HomeMy WebLinkAboutA004 - Council Action Form dated June 27, 2000 ITEM #: ✓�
DATE: 06/27/00
COUNCIL ACTION FORM
SUBJECT: MOTION TO APPROVE/DENY THE REZONING OF APPROXIMATELY 2.5
ACRES OF LAND FROM CCN (COMMUNITY COMMERCIAL NODE) TO RH
(RESIDENTIAL HIGH DENSITY), GENERALLY LOCATED ON THE SOUTH SIDE OF
STEINBECK STREET AT THE INTERSECTION OF DICKINSON AVENUE.
ACTION FORM SUMMARY: This is a request to approve the rezoning of approximately
1.47 acres of land from CCN to RH on the southwest corner of the intersection of
Steinbeck Street and Dickinson Avenue, and the rezoning of approximately 1.04 acres of
land from CCN to RH on the southeast corner of the same intersection.
This request for rezoning is recommended for approval.
BACKGROUND:
Applicant Request. The applicant is requesting that the City rezone approximately 2.5
acres of land from CCN (Community Commercial Node) to RH (Residential High Density),
generally located on the south side of Steinbeck Street, with 1.47 acres located southwest
of the intersection of Steinbeck Street and Dickinson Avenue, and 1.04 acres of land
located southeast of the intersection of Steinbeck Street and Dickinson Avenue.
A plat showing the subject property is attached.
The subject property is currently vacant and a replatting of the property is being processed
concurrently with this request.
Applicant's Reasons for Requesting Rezoning. The property owner believes that the
lots facing Steinbeck Street are better suited for use as multi-family dwellings. The rest of
the lots facing Steinbeck Street are zoned "RH" and multi-family apartments have been
built along most of the completed street. This rezoning will create a neighborhood of
multi-family apartments along Steinbeck Street.
The proposed lots are in the transitional area between current "RH" zoning and "CCN"
zoning. Rezoning these lots will just change the boundary between the "RH" zone and the
"CCN" area. A natural buffer will occur as the rear parking lots of the apartment buildings
(as encouraged by the City of Ames Zoning requirements) will face the commercial
development in the "CCN" area.
Applicant's Explanation of the Consistency of this Rezoning Request with the Land
Use Policy Plan (LUPP). The rezoning of these lots will help the City of Ames "Goals for
a New Vision". Providing new housing will support the community's capacity for growth.
The "Sense of Place and Connectivity" is enhanced by creating a neighborhood for
multi-family apartments along Steinbeck Street. The "Cost of Effectiveness and Efficient
Growth Pattern" goal is met by a change in the zoning of these lots. High density
residential housing demands less of the public infrastructure than commercial
development. It will also have infrastructure available at approximately the same time as
development approval, as Steinbeck Street has already been completed and Dickinson
Avenue will be completed this summer. Building more apartments in southwest Ames will
help relieve the current constraints on the housing market, helping meet the "Housing
Opportunities Expansion Goal". The proposed lots are close to existing and proposed
public transit, pedestrian, and bicycle modes of transportation. The nearby availability of
these systems will help with the City's goal of "Mobility Expansion".
ANALYSIS:
Land Use Policy Plan (LUPP). The subject property is located where there is a clear
change in the use designation on the LUPP Map between Low-Density Residential and
Village/Suburban Residential. This is also an area of the community that is planned as a
"Community Commercial Node".
The following goals, objectives, and policies apply to this request for rezoning:
Goal No. 1. "...to plan for and manage growth within the context of the community's
capacity and preferences, and...to manage its growth so that it is more sustainable,
predictable, and assures quality of life."
• Utility capacity exists adjacent to the subject property to serve residential and
commercial development.
Objective I.C. "...a population base of 60,000 — 62,000 is targeted within the City."
• Rezoning of the subject property enables the construction of additional dwelling units
to accommodate the anticipated growth in population.
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.
• Rezoning the subject property from CCN (Community Commercial Node) to RH
(Residential High Density) decreases the amount of land available for commercial
development by approximately 2.5 gross acres, and therefore, increases the amount
of land available for multiple-family residential development by the same amount.
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• The LUPP calls for an additional 300 to 350 acres of land for community-scale
commercial activities, and an additional 600 to 700 acres of land for multiple-family
residential use. The subject property represents 0.7 to 0.8 percent of the land area
needed for commercial land use, and 0.3 to 0.4 percent of the land area needed for
multiple-family residential land use by the year 2030.
Objective 2.A. "provide between 3,000 and 3,500 acres of additional developable
land...by the year 2030. Since the potential demand exceeds the supply within the current
corporate limits, alternate sources shall be sought by the community through limited
intensification of existing areas...the use of existing and new areas should be selective
rather than general."
• The subject property is located in the southwest growth priority area of the City. This
area is intended for Village/Suburban Residential development and the proposed
multiple-family residential land use is consistent with the land use planned for this area.
Objective 2.113. "...assure the availability of sufficient land resources to accommodate the
range of land uses that are planned to meet growth. Sufficient land resources shall be
sought to eliminate market constraints."
• Additional land resources are needed to meet the future demand for commercial and
multiple-family residential land use. The subject property is located in an area of the
community where both types of land use are planned to meet this demand. Adjacent
properties have been zoned as CCN (Community Commercial Node) and as RH
(Residential High Density) in anticipation of this type of development.
Goal No. 4. "...to create a greater sense of place and connectivity, physically and
psychologically, in building a neighborhood and overall community identity and spirit. It is
the further goal of the community t assure a more healthy, safe and attractive
environment."
• Multiple-family residential land use would be more similar to and compatible with the
existing development along both sides of Steinbeck Street. Apartment buildings will
border the subject property to the east, west, and across the street to the north. If
commercial land use is required, the subject properties would be the only lots along
Steinbeck Street occupied by commercial land use.
Goal No. 5. "establish a cost-effective and efficient growth pattern for development in new
areas..."
• This is an area of the community in which utilities are available, land is needed for
future commercial and multiple-family residential development, and it is an area that is
ready for urbanization given the multiple-family residential development that has
already occurred on surrounding properties.
Goal No. 6. "...increase the supply of housing and provide a wider range of housing
choices."
• The applicant's proposal for rezoning has the potential of increasing the supply of
housing and providing a wider range of housing choices.
Utilities. The capacity of existing utilities is adequate to serve commercial or
multiple-family residential development. Water, sanitary sewer, and storm sewer
infrastructure is in place in the right-of-way for Steinbeck Street and Dickinson Avenue.
Fire Department Response Time. The subject property is located within the City's fire
response time goal of five (5) minutes.
Access/Traffic Impact. The subject property includes four (4) lots. Two of these lots are
corner lots and could be accessed from either Steinbeck Street or Dickinson Avenue. The
other two lots will be accessed from Steinbeck Street. A traffic impact study was not
included as part of this rezoning request.
STAFF COMMENTS:
Staff believes the proposed RH zoning for the subject property is consistent with the Land
Use Policy Plan. This is an issue of the location of zoning boundaries and not a planning
issue, which questions the appropriate land uses for this area. As the applicant states,
"The lots facing Steinbeck Street are better suited for use as multiple-family dwellings." A
change in the zoning boundaries, as proposed, would establish a consistent land use along
Steinbeck Street, instead of dissimilar land uses as would be the case with the existing
commercial zoning designation.
Additional land area is needed for both commercial and multiple-family residential land use
in the future, and the change in zoning for the subject properties will not significantly
change the inventory of land in either land use category.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
The Planning & Zoning Commission reviewed this request at their meeting of June 7, 2000
and approval of this rezoning request was recommended.
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ALTERNATIVES:
1. The City Council can approve this request to rezone approximately 2.5 acres of land
from CCN (Community Commercial Node) to RH (Residential High Density),
generally located on the south side of Steinbeck Street at the intersection of
Dickinson Avenue.
2. The City Council can deny this request to rezone approximately 2.5 acres of land
from CCN (Community Commercial Node) to RH (Residential High Density),
generally located on the south side of Steinbeck Street at the intersection of
Dickinson Avenue.
3. The City Council can approve this request to rezone approximately 2.5 acres of land
from CCN (Community Commercial Node) to RH (Residential High Density),
generally located on the south side of Steinbeck Street at the intersection of
Dickinson Avenue with modifications.
4. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the
request to rezone approximately 2.5 acres of land from CCN (Community Commercial
Node) to RH (Residential High Density), generally located on the south side of Steinbeck
Street at the intersection of Dickinson Avenue.
Attachments
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RH
RH
STEINBECK ST
RM
RI
RH
RH
SUBJECT W
PROPERTIES
CCN SW d
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q CCN C
MORTENSEnr Rj
Existing Zoning Map
Dauntless Subdivision Rezoning
® Subject Area
Rivers, Streams, and Lakes
Zoning Boundaries (labeled) N
100 0 100 200 300 Feet
Prepared by the Department of Planning and Housing May 31, 2000
Low-Density R sidential
SUBJECT
PROPERTIES
STEINBECK ST
-D
e,ridentia/
W
y
Village/S burban Residential
�C' F
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Village/Suburban Residential
MORTENSEN RD
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Land Use Policy Plan Map
Dauntless Subdivision Rezoning
CM Subject Area
- - - New Lands-All Other
Land Use Designations (labeled) N
100 0 100 200 300 Feet
Prepared by the Department of Planning and Housing May.31, 2000
STEINBECK ST
SUBJECT W
�W PROPERTIES d
d
Q �
O
MORTENSEN RD
Location Map
Dauntless Subdivision Rezoning
Ames Corporate Limit
® Subject Area N
Rivers, Streams, and Lakes
100 0 100 200 300 Feet
Prepared by the Department of Planning and Housing May 31, 2000
RH
RH
RM
RI
RH
RH
W
y
CCN H
� x
�y A
qti CCN C
Proposed Zoning Map
Dauntless Subdivision Rezoning
® Subject Area
r�
Rivers, Streams, and Lakes
Zoning Boundaries (with labeled) N
100 0 100 200 300 Feet
Prepared by the Department of Planning and Housing May 31, 2000