�1��� RECEIVED To : Pl ann i no and Zoning Commission SEP 2 21994 CITY OF AMES,IOWA FROM : Paul and Wi nn i e Busch DEPT.OFPLANNING&HOU RE : Redevelopment Plan for 301 , 22P , 223 , and 221 Stanton contingent on R-4 rezoning request The lots to be redeveloped are as follows : 30 1 : 1 ?0 x 59 = 11210 sq . f t . 229 : 1 ?0 ( 1 ?5) x 58 = 10 585 sq. f t . 223 : 1 -'0 ( 165) x 58 . 6 = 10 , 458 . 5 sq . ft . } 221 : 1 65< 1 54) x 54 = 8613 sq . f t . The redevelopment plan cal 1 s for the combined use of these two lots . The above four lots meet the purpose of the R-4 District as it is defined in the c i try code , that being a high-density residential area. located adjacent to campus . In the 1988 Land Use Policy Plan these lots were designated as Resi dent i al : High-Density . Presently the area directly across, the street to the east and the area directly behind to the west of these lots is R-4 or PO and have multi -tamil ;: or commercial structures . H buffer zone of R-3 to the south would still exist after the rezoning of these lots . To the north is a PC area . The redevelopment planned would present no further negative impact on the neighborhood to the south as the structures would be appropriate for the area and all parking would be provided off-street . Zoned R-4 , the structures planned on these lots would provide housing for more than twice the number of people now housed . The number of people housed now and after rezoning to R-4 and redevelopment is as follows : Present R-4 301 : 4 8-10 229 : 4 8-10 221-223 : 10 16-24 REDEVELOPMENT PLAN FOR 301 STANTON Redevelopment plans for 301 Stanton will include a complete renovation of the structure plus a two-star•; 12` ;< 24' addition to the rear of the structure . The addition squares out the structure and simply extends the present roof line . With the addition and renovation the structure will be a two-story duplex with a two bedroom apartment on first floor and a three bedroom apartment on second floor . Each apartment will have its own entrance . Blacktop parking wi 1 l be prow i ded in the rear•, of the lot_ The renovation will include replacement window=_. , plumbing and electrical work as needed , permanent_ exterior siding and landscaping . Drawings from the contractor and a proposed site plan for 301 and 229 are attached . Photo #1 shows the rear of the house at present . y I REDEVELOPMENT PLAN FOR 229 STANTON Redevelopment of 229 Stanton would include remodeling and renovation of the present structure into a duple„ with a three-bedroom apartment on each of the two floors. The contractor has evaluated the pro'iect , but plans are not et drawn up . El ack. top park: i ng i.ji 1 1 be provided in the rear and wi 1 1 include the avai 1 abi 1 i t-:. cif t i ve garages . Photo #2 shows the front of this structure and photo #3 shows the area to the rear with the gara.ges . Please refer also to the site- plan for 301 and 229 . �r 4 y i� 4-Z -4 3 -_ Sits pie" C t - _ 20 G� - � L 1 , 1 t E_ Z 301 ► --N �s .- ---- --- -� -- -- --_N-G 12lZ a 4 � i S N REDEVELOPMENT PLAN FOR 223 and 221 STANTON Redevelopment for 223 and 221 calls for the combined use of these two lots. The present structures will be demolished and an eight-unit , two-story , multi -family dwelling will be erected . Each unit will have two bedrooms. Blacktop parking will be provided as is indicated on the proposed site plan which is attached . We were advised by the Office of Planning and Housing not to invest in architect' s drawings unt i 1 the lots were rezoned . Hoi.,)ever , the dimensions included have been reviewed by an architect . The attached page shows an example of the type of structure which is planned . It is understood the lower units need to be handicap adaptable and four handicap parking stalls provided . It is the intent of the appl i cant to comply with all city code requl a.t i ons necessary to implement this project . r ' r at 15 -- - 8 13 t � e i m'e n-f- A� r+ ---� - - l s (� -— - ---- _ - - - -- ----- -------- z - 401 P PROPOSED TIME TABLE FOR REDEVELOPMENT AT 301 , 229 , 223 ` and 221 STANTON Fall 1994 Renovate 301 Stanton Summer 1995 Renovate 229 Stanton Summer 1996 Build Multi -Family Structure on 223-221 Site la .I m.uea emel npnnnn.un,l., -�„........ ■I .� i ■I I ■! 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