HomeMy WebLinkAboutA003 - Council Action Form dated November 10, 2014 ITEM # 20b
DATE: 11-10-14
COUNCIL ACTION FORM
SUBJECT: CITY INITIATED REZONE FROM GOVERNMENT-AIRPORT (S-GA)
TO LOW DENSITY RESIDENTIAL (R-L) AT 601 STATE AVENUE
BACKGROUND:
On September 23, 2014 City Council directed staff to prepare a Land Use Policy Plan
map amendment to apply the Low Density Residential designation to the entire 29 acre
parcel at 601 State Avenue. The proposed map amendment would allow for the entire
site to be zoned Residential Low (R-L) density, rather than a split zoning of a Floating
Suburban (FS) zoning district and R-L zoning district. On September 23 Council also
referred a corresponding R-L zone change to the Planning and Zoning Commission for
a recommendation to the Council.
The subject site currently has a split Land Use Policy Plan (LUPP) Future Land Use
Map designation of Residential Low Density and Village/Suburban Residential depicted
generally by the location of College Creek. A Greenway Overlay also exists over the site
in support of the natural areas of College Creek and the City's bike/multi-use path
through the property. The separate proposed LUPP amendment, if approved, would
include the whole site as Low Density Residential and keep the Greenway
Overlay. (See attached zoning and land use maps.)
The subject site is currently zoned Government/Airport District (S-GA) as a Special
Purpose District intended for areas owned by governmental authorities or for uses
related to governmental authorities. The site was acquired on March 11, 2013 by a
private property owner, Breckenridge Group LLC. Previously, the subject site had been
owned by Iowa State University before its sale to the Ames Community School District.
Breckenridge has been seeking to rezone the site for residential development since the
spring of 2013. If this rezoning is approved, Breckenridge would be able to
proceed with a subdivision application to develop the property.
With the subject site designated as Low Density Residential, the implementing zoning
district for the site would be R-L. The R-L zoning designation allows for single family
development on individual lots. Maximum density within the zoning district is 7.26 units
per net acre.
The site has frontage or access to three existing streets of Franklin, Wilmoth, and State.
Principal access to the site would be from State Avenue. Staff analysis indicates that
public infrastructure is in place or can be extended to serve the site at the time of
subdivision. Notably, the nearby intersection of State Avenue and Mortenson Road
operates below expected levels of service under existing conditions and new
development on this site would incrementally worsen its operations. Other
transportation facilities in the area operate consistent with City policies.
1
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If the property is rezoned to R-L, the site will then require subdivision review for
development. At the time of subdivision review, the City will review a specific
development proposal against the approval criteria of the subdivision ordinance.
Development of the site would be required to conform to relevant and applicable design
and improvement standards in the subdivision regulations and to other City ordinances
and standards.
Public Notice was mailed to property owners within 300 feet of the subject site and a
sign was posted adjacent to the subject property.
The Planning and Zoning Commission held a public hearing for the rezoning on October
22, 2014 and recommended approval of the zone change by a 6-0 vote. The property
owner submitted a letter stating that they protested the changing of the land use
designation and the rezoning of the site to R-L. Under provisions of the Code of Iowa
Chapter 414, if 20% of the property owners of land included in the area affected by the
rezoning file a protest to that change, it can only be approved by a 3/4 vote of the City
Council. This means that as the sole property owner of the proposed change, it can
protest the approval and the R-L rezoning requires five Council Members to vote
affirmatively on this action.
ALTERNATIVES:
1. The City Council can approve the ordinance rezoning 601 State Avenue from S-GA
to R-L.
2. The City Council may choose to not rezone the site from S-GA to R-L.
3. The City Council can defer action on this request and refer it back to City staff for
additional information.
CITY MANAGER'S RECOMMENDED ACTION:
Rezoning this site to R-L will allow for it to be developed residentially in manner that is
consistent with its surroundings. LUPP Goals 2, 5, 6 and their objectives support
providing for additional housing opportunities and for integration of infill development
with existing neighborhoods. Upon approval of the R-L rezoning, Breckenridge would
then be able to proceed with development of this site.
Assuming that the City Council previously approved the LUPP amendment
designating this site for Low Density Residential, it is the recommendation of the
City Manager that the City Council adopt Alternative 1, thereby approving the
rezoning of 601 State Avenue from S-GA to R-L.
It must be noted that, since the property owner has protested the rezoning of this
property, five City Council members must vote affirmatively to approve the rezoning.
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ATTACHMENT A
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4
ATTACHMENT C
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Residential Low Density Zone"RL"(sec 29.701)
Residential Medium OZ "RM"(sec29.702)
Existing Zoning Yap
Residential High Density Zone"RH"(sec 29.704)
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ATTACHMENT D
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6
Attachment E
Goal No. 2. In preparing for the target population and employment growth, it is the goal of
Ames to assure the adequate provision and availability of developable land. It is the further goal
of the community to guide the character, location, and compatibility of growth with the area's
natural resources and rural areas.
Objectives. In assuring and guiding areas for growth, Ames seeks the following objectives.
2.A. Ames seeks to provide at least 600 to 2,500 acres of additional
developable land within the present City and Planning Area by the year
2030. Since the potential demand exceeds the supply within the current
corporate limits, alternate sources shall be sought by the community
through limited intensification of existing areas while concentrating on the
annexation and development of new areas. The use of existing and new
areas should be selective rather than general.
2.B. Ames seeks to assure the availability of sufficient suitable land resources
to accommodate the range of land uses that are planned to meet growth.
Sufficient land resources shall be sought to eliminate market constraints.
2.C. Ames seeks a development process that achieves greater compatibility
among new and existing development.
2.D. Ames seeks a development process that achieves greater conservation of
natural resources and compatibility between development and the
environment.
2.E. Ames seeks to integrate its planning with that of Story County and
surrounding counties in assuring an efficient and compatible development
pattern, and in assuring that there are adequate agricultural resources to
serve the region.
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Attachment E
Goal No. 5. 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. It is a
further goal of the community to link the timing of development with the installation of public
infrastructure including utilities, multi-modal transportation system, parks and open space.
Objectives.tives. In defining the growth patter and timing of development, Ames seeks the following
objectives.
S.A. Ames seeks to establish priority areas for growth in which there are
adequate and available land resources and infrastructure to meet the
major development requirements through the year 2030.
5.B. Ames seeks to attract public and private capital investment in the priority
areas for growth on a concurrency basis (i.e. having infrastructure
available at the time of development approval). Public capital
improvements (e.g. trunk lines and a major street system) could be used
to leverage the location of development and the availability of land.
S.C. Ames seeks the continuance of development in emerging and infill areas
where there is existing public infrastructure and where capacity permits.
S.D. Ames seeks to have the real costs of development borne by the initiating
agent when it occurs outside of priority areas for growth and areas served
by existing infrastructure.
S.E. Ames seeks to integrate its planning with that of Story County and
regional planning agencies.
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Attachment E
Goal No. 6. It is the goal of Ames to increase the supply of housing and to provide a wider
range of housing choices.
Objectives.tives. In increasing housing opportunities, Ames seeks the following objectives.
6.A. Ames seeks to increase the overall supply of low and moderate-income
housing through the following means. (1) conservation of such units in
existing areas that are not designated for redevelopment or intensification,-
and, (2) inclusion of such units in new market-driven housing
developments through zoning incentives.
6.B. Ames seeks to establish densities of a net average 5.6 dwelling units per
acre in maximizing the number of housing units in new areas.
6.C. Ames seeks to establish higher densities in existing areas where
residential intensification is designated with the further objective that there
shall be use and appearance compatibility among existing and new
development.
6.D. Ames seeks to make housing ownership and rental more available and
accessible through relieving the current constraints to land
supply/availability. Relief is sought through increasing the supply of land
by the following means: (1) releasing lands for development that are
currently controlled by institutions; (2) annexing new lands, and (3)
expediting development by targeting areas for public and private
cooperative efforts.
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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 601 State Avenue, is rezoned from Special Government/Airport (S-GA) to
Residential Low-Density(RL).
Real Estate Description: A subdivision of Lot 1, Ames Middle School 2003, 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
Diane R. Voss, City Clerk Ann H. Campbell, Mayor