HomeMy WebLinkAboutA004 - Council Action Form dated May 28, 2013 ITEM #: 29
DATE: 05-28-13
COUNCIL ACTION FORM
SUBJECT: REQUEST TO REZONE 920 CARROLL AVENUE (WILLSON-
BEARDSHEAR SCHOOL SITE) FROM GOVERNMENT/AIRPORT
TO URBAN CORE MEDIUM DENSITY RESIDENTIAL
BACKGROUND:
Ames Community School District is requesting a rezoning of 920 Carroll Avenue from S-
G/A (Government/Airport) to UCRM (Urban Core Medium Density Residential). The
School District is proposing the sale of the former Willson-Beardshear School to Ames
Community Pre-school Center. The pre-school is planning to relocate to this site
following the rezoning and the approval of a Special Use Permit from the Zoning Board
of Adjustment.
The attached addendum provides background and analysis of this requested change of
zoning. Staff's review of the request indicates that the request is consistent with
the Land Use Policy Plan. Furthermore, there are no other issues that would preclude
the use of the former school as pre-school.
At the May 1 Planning and Zoning Commission meeting, the Commission heard from
three neighbors in support of the rezoning and of the eventual use as a pre-school
center. The Commission voted five to zero (with one abstention) to recommend
approval of the proposed rezoning. See Attachment G for a summary of comments.
Related to this property transaction, the school district is preparing an abstract for the
school property. This site has long been owned by the school district, even prior to
platting of many of the adjacent lots. The attorney for the school can find no evidence
that the City ever took ownership of Carroll Avenue to the west of the school. To clear
this title irregularity for the school district, at an upcoming meeting, the City Council will
be asked to accept a quit claim deed for the Carroll Avenue right-of-way. No action on
this is needed at this time, however, to approve rezoning.
ALTERNATIVES:
1. The City Council can approve the request for the rezoning of land located at 920
Carroll Avenue from "S-GA" (Government/Airport) to "UCRM" (Urban Core
Residential Medium Density).
2. The City Council can deny the request for rezoning of land located at 920 Carroll
Avenue from "S-GA" (Government/Airport) to "UCRM" (Urban Core Residential
Medium Density).
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
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MANAGER'S RECOMMENDED ACTION:
A review of the Land Use Policy Plan's future land use map indicates that the proposed
rezoning to Urban Core Medium-Density Residential is consistent with the One- & Two-
Family Medium Density Residential. Further, there are no outstanding issues of utilities,
traffic, or access that would preclude the use of this site for uses allowed in the district.
Any specific impacts of the proposed development would be examined during the
review of the Special Use Permit. It also appears that the neighborhood solidly supports
this proposal.
Based upon the Findings of Facts and Conclusions noted in the addendum, it is
the recommendation of the City Manager that the City Council adopt Alternative
No. 1, thereby passing on first reading an ordinance rezoning 920 Carroll Avenue
from "S-GA" (Government/Airport) to "UCRM" (Urban Core Residential Medium
Density).
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ADDENDUM
BACKGROUND INFORMATION:
On April 4, 2013, the Ames Community Preschool Center submitted an application
requesting a rezoning of the property located at 920 Carroll Avenue from
Government/Airport to Urban Core Residential Medium Density. Attachment A is a map
of the location of the site. The current zoning is shown in Attachment B. If approved, the
zoning map would be as shown in Attachment C. The applicant is in the process of
purchasing the land from the Ames Community School District and is seeking the
required approval of the rezoning and subsequent approval of a Special Use Permit to
use the subject property as the new home of the Ames Community Preschool Center.
Land Use Designation/Zoning. The LUPP designation is One- and Two-Family
Medium Density Residential. The LUPP designation of the area is shown in Attachment
D. The proposed rezoning is consistent with that designation The following tables
provide the future land use designation and zoning of the subject property and other
surrounding properties.
Direction from LUPP Map Zoning Map
Subject Property Designation Designation
Subject Property One & Two Family "S-GA"
Medium Density Residential (Government/Airport)
One & Two Family "UCRM"
North Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
East Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
South Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
West Medium Density Residential (Urban Core Residential
Medium Density)
Existing Land Use. Land uses that occupy the subject property and other surrounding
properties are described in the following table:
Direction from Existing Land Uses/
Subject Property Ownership of Properties
Subject Property Ames Community School District
North Single-Family Homes
East Single-Family Homes
South Single-Family Homes
West Single-Family Homes
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Infrastructure. The subject area is already a developed lot and served by all City
infrastructure. Public utility mains and streets are immediately adjacent to the subject
property with infrastructure to serve the site.
Access. The present configuration of the subject property's parking lot and access drive
allows for access to the west onto Carroll Avenue.
Impacts. The applicant intends to the use the subject property as a childcare center.
This use is allowed under the requested zoning change with the approval of a Special
Use Permit by the Zoning Board of Adjustment. Information supplied by the applicant
indicates that the access drive in front of the building will be used for drops offs and
pick- of children on weekdays. A food delivery truck will make drop offs once per week.
Specific impacts of this proposed use will be more specifically addressed at the public
hearing by the Zoning Board of Adjustment at a date yet to be determined. Notices will
be provided to neighbors prior to that meeting.
Goals of the Land Use Policy Plan (LUPP). Several of the ten goal statements of the
LUPP speak indirectly to this request for rezoning. However, Goal No. 5 seems to
address the rezoning proposal most directly since it states that "it is the goal of Ames to
establish a cost-effective and efficient growth pattern for development in new areas and
in a limited number of existing areas for intensification." Objective 5.C. states: "Ames
seeks continuance of development in emerging and infill areas where there is existing
public infrastructure and where capacity permits." The plans for this site already have
the necessary infrastructure in place and will reuse the building mostly as is.
Applicable Laws and Policies. The City of Ames laws and policies that are applicable
to this proposed rezoning are included in Attachment E.
Applicant's Statements. The applicant has provided an explanation of the reasons for
the rezoning (see Attachment F).
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the applicant's request, staff makes the following findings of fact-
1. Ames Municipal Code Section 29.1507(2) allows owners of 50 percent or more of
the area of the lots in any district desired for rezoning to file an application
requesting that the City Council rezone the property. The property represented by
the applicant is entirely under one ownership representing 100 percent of the
property requested for rezoning.
2. The subject property has been designated on the Land Use Policy Plan (LUPP)
Future Land Use Map as "One- & Two-Family Medium-Density Residential."
3. The "One- and Two-Family Residential Medium Density" land use designation
supports the "UCRM" (Urban Core Residential Medium Density) zoning
designation. Under a "UCRM" zoning designation, a child day care facility is
allowed with the approval of a Special Use Permit, which is what the applicant will
request upon approval of a rezoning.
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Public Notice. Notice was mailed to property owners within 200 feet of the rezoning
area and a sign was posted on the subject property.
Conclusions. Based upon the analysis in this report, staff concludes that the proposed
rezoning of the subject property is consistent with the Future Land Use Map, as well as
the Goals and Objectives of the City of Ames Land Use Policy Plan. Staff believes the
rezoning of the subject land would be a logical extension of the "UCRM" (Urban Core
Residential Medium Density) zoning surrounding this site.
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Attachment B
Existing Zoning
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Attachment C
Proposed Zoning
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Attachment D
LUPP Future Land Use Map
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Land Use Policy Plan Map
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Attachment E
Applicable Laws and Policies
The laws applicable to the proposed rezoning at 920 Carroll Avenue are as follows:
• Land Use Policy Plan (LUPP) Goals, Policies and the Future Land Use Map:
The Land Use Policy Plan (LUPP) Future Land Use Map identifies the land use
designations for the property proposed for rezoning.
• Ames Municipal Code Chapter 29, Section 1507, Zoning Text and Map Amendments
,includes requirements for owners of land to submit a petition for amendment, a
provision to allow the City Council to impose conditions on map amendments,
provisions for notice to the public, and time limits for the processing of rezoning
proposals.
• Ames Municipal Code Chapter 29, Section 703, Urban Core Residential Medium
Density, includes a list of uses that are permitted in the Urban Core Residential
Medium Density (RL) zoning district and the zone development standards that apply
to properties in that zone.
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Attachment F
Applicant's Statement
Ames Community Preschool Center
611 Clark Avenue
Ames, IA 50010
515-233-2901
April 4.2013
Reasons for Rezoning
Ames Community Preschool Center(ACPC)has purchased the former Willson-Beardshear
School Building,located at 920 Carroll Avenue,Ames,Iowa. The closing date for the
transaction is June 1.The building is currently zoned S-GA since it was used as a school building
for many years. ACPC is a private non-profit agency which cannot operate with that zoning
designation.
Land Use Policy Plan Consistency
The Land Use Policy Plan was instituted with the building being used as an Early Childhood
Center. ACPC will continue the building use as an early childhood center.
Current Zoning
The Willson-Beardshear building is currently zoned S-GA.
Proposed Zoning
We are asking for the zoning to be the same designation as the rest of the neighborhood—
UCRM.
Proposed Use
ACPC is a licensed nonprofit childcare center. We will provide childcare services for 100+
children in the building.We are also submitting a Special Use Permit to the Zoning Board of
Adjustment to operate the childcare center.
Legal Description
Doolittles Add,N211.1 Lot 9 Blk 1 &Pt Lt 10 W1/2 NE
Sec 2&Vac St,Ames,Story County,Iowa
Land Area
2.53 acres
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Attachment G
Comments at Commission Meeting
Irvin Netcott, 1227 Stafford Avenue, stated that he lives in the house directly to the north
of this school since 1949. He stated that he feels that the proposed preschool would be
a good use for this building and would fit into the neighborhood.
Fred Bradner, 1111 Stafford Avenue, stated that his neighborhood has had good
communication with the applicant and each other, and he welcomes the proposed
project to their neighborhood.
Al Kind, 219 E. 9t" Street, stated that he feels that this would be an excellent use for the
property and would welcome the preschool into their neighborhood.
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Douglas R.Marek,Ames City Attorney,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5146
Return to:Ames City Clerk,P.O.Box 811,Ames,IA 50010 Phone:515-239-5105
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF AMES, IOWA,AS PROVIDED FOR IN SECTION 29.301 OF THE
MUNICIPAL CODE OF THE CITY OF AMES,IOWA, BY CHANGING THE
BOUNDARIES OF THE DISTRICTS ESTABLISHED AND SHOWN ON SAID
MAP AS PROVIDED IN SECTION 29.1507 OF THE MUNICIPAL CODE OF
THE CITY OF AMES, IOWA; REPEALING ALL ORDINANCES AND
PARTS OF ORDINANCES IN CONFLICT HEREWITH AND
ESTABLISHING AN EFFECTIVE DATE
BE IT HEREBY ORDAINED by the City Council of the City of Ames, Iowa;
Section 1: The Official Zoning Map of the City of Ames, Iowa, as provided for in
Section 29.301 of the Municipal Code of the City of Ames, Iowa, is amended by changing the
boundaries of the districts established and shown on said Map in the manner authorized by
Section 29.1507 of the Municipal Code of the City of Ames, Iowa, as follows: That the real estate,
generally located at 920 Carroll Avenue,is rezoned from"S-GA"(Government/Airport)to"UCRM"
(Urban Core Residential Medium Density).
Real Estate Description: Lot 10 in the West %2 of the Northeast %4, Section 2,
Township 83 North,Range 24 West of the 5th P.M.EXCEPT commencing at a point
on the North line of Sycamore Street (now East 9th Street) 367 feet West of the
Southeast Corner of Lot 10; thence East 367 feet along the North right-of-way line
to the Southeast Corner of Lot 10; thence North 422.1 feet to the Northeast Corner
of Lot 10; thence West 359 feet on a line parallel to the north right-of-way line of
Sycamore Street (now East 9th Street); thence South to the Point of Beginning;
AND
the North 211 feet of Lot 9, Block 1, Doolittle's Addition;
AND
the South 1/2 of the vacated alley lying immediately South of Blocks 3 and 4, Sunrise
Addition to Ames,Iowa,except the East 202 feet thereof; ALL IN the City of Ames,
Story County, Iowa.
Section 2: All other ordinances and parts of ordinances in conflict herewith are hereby
repealed to the extent of such conflict.
Section 3: This ordinance is in full force and effect from and after its adoption and
publication as provided by law.
ADOPTED THIS day of , 2013.
Diane R. Voss, City Clerk Ann H. Campbell, Mayor
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