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Home My WebLink AboutA043 - Staff Report, Zoning Designation along Howard Avenue STAFF REPORT (ZONING DESIGNATION ALONG HOWARD AVENUE) BACKGROUND: The City Council has completed the review of the proposed zoning map for all of the areas except the property along Howard Avenue from West Street to Lincoln Way. Most recently the City was asked to consider a rezoning request for the properties at 2926, 2920, and 2916 West Street and 224 Howard Avenue. The City Council acted on this rezoning request at the meeting of January 25, 2000 and the request from the applicant was denied. At the same meeting, the City Council directed that the decision to determine the zoning map designation for the properties facing West Street and Lincoln Way and all of the properties along Howard be placed on the agenda of the City Council for the meeting of February 8, 2000. ANALYSIS: The properties in question are located in the area that is referred to as the University Impacted Area. The University Impacted Area includes the existing residential area that is located north of Lincoln Way and immediately west of the ISU Campus (page 51 of LUPP). The goals for the University Impacted Area include: • Intensification of older residential areas; and • Compatibility between existing and new development. Increased density in the area is envisioned although the lower end of higher density is encouraged and should be accomplished through more stringent site provisions and higher parking standards. The Planning and Zoning Commission and the staff have recommended that the properties on the east side of Howard Avenue from West Street to Lincoln Way should be zoned RH (Residential High Density). (This is illustrated by the attached zoning map labeled proposed zoning.) The current zoning for the properties on the east side of Howard Avenue is a combination of R-3 (Residential Medium Density) and R-2 (Residential Low Density). The areas that are zoned R-3 are located on the lots that front on West Street on the north end of Howard Avenue and the lots that front on Lincoln Way on the south end of Howard. (This is illustrated by the attached map labeled existing zoning.) Staff has also attached a map that illustrates the existing pattern of land use for the area. There are a total of 15 lots on the east side of Howard Avenue. The pattern of land use and occupancy is illustrated in the following table: LAND USE AND OCCUPANCY PATTERN PROPERTIES ON THE EAST SIDE OF HOWARD AVENUE Single-family Two-family Multiple Owner Renter Land Use Use Family Land Occupied Occupied Use 6 6 3 1 14 One and two family land uses are the predominant land use pattern in this half block area. Conversely, rental occupancy is the predominant occupancy pattern. During the discussion on the overall review of the proposed zoning map, it was recommended that the University Impacted Area be adjusted to reflect the areas where there is a predominance of rental occupancy property. In addition, the Land Use Policy goal of intensification in this area is to be accomplished by extending the RH Residential High Density zone designation to include the properties along the east side of Howard Avenue. The RH zone designation is what the Planning and Zoning Commission and the staff are recommending for this area as shown on the proposed zoning map. OPTIONS: Several options are available to the City Council for zone designations for the property on the east side of Howard Avenue. These include: • Zone the lots that are located on the west 1/2 block of Howard Avenue between West Street and Lincoln Way RH (Residential High Density). This is the recommendation of the Planning and Zoning Commission and the staff and is consistent with the LUPP. • Zone the lots that on the west 1/2 block of Howard Avenue between West Street and Lincoln Way RM (Residential Medium Density). This would be consistent with the LUPP to a degree in that an RM zone designation would provide for a degree of intensification on the properties that are currently zoned R-2 on the east side of Howard Avenue. This RM zone designation would also provide for a degree of transition as a result of the lower density and the limitation on the building size where apartment structures cannot exceed 12 units per structure. • Zone the lots that front on West Street and Lincoln Way RH (Residential High Density). This would provide for only a minimal amount of intensification on the lots that front on West Street and Lincoln Way. No additional intensification would occur. This zoning strategy would be very similar to the current zoning for the area. • Zone the west 1/2 block of Howard Avenue between West Street and Lincoln Way RL (Residential Low Density). This would be inconsistent with the LUPP. This would reduce potential density. Attachments 2 1 � ■■1■��,.fir ■■■� 11111 . II■ IIIIIIIIIIII IIIIIIIIII .■..�...-- - -� ■: � �IIIIIII - 1111 - � =�� Cii�: ■ice ��■■i • :I� Illi ■: Cep ■emu■�■�� III 1► :111 11 111111 ■■s _■7 . .,; �_ .�,,• W W. 11� 11��1�. - _ _ � � ■■■ 11111 �I�1� �i►j MO ISO W oil . •• V�%�V71G ,,er �riryv'ri�vncN��au►��YviYhV.\ivz.r.ei . .-r...m..mwsm¢aae om�maaaectii� i . �II3 Q :{ n xv, �1 �; . R�INR�AMIfG�A1 F I { � HER Iw ; - s da- I I Q ri CRANE AVE rFi -.� KNOLL RD.tz V/ M AVE O Ro. N MICNIQUI AVE. O AVE. WIDCON3M AVE. L3__ a My SCOTT AVE.7 NET , 16WA, k* �x4 .., «d«�a '::;'`.a.�,x, t.."C�.�9 - P:S•,,,:rptpn�., t �_ ...y „afr�� ARD REI Y 8 A pp� AVE HELDON s MAYWA45 ?, BIBBELL RD. F n 4� r3 '{ MORRXl RD. �t p� • A 1 MANGE AVE p� A ;A KNOLL RD. W ILBON GRAY AVE7TR M �z (ys. ;...,._ F 4 1 F'B ELWOOO DR. ' 3 .� a February 3,2000 WEST ST oLu Q z¢ w Uj —Z� 2 oW 3 3 z E p, z J a a w c� C4 IY ? Ali Q a <w a vi vQ� 2-STORY 1945&OLDER 1 1 1-1/2 STORY FINISHED ALL AGES 0 1-1/2 STORY FINISHED ALAI 1 � 1 1-STORY 1945&OLDER O 1-1/2 STORY FINISHED ALL AGES 1 2 1-STORY 1946&NEWER 2 FAMILY CONVERSION- ALL STYLES AND AGES ALL STYLES 2 6 2 FAMILY CONVERSION- 6 APARTMENTS ALL STYLES AND AGES STORY ST 2 2 FAMILY CONVERSION- ALL STYLES AND AGES 1 1-1/2 STORY FINISHED ALL AGES 9 9 APARTMENTS 1 1-STORY 1945&OLDER — 2 1 2 FAMILY CONVERSION- 1sTORY 1945&OLDER ALL STYLES AND AGES w 2 vi OW 1 o �Q Land Use 1-STORY 1945&OLDER 5 1 L 2 Z< Multi-Family Residential > , N Single-Family Residential 1 a, M Two-FamilyResidential en 1-1/2 STORY FINISHED ALL AGES [ ] Lodging House N Na W E � No Data LINCOLN WAY S Owner-Occupied (by credit) 50 0 50 100 Feet Number indicates units