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HomeMy WebLinkAboutA001 - Commission Action Form dated June 19, 2013 ITEM #: 6 DATE: 06-19-13 COMMISSION ACTION FORM BACKGROUND: On June 7, 2013, RES Development, Inc. submitted a completed application requesting rezoning of approximately 1.90 acres of land, located at 921 9th Street from "S-GA" (Government/Airport) to (UCRM) "Urban Core Residential Medium Density." The former Roosevelt School is located on this property (see Attachment G). . The reason for the rezoning is to accommodate reuse of the former school building as a multiple- family residential dwelling with 23 units in the UCRM zone. Zoning text amendments are being processed concurrently with the rezoning request to allow the conversion of a former school building for use as an apartment dwelling in the UCRM zone, through the approval of an Adaptive Reuse Plan by the City Council, and to allow a greater density of development, as approved in an Adaptive Reuse Plan. The proposed zoning designation (UCRM) is the same as the zoning of the surrounding properties. The proposed zoning is also consistent with Future Land Use Map designation of One- and Two-Family Medium Density Residential in the Land Use Policy Plan. The attached addendum provides background and analysis of the proposal and the requested action. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve the request for rezoning of approximately 1.90 acres of land located at 921 9 h Street from "S-GA" (Government/Airport) to "UCRM" (Urban Core Residential Medium Density). 2. The Planning and Zoning Commission can recommend that the City Council deny the request for rezoning of approximately 1.90 acres of land located at 921 9th Street from "S-GA" (Government/Airport) to "UCRM" (Urban Core Residential Medium Density). 3. The Planning and Zoning Commission can defer action on this request and refer it back to City staff and/or the applicant for additional information. DEPARTMENT RECOMMENDATION: Staff has reviewed the proposed rezoning and finds that the proposed zoning change to Urban Core Medium-Density Residential is consistent with the One- & Two-Family Medium Density Residential designation of the Land Use Policy Plan. 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 Adaptive Reuse Plan. 1 r Therefore, it is the recommendation of the Department of Planning and Housing that the Planning and Zoning Commission act in accordance with Alternative #1, which is to recommend to the City Council approval of the request for rezoning of land located at 921 9th Street from "S-GA" (Government/Airport) to "UCRM" (Urban Core Residential Medium Density). ADDENDUM INTRODUCTION: Dean Jensen, RES Development, Inc. is seeking approval of the rezoning of property at 921 9th Street from "S-GA" to "UCRM", which includes the former Roosevelt School building and the land area between 9th Street on the south, 10th Street on the north, 1016 10th Street and 1009 9th Street to the west and the future City park on the east. The Land Use Policy Plan Future Land Use Map designates this area as One- and Two- Family Medium Density Residential, which is consistent with the UCRM zoning. Zoning text amendments are being processed concurrently with this rezoning request. One text amendment would add "Former School Building Converted for Use as an Apartment Dwelling" to the table of UCRM Zone Uses [Table 29.709(2)]. This would require approval of an Adaptive Reuse Plan by the City Council. The second text amendment [Section 29.700(3)] allows the City Council to approve a density for residential development that exceeds the density limits established for each residential base zone. The text amendment would require that the density approved by the City Council be specified in an Adaptive Reuse Plan approved by the City Council. The zoning text amendments are necessary to allow conversion of the school building to an apartment dwelling with 23 units in the UCRM Zone, since presently the UCRM zone does not allow construction of a new apartment dwelling, and would only allow 17 units under the current maximum density standard of 7.26 dwelling units per net acre. BACKGROUND: Proposal. This property is the location of the former Roosevelt School and includes the building, paved parking areas, and landscaping surrounding the building. The former playground to the east of the building is not part of this rezoning request as the School is transferring ownership of this land to the City of Ames for use as a public park. The intent of the developer is to convert the former school building to a residential structure with 23 individual units for sale as condominiums. The existing zoning is shown in Attachment C. If approved, the zoning map would be as shown in Attachment D. The applicant has purchased the land from the Ames Community School District and is seeking the required approval of the rezoning and subsequent approval of an Adaptive Reuse Plan to convert the former Roosevelt School building into a multiple-family residential structure with individual condominium units for sale. 2 Land Use Designation/Zoning. The LUPP designation is One- and Two-Family Medium Density Residential. 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 Former Roosevelt School RES Development, Inc. North Single-Family Homes/ Individual Home Owners East Single-Family Homes/ Individual Home Owners South Single-Family Homes/ Individual Home Owners West Single-Family Homes/ Individual Home Owners 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. 3 Access. The present configuration of the subject property's parking lot and access drive allows for access from 9th Street, 10th Street and Northwestern Avenue. Impacts. The applicant intends to the utilize the existing school building, parking lots and open space as the location of 23 residential units for sale to individual owners. This use is not presently allowed in the UCRM zone; however, zoning text amendments to uses in UCRM and to maximum allowed residential densities are being processed concurrently with this rezoning request. Vehicular traffic will continue to access the site from 9th Street, 10th Street and Northwestern Avenue; however, the developer intends to close the access on 9th Street located east of the building. The 9th Street access west of the building will remain open. 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 the proposed use will be permitted upon approval of a text amendment that allows a "former school building converted for use as an Apartment Dwelling, through the approval of an Adaptive Reuse Plan by the City Council. 4 Public Notice. Notice was mailed to property owners within 200 feet of the rezoning area and a sign was posted on the subject property. As of this writing, no comments have been received. 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. S:\PLAN—SHR\CounciI Boards CommissionsTMommission Action Forms\Rezonings\921_9th Street_Rezone-06-19-13.doc 5 Attachment A Location Map y � ' 3 y �E P'V III ili .0 I I a Location Map m 921 9th Street Feet 0 30 60 90 120 6 Attachment B LUPP Future Land Use Map " f R- a /el IN 13 01 011" 0 W ° ✓ i , / 0106, 9�f a � (3ne rWo Famil' Med dr i-Density Residential 10 WSW ,@ x kas i q/ gg saI, ,d! f � A RF a ` M � r � � ZA Land Use Policy Plan mm Future Land Use Ma 921 9th Street w N Feet .am,- 0 30 60 90 120 7 Attachment C Existing Zoning .;, w � f r durxsr _.;.. ww S -GA UCRM "/ - �Rk 9 � y y / 1 P l 13 Ell J z � W All q41 wr AL Q Existing Zoning (S-GA) 921 9th Street Feet 0 30 60 90 120 g Attachment D Proposed Zoning V ': A.h n q � m ... y�J1f Cd a a� WHSF w all UCkM �, . 2' ti A* yTti�T ��.�.w».«.� � 03 /a �t ✓ 1�" r a' °� ' �F Proposed Zoning {UGRM} 921 9th Street ,y ... y� N Feet 0 30 EQ 90 1220 9 Attachment E Applicable Laws and Policies The laws applicable to the proposed rezoning at 921 9th Street 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 (UCRM) zoning district and the zone development standards that apply to properties in that zone. 10 Attachment F Applicant's Statement -- .................................. ...._ ._......... Roosevelt Re-imagined 9219"Street Ames,IA 50010 June 6,2013 Reason for Rezoning RES Development,Inc.has purchased the former Roosevelt School Building,located at 9219"'Street, Ames,Iowa. The building is currently zoned S-GA since it was used as a school building for many years. Part of the lot is currently UCRM. Our Roosevelt Re-imagined project proposes 23 single family condominiums that cannot operate without a residential designation. Land Use Policy Plan Consistency The requested designation is consistent with surrounding zoning. Current Zoning The Roosevelt School Building is zoned S-GA. Proposed Zoning We are proposing a zoning ordinance text amendment to allow conversion of a former school building for use as an apartment dwelling in the UCRM zone as a permitted use and allow residential density as specified in an adaptive reuse plan approved by City Council. Proposed Use Through an adaptive reuse permit,we intend to convert the building into 23 single family condominiums. Legal Description LOTS 5-9,BLOCK 2 IN BAIRD'S ADDITION AND LOTS 9-12,BLOCK 26 IN COLLEGE PARK ADDITION 2"O NORTH,ALL IN AMES,STORY COUNTY,IOWA Land area 1.9D Acres 11 4 Attachment G Area to be Rezoned _.......... ...... ..__ ........... _ _ __ ........ 0e 09 '3AY i'13A3SOOkI a s FmQ 1 y >x�w ..90'SAS 3 6V O,C45 w s.c.c - i��` r i/i mt�i a r�'u ' u p A a+ M •" u 6t 7L ... .. .. .. .. .. .. !. .. .. .. .,. 3... .. N r N W y�QO � 111 J ILY � . _ C! 'Q h N N 5J L tl 6`+ � �. �Nw ;• � Nm9flR � yA2 � .• , w C O U SI 9i ....• uvna ¢S "°i .go'sgS A.8a.20.OOry i x Vim....__ .......... ..........„_ _.. ... I a s 5 - ,. r 61NQ Cal pp. Z'l ud SC W Ns 2 J W ZO 3AY ilH3i53MNiNON wscd umlm Cub i'L 6tu 0-Z. oZR iVId ONINOZ38 oii9E-�O8 5S 0:00S VMOS 'S3WY V99t XOG 'O'd 09HnIS A31OV88 'U RECEIVE© OITY OF AMES,1014A QpT,Of PLANNING&MOOING 12