HomeMy WebLinkAboutA002 - Council Action Form dated June 25, 2013 ITEM # 33 & 34
DATE: 06-25-13
COUNCIL ACTION FORM
SUBJECT: ZONING CODE TEXT AMENDMENTS PROVIDING FOR CONVERSION
OF FORMER SCHOOL BUILDING FOR USE AS APARTMENT
DWELLING IN UCRM ZONE
BACKGROUND:
On May 14, 2013, the City Council directed staff to modify Table 29.703(2) of the
Municipal Code to include the use of a former school building as an adaptive reuse with
the approval of the City Council, and to add the phrase "or as specified in an Adaptive
Reuse Plan approved by the City Council" at the end of "Section 29.700(3) Residential
Density." These text amendments are necessary to accommodate the adaptive reuse
of the Roosevelt School building at 921 9t" Street as a residential structure with 23 units.
The Planning and Zoning Commission and the Historic Preservation Commission have
reviewed and recommended approval of the proposed zoning code text amendments.
The addendum and attachments to this report provide background information and
considerations regarding these text amendments.
ALTERNATIVES:
1. The City Council can approve the text amendment to Section 29.703(2) to allow
conversion of a former school building for use as an apartment dwelling in the
"UCRM" zone, and approve the text amendment to Section 29.700(3) to allow
density in residential zones to be determined by the City Council through approval of
an Adaptive Reuse Plan by including the text described in the attached ordinance.
2. The City Council can approve the zoning text amendments with modifications.
3. The City Council can refer these amendments back to City staff for modification.
MANAGER'S RECOMMENDATION:
The proposed zoning text amendment to the "UCRM" list of permitted uses and
amendment of the density requirements for residential adaptive reuse projects is
necessary to enable the developer of the former Roosevelt School site to reuse this
vacant structure in an established residential neighborhood of the city. This change to
the density requirements could also enable the future reuse of other elementary school
buildings in the community that may no longer be needed as schools.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, thereby approving the attached zoning text amendments.
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ADDENDUM
INTRODUCTION:
Dean Jensen, RES Development, Inc., has purchased the former Roosevelt School
building from the Ames Community School District. Mr. Jensen proposes to reuse the
school building as an apartment dwelling with 23 residential units. The "UCRM" zoning
district does not presently allow any new apartment dwellings in the zone. Apartment
dwellings that existed at the time the Zoning Ordinance was adopted are allowed as a
permitted use if there are 12 or fewer units in the building. To allow a new apartment
dwelling in the "UCRM" zone requires approval of the zoning text amendment described
in this report. "Apartment Dwelling" is the terminology used in the Zoning code to
describe buildings with three or more residential units. In this case, it is the intention of
the developer to sell each unit separately as a condominium.
In addition, the maximum allowed density of dwelling units in the "UCRM" zone is 7.26
dwelling units per net acre. The density proposed by Mr. Jensen for the Roosevelt
School site exceeds the maximum allowed density. Therefore, a second zoning text
amendment is proposed to allow a higher residential density as specified in an Adaptive
Reuse Plan approved by the City Council.
PROPOSED AMENDMENTS:
Based upon Council's direction, staff has prepared the following zoning text
amendments.
A text amendment is needed to Table 29.703(2) of the Municipal Code to allow a new
apartment dwelling in the "UCRM" zone. The proposal is to convert the existing
Roosevelt School building to an "Apartment Dwelling" that includes 23 dwelling units for
sale as condominiums. Adding the following bolded and underlined text to the
"Residential Use" section of the table enables conversion of a former school building for
use as an Apartment Dwelling, provided the City Council approves an Adaptive Reuse
Plan for the redevelopment of the building and the site. See the proposed text bolded
and underlined in the following table:
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Table 29.703(2)
Urban Core Residential Medium Density UCRM Zone Uses
USE CATEGORIES STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
• Single Family Dwelling Y ZP ZEO
• Two Family Dwelling Y, if pre-existing ZP ZEO
• Single Family Attached Y, if pre-existing SDP Minor Staff
Dwellings (2 units only)
• Apartment Dwelling Y, if pre-existing SDP Minor Staff
(12 units or less)
• Former School Building Y_ AR City Council
Converted for Use as an
Apartment Dwelling
• Family Home Y ZP ZEO
Y = Yes: permitted as indicated by required approval
N = No: prohibited
SP = Special Use Permit required; See Section 29.1503
ZP = Building/Zoning Permit required: See Section 29.1501
AR = Adaptive Reuse approval required: See Section 29.306
SDP Minor = Site Development Plan Minor: See Section 29.1502(3)
SDP Major = Site Development Plan Major: See Section 29.1502 (4)
HO = Home Occupation
ZBA = Zoning Board of Adjustment
ZEO = Zoning Enforcement Officer
A second text amendment is proposed at this time to Section 29.700(3) of the Municipal
Code to allow greater densities in the residential zones through the approval of an
Adaptive Reuse Plan approved by the City Council. Presently, the maximum density
allowed in the "UCRM" zone is 7.26 dwelling units per net acre for land zoned as
"UCRM." (This applies only to uses existing prior to 2000 when the new Zoning
ordinance was adopted.) The adaptive reuse of Roosevelt School as an Apartment
Dwelling exceeds the maximum density allowed in the "UCRM" zone. The following text
shown as bolded and underlined could be added to allow a density that exceeds the
maximum:
"(3) Residential Density. In each Residential Base Zone, residential development must
be in accordance with the Residential Density standard established for that zone.
Residential Density is expressed in terms of the square feet of lot area required per
dwelling unit. Residential Density varies by zone. The number of dwelling units that
may be built on a given lot is a function of two factors: the lot size and the Residential
Density of the Zone. The density of a development shall not exceed the density limits
hereby established for Residential Zones as follows, or as specified in an Adaptive
Reuse Plan approved by the City Council."
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY
OF AMES, IOWA, BY REPEALING TABLE SECTION 29.703(2)
ENACTING A NEW TABLE SECTION 29.703(2) THEREOF, FOR THE
PURPOSE OF ALLOWING A NEW APARTMENT DWELLING IN THE
UCRM ZONE; REPEALING ANY AND ALL ORDINANCES OR PARTS
OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; PROVIDING A PENALTY; AND ESTABLISHING AN
EFFECTIVE DATE.
BE IT ENACTED,by the City Council for the City of Ames,Iowa,that:
Section One. The Municipal Code of the City of Ames,Iowa shall be and the same is hereby amended by
repealing Table Section 29.703(2)and enacting a new Table Section 29.703(2) as follows:
"Sec.29.703. "UCRM" URBAN CORE RESIDENTIAL MEDIUM DENSITY ZONE.
Table 29.703(2)
Urban Core Residential Medium Density(UCRM)Zone Uses
APPROVAL APPROVAL
USE CATEGORIES STATUS REQUIRED AUTHORITY
RESIDENTIAL USES
Single Family Dwelling Y AR City Council
Two Family Dwelling Y,ifpre-existing AR City Council
Single Family Attached Dwellings 2 units only) Y,ifpre-existing SDP Minor Staff
Apartment Dwelling 12 units or less Y,ifpre-existing SDP Minor Staff
Former School Building Converted for Use as an Y AR City Council
Apartment Dwelling
Family Home Y AR City Council
Household Living Accessory Uses
Home Office Y HO ZBA/Staff
Home Business Y HO ZBA/Staff
Group Living N,except existing Residences for the SP ZBA
physically disabled,mentally retarded
or emotionally disturbed which do not
meet the definition of Family Home
Short Term Lodging N, except Bed and Breakfast HO ZBA/Staff
permitted as a Home Occupation.
OFFICE USES
TRADE USES
Retail Sales and Services—General N
Entertainment,Restaurant and Recreation Trade N
INSTITUTIONAL USES
Colleges&Universities Y SP ZBA
Community Facilities Y SP ZBA
Funeral Facilities N
Child Day Care Facilities Y HO or SP Staff/ZBA
(depending upon
size)
Medical Centers N
Religious Institutions Y SP ZBA
Schools Y SP ZBA
Social Service Providers Y,only ifpre-existing SP ZBA
TRANSPORTATION,COMMUNICATIONS&
UTILITY USES
Basic Utilities Y SDP Major City Council
APPROVAL APPROVAL
USE CATEGORIES STATUS REQUIRED AUTHORITY
Essential Public Services Y SP ZBA
Radio&TV Broadcast Facilities N
Parks&Open Areas Y SDP Minor Staff
Personal Wireless Communication Facilities Y SP ZBA
Y = Yes: permitted as indicated by required approval
N = No: prohibited
SP = Special Use Permit required: See Section 29.1503
ZP = Building/Zoning Permit required: See Section 29.1501
AR = Adaptive Reuse approval required:See Section 29.306
SDP Minor = Site Development Plan Minor: See Section 29.1502(3)
SDP Major = Site Development Plan Major: See Section 29.1502(4)
HO = Home Occupation
ZBA = Zoning Board of Adjustment
ZEO = Zoning Enforcement Officer
(Ord. No. 3591, 10-10-00)"
Section Two.Violation of the provisions of this ordinance shall constitute a municipal infraction
punishable as set out by law.
Section Three. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent
of such conflict,if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as
required by law.
Passed this day of ,
Diane R.Voss,City Clerk Ann H. Campbell,Mayor
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY
OF AMES, IOWA, BY REPEALING SECTION 29.700(3) ENACTING A
NEW SECTION 29.700(3) THEREOF, FOR THE PURPOSE OF
ALLOWING GREATER DENSITIES IN THE RESIDENTIAL ZONES ;
REPEALING ANY AND ALL ORDINANCES OR PARTS OF
ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; PROVIDING A PENALTY; AND ESTABLISHING AN
EFFECTIVE DATE.
BE IT ENACTED,by the City Council for the City of Ames,Iowa,that:
Section One. The Municipal Code of the City of Ames,Iowa shall be and the same is hereby amended by
repealing Section 29.700(3)and enacting a new Section 29.700(3) as follows:
"Sec. 29.700(3)RESIDENTIAL DENSITY.
(3) Residential Density. In each Residential Base Zone,residential development must be in accordance with
the Residential Density standard established for that zone. Residential Density is expressed in terms of the square
feet of lot area required per dwelling unit. Residential Density varies by zone. The number of dwelling units that
may be built on a given lot is a function of two factors:the lot size and the Residential Density of the Zone. The
density of a development shall not exceed the density limits hereby established for Residential Zones as follows,or
as specified in an Adaptive Reuse Plan approved by the City Council"
Section Two. Violation of the provisions of this ordinance shall constitute a municipal infraction
punishable as set out by law.
Section Three. All ordinances,or parts of ordinances,in conflict herewith are hereby repealed to the extent
of such conflict,if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as
required by law.
Passed this day of ,
Diane R.Voss,City Clerk Ann H. Campbell,Mayor