The URL can be used to link to this page

Home My WebLink AboutA003 - Council Aciton Form dated April 8, 2003 a ITEM # / O DATE 04/08/03 COUNCIL ACTION FORM SUBJECT: REZONING PROPERTY GENERALLY LOCATED ALONG SOUTH 2ND, 3RD AND 4TH STREETS BETWEEN SHERMAN AVENUE AND PROPERTIES ON THE WEST SIDE OF WALNUT AVENUE, FROM "HOC" HIGHWAY ORIENTED COMMERCIAL DISTRICT, "RH" RESIDENTIAL HIGH DENSITY DISTRICT AND "S-GA" GOVERNMENT/AIRPORT DISTRICT TO "S-SMD" SOUTH LINCOLN SUB AREA MIXED USE DISTRICT. BACKGROUND: In April 2002, the Ames City Council approved the Sub Area Plan for the South Lincoln Neighborhood. On January 14, 2003, the City Council amended the Land Use Policy Plan (LUPP)to incorporate into the LUPP the policies of that Sub-Area Plan. These policies are based on a vision of the neighborhood as an area with the vitality of integrated land uses and lively spaces that encourage social activity and strong connections to the rest of the community. The land use policy encourages redevelopment with diverse and more intense land uses, while encouraging a sense of place. The next step in the implementation of the South Lincoln Sub Area Plan is the creation of a new special zoning district - "S-SMD" South Lincoln Sub Area Mixed Use District and rezoning the area to the "S-SMD" district. On January 14, 2003, the City Council directed staff to initiate a text amendment to the Zoning Ordinance creating the special zoning district "S-SMD" South Lincoln Sub Area Mixed Use District and rezone the area accordingly. This Action Form is to rezone the area from the existing "HOC" Highway Oriented Commercial District, "RH" Residential High Density District, and "S-GA" Government/Airport District to the new special zoning district "S-SMD" South Lincoln Sub Area Mixed Use District. AREA TO BE REZONED: This rezoning proposal applies a new zoning district to the central core of the South Lincoln neighborhood (see attached Map). There are several reasons for including this area for rezoning and for not including the other areas in the rezoning. • The southern to southwest perimeter of the South Lincoln neighborhood is currently zoned "RH" for high-density, multiple-unit housing; it is built out and land use is not expected to change. The area to the south, located within the floodway, is currently zoned "A" (Agricultural) and will remain undeveloped. • The north to east perimeter of the South Lincoln neighborhood is zoned "HOC" (Highway-Oriented Commercial). Its land uses, development characteristics, visual impression, and character have been, and will continue to be, strongly influenced by the traffic, visibility, and access of Lincoln Way and Duff Avenue. Current land use patterns indicate that along Duff Avenue, this influence extends a full block to the west. Because of the nature of this commercial corridor environment, periodic redevelopment with new and/or improved commercial redevelopment under HOC zoning is appropriate. • Most redevelopment in the South Lincoln neighborhood is expected to occur within the central core, an area with older single-family detached houses on smaller lots with recent infill of apartment buildings. The central core is generally the area away from the major arterial streets and north of the area with exclusively high-density residential use. Existing and Proposed Zoning. Although a small portion of the subject area has an existing zoning of"HOC" (Highway-Oriented Commercial), the current zoning of most of the subject property is "RH" (Residential High Density), with a minimum lot size standard that allows a density of up to 38 dwelling units per acre. (One City-owned lot within this area is currently zoned "S-GA" Government/Airport District.) The proposed zoning is "S-SMD" South Lincoln Sub Area Mixed Use District, with the same minimum lot size standard. However, proposed building height standards would result in a much lowerdensity than the current zoning allows. Density. The subject area contains 279 dwelling units and a total of 34 acres of property, some of which have commercial or office uses, for a net density of 8.2 dwelling units per acre. The area contains 20 apartment buildings, five with 14 or more dwelling units. Under both the existing and proposed zoning, the density would be expected to increase. PROCESS FOR AMENDING ZONING TEXT AND MAP: Section 29.1506(1) of the Zoning Ordinance states: "(1) Authorization. The City Council may, from time to time, on its own initiative, on petition, or on recommendation of the Planning and Zoning Commission, after public notice and hearings, and after a report by the Planning and Zoning Commission, or after 30 days written notice to said Commission, amend, supplement or change the regulations, districts, or Official Zoning Map herein or subsequently established." At this time, staff is requesting that the City Council rezone the subject property consistent with the proposals attached to this Action Form. 2 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: The Planning &Zoning Commission reviewed this request at their meeting of November 6, 2002 and recommended approval of the rezoning of the property generally located along South 2nd 3ra and 4th Streets between Sherman Avenue and properties on the west side of Walnut Avenue as the "S-SMD" South Lincoln Sub Area Mixed Use District with the following stipulations: a. That the boundaries of the mixed use zone be changed to exclude the 301 South 4th property. b. Removal of the truck prohibition from the compatibility standards until it can be studied by staff and brought back to the Commission at their next meeting. At their November 20th meeting, the Planning and Zoning Commission reviewed options presented by staff for trucks in the new zoning district and recommended that all trucks with a manufacturer's gross vehicle weight over 19,500 pounds be prohibited. ALTERNATIVES: 1. The City Council can approve the rezoning of the property generally located along South 2nd, 3rd and 4th Streets between Sherman Avenue and properties on the west side of Walnut Avenue, as the "S-SMD" South Lincoln Sub Area Mixed Use District. 2. The City Council can deny the rezoning of the property generally located along South 2nd, 3rd and 4th Streets between Sherman Avenue and properties on the west side of Walnut Avenue, as the "S-SMD" South Lincoln Sub Area Mixed Use District. 3. The City Council can approve the rezoning of the property generally located along South 2nd, 3rd and 4th Streets between Sherman Avenue and properties on the west side of Walnut Avenue, as the "S-SMD" South Lincoln Sub Area Mixed Use District, with modifications. 4. The City Council can postpone action on this proposal and refer it back to City staff for additional information. 3 MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. This is a recommendation that the City Council approve the rezoning of the property generally located along South 2nd, 3rd and 4th Streets between Sherman Avenue and properties on the west side of Walnut Avenue, as the "S-SMD" South Lincoln Sub Area Mixed Use District. This recommendation includes agreement with the recommendations of the Planning and Zoning Commission to adjust the boundary to exclude the 301 South 4th property. It is City policy that development should create a greater sense of place and connectivity by establishing more integrated and compact living/activity areas and physically connecting residential and commercial areas. The zoning changes proposed here will help accomplish that goal in a part of the community where it is most appropriate and practical to do so. This will be an important step toward accomplishing the future vision for the South Lincoln neighborhood. Attachments 4 4 i E i T11 1' 77 ' t i TH-S Attachment A N AJEEL Rezoning from "RH" (Residential High Density), W E "HOC" (Highway-Oriented Commercial) and /P"W "S-GA" (Government/Airport)to S "S-SMD" (South Lincoln Sub Area Mixed-Use District) Rezoning Area Prepared by the Department of Planning and Housing Map Prepared: 03/24/2003 0 105 210 42Feet