HomeMy WebLinkAboutA005 - Council Action Form dated July 9, 2013 ITEM # 26
DATE: 07-09-13
COUNCIL ACTION FORM
SUBJECT: REZONING OF PROPERTY AT 921 9T" STREET — ROOSEVELT
SCHOOL SITE
BACKGROUND:
On June 7, 2013, RES Development, Inc. submitted an application requesting rezoning
of approximately 1.90 acres of land located at 921 9t" 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 rezoning is
requested to accommodate reuse of the former school building as a multiple-family
residential dwelling with 23 dwelling units.
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 UCRM zoning designation is the same as the zoning of the surrounding
properties, and 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 City Council can approve the request for rezoning of the land at 921 9t" Street
from "S-GA" (Government/Airport) to "UCRM" (Urban Core Residential Medium
Density).
2. The City Council can deny the rezoning request for this land.
CITY MANAGER'S RECOMMENDED ACTION:
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. Therefore, it is the
recommendation of the City Manager that the City Council accept Alternative #1,
thereby approving the request for rezoning of land at 921 9t" Street from "S-GA"
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(Government/Airport) to "UCRM" (Urban Core Residential Medium Density).
The land owner intends to ask the City Council to suspend the rules and waive readings
for the rezoning and the proposed text amendments in order to facilitate timely
development of this project. It is important to note that the proposed rezoning
should not be approved prior to approval of the text amendments that were
previously passed on first reading. Those text amendments allow conversion of a
former school building for use as an apartment dwelling, and will allow a higher
density of residential units as specified in an Adaptive Reuse Plan.
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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.
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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.
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)
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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.
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).
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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.
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.
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Attachment A
Location Map
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Attachment C
Existing Zoning
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Attachment D
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Attachment E
Applicable Laws and Policies
The laws applicable to the proposed rezoning at 921 9t" 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.
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Attachment F
Applicant's Statement
Roosevelt Re-Imagined
92191"Street
Ames,IA 50010
June 6,2013
Reason for Rezoning
RES Development,Inc.has purchased the former Roosevelt School Building,located at 92191"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
2ND NORTH,ALL IN AMES,STORY COUNTY,IOWA
Land area
1.90 Acres
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Attachment G
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RECEIVED
JUN 0 7 2013
CITY OF AMES,IOWA
OBPT OF PLANNING a HOUSING
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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:Judy K.Parks,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 921 9t' Street, is rezoned from Government/Airport (S-GA) to Urban Core
Residential Medium Density(UCRM).
Real Estate Description: Lots 5-9,Block 2 in Baird's Addition and Lots 9-12,Block 26 in
College Park Addition 2"North, all in 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 , 2011.
Diane R. Voss, City Clerk Ann H. Campbell, Mayor