HomeMy WebLinkAboutA001 - Commission Action Form dated February 20, 2008 ITEM # 6
DATE 02/20/08
COMMISSION ACTION FORM
SUBJECT: AMENDMENT TO AMES MUNICIPAL CODE ZONE USE TABLES IN
COMMUNITY COMMERCIAL/RESIDENTIAL NODE, CAMPUSTOWN
SERVICE CENTER, AND DOWNTOWN SERVICE CENTER (CCR, CSC,
DSC) DISTRICTS ON EXCEPTION ALLOWING HOUSEHOLD LIVING
BACKGROUND:
Seven zoning districts in Ames allow some combination of Household Living and Trade
uses. Most of these districts are within what the Zoning Ordinance classifies as
Commercial Zones. In the Community Commercial/Residential Node, Campustown
Service Center and Downtown Service Center (CCR, CSC, DSC) Districts Household
Living is not permitted, except under the circumstance where the Household Living use
is located above the first floor in a commercial building. This is consistent with the
commercial purposes and intents for these districts as described in the Land Use Policy
Plan and Zoning Ordinance.
In each of these three zoning districts Short Term Lodging is also a permitted use.
Table 29.501(4)-1 (attached) defines Short Term Lodging as "facilities offering transient
lodging accommodations to the general public, where the average length of stay is less
than 60 days." Examples listed include bed and breakfasts, hotels, motels, recreational
vehicle parks, boarding, rooming or lodging houses, and single room occupancy (SRO)
hotels, where the average length of stay is less than 60 days." These uses most often
occur in commercial building types and are not allowed in the City's residential zoning
districts, except for bed and breakfasts as a Home Occupation. However, Table
29.501(4)-1 lists short term lodging as a subcategory under the Residential Use
Categories, so even though it typically occurs in a commercial building, it is by definition
a residential use. Additional subcategories under the Residential Use category include
(1) "group living", which includes such things as assistant living facilities, boarding
rooms dormitories nursing homes, etc., and (2) "Household living", which includes
apartments, single family dwellings, two-family dwellings, etc.
The use tables in each zoning district refer to these subcategories as defined above.
Accordingly, the beginning portion of the use tables for the CCR, DSC and CSC
Districts appear similar to the following:
"
APPROVAL APPROVAL
Because short-term lodging is residential use, buildings with only r8Sid8nd@| uses are
allowed in these zonaa, even though the policy of the City is that these be oornnn8ncia|
zoning districts. By the current zoning nnop` the areas vvh8n8 this can OCCUr are
downtown, the Campustown core, and the West Towne area on Mortensen Road.
Amendment.City Council Initiated Text Section 29.1507Ofthe Municipal Code, ''ZODinQ
Text and Map Amendment" states, "The City Council may, from time totime, on its own
initiotive, on peUdon, or on recommendation of the Planning and Zoning Cornrnission,
after public notice and heorinOo, and after o report by the Planning and Zoning
Commission, O[ after 3U days written notice tO said Commission, amend, supplement Or
change the regulations, districts, Or Official Zoning K4op herein Or subsequently
established."
At its meeting of February 8. 2008. City Council referred tothe Planning and Zoning
Commission o proposed zoning text amendment to modify the existing |oO0uoQ8 under
"STATUS" for Household Living in Table 29.808(2). Table 29.808(2) and Table
2S.009-R/2\ amfollows:
^N, except in combination with a GGMmeFGial building permitted non-residential
use or uses, in which case it Household Living shall be |OSa03d above the first
flOO[^
The effect of this change would be that household living units, including apartments and
oondorniniums, would not be allowed if they were located above short-term lodging on
the first floor. However, household living units would be @UOvved above the first floor as
|OOg as the first floor use consisted of offices or trade uses, such as retail S@|e8 and
services. This mixture of first floor oornrnercio| with upper floor residential uses will be
more consistent with the original commercial intent of these zoning districts.
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ALTERNATIVES:
1. The Planning & Zoning Commission can recommend approval of the amendment to
Table 29.806(2), Table 29.808(2), and Table 29.809-R(2) modifying the exception
allowing Household Living in the Community Commercial/Residential Node,
Campustown Service Center, and Downtown Service Center (CCR, CSC, DSC
Districts, allowing household living above the first floor only if in combination with a
non-residential use as opposed to being combined with a commercial building.
2. The Planning & Zoning Commission can recommend that the City Council approve a
modification of the proposed text amendment to Table 29.806(2), Table 29.808(2),
and Table 29.809-R(2) allowing Household Living in the Community
Commercial/Residential Node, Campustown Service Center, and Downtown Service
Center (CCR, CSC, DSC Districts).
2. The Planning & Zoning Commission can recommend that Table 29.806(2), Table
29.808(2), and Table 29.809-R(2) not be amended as proposed.
3. The Planning and Zoning Commission can refer this back to staff for additional
analysis.
RECOMMENDED ACTION:
Staff recommends Alternative #1, which is for the Planning & Zoning Commission to
recommend to the City Council approval of the amendment to Table 29.806(2), Table
29.808(2), and Table 29.809-R(2) modifying the exception allowing Household Living in
the Community Commercial/Residential Node, Campustown Service Center, and
Downtown Service Center (CCR, CSC, DSC) Districts. This will make the regulations
for these three districts clearer and more consistent with the intent of the City's land use
policy and zoning. Short-term lodging will still be permitted in these commercial districts,
but regular apartments for household living could not be located on upper floors of
short-term lodging buildings.
S:\Council Boards Commissions\PZ\Commission Action Forms\Text Amendments\Household Living Text Amendment in CCR-DSC-
CSC Districts-02-20-08.doc
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