HomeMy WebLinkAboutA003 - Council Action Form dated February 23, 2016 f
ITEM #: 19
DATE: 02-23-16
COUNCIL ACTION FORM
SUBJECT: REZONE FROM NEIGHBORHOOD COMMERCIAL (NC) TO
DOWNTOWN SERVICE CENTER (DSC) FOR PROPERTY LOCATED AT
217 6T" STREET.
BACKGROUND:
United Church of Christ representatives have proposed to rezone their approximately
0.5 acre property located at 217 6th Street (Attachment A) from Neighborhood
Commercial (NC) zoning district to the Downtown Service Center (DSC) zoning district
(Attachments C & D). The property owner seeks this change in an effort to proceed
with future church improvements that would not be permitted under the Neighborhood
Commercial zoning due to their built out site conditions. The church was originally built
in 1899. The site has been zoned Neighborhood Commercial zone designation since
2000.
The surrounding neighborhood consists of a mixture of multi-family and single-family
housing to the north, small scale commercial such as an auto shop, small offices and
corner stores between 6th and 7th streets. To south is the Post Office, Ames Public
Library, public parking lots and some other institutional uses to the immediate south and
west. Medium density residential zoning exists a block to the north.
The purpose of the DSC Zoning District is to provide for high density urban
development within the City's urban core. A broad range of uses is allowed within the
DSC, including commercial, cultural, institutional, and governmental. Development is
intended to be very dense with a high level of building coverage and large buildings in
scale with the predominant building pattern of the Downtown commercial area. The
DSC zoning standards support this purpose with minimum height and Floor Area Ratio
(FAR) requirement, allowances for no setbacks, and no parking required on site for
most uses.
Under the regulations of the DSC district, religious institutions are allowed to operate
with a special permit granted from the Zoning Board of Adjustment. There are currently
two known religious institutions within DSC zoning. If the rezoning request is granted,
the church would need to seek approval of a Special Use Permit for their planned
addition.
The current LUPP map (Attachment B) designates the property as Downtown Service
Center which directly supports the proposed zoning.
The Planning and Zoning Commission reviewed this request at its January 20th meeting
and recommended rezoning 217 6th Street from Neighborhood Commercial (NC) zoning
district to Downtown Service Center (DSC) zoning district.
ALTERNATIVES:
1. The City Council can approve the request for rezoning of the properties at 217 61h
Street from Neighborhood Commercial Zone (NC) to Downtown Service Center
(DSC) based upon the recommendation of the Planning & Zoning Commission and
staff's findings and conclusions as found in the addendum.
2. The City Council can deny the request for rezoning of the properties at 217 6th Street
from Neighborhood Commercial Zone (NC) to Downtown Service Center (DSC) if
the Council finds that the City's regulations and policies are not met.
3. The City Council can defer action on this request and refer it back to City staff for
additional information.
CITY MANAGERS RECOMMENDED ACTION:
In this circumstance the essential form of the site is set by the existing building. Major
changes to the property would not occur without demolition of the church, which is not
desired by the property owner. The abutting properties on the north side of 6th are NC
zoning. Changing to the DSC zoning is not likely to change the character of the area or
the physical relationship of the site to its neighboring uses. Furthermore, DSC zoning
requires a Special Use Permit for changes to the property and it is reviewed through a
noticed public hearing by the Zoning Board of Adjustment.
The proposed rezoning is appropriate within the context of this block and the
established patterns of use in the downtown service center area. The LUPP land use
map designation also supports allowing for the rezoning.
Therefore, it is the recommendation of the City Manager that the City Council act
in accordance with Alternative #1, which is to approve the request for rezoning of
the property, located at 217 6th Street, from "NC" (Neighborhood Commercial) to
"DSC" (Downtown Service Center), as depicted in Attachment D.
ADDENDUM
REZONING BACKGROUND:
Existing Site. The property totals approximately 21,600 square feet. The site has
frontage along 6th Street and Kellogg as well as access from a side alley. The original
structure on the property was constructed in 1899 and has had additions constructed
throughout the years. No new construction has taken place on the property under the
current Neighborhood Commercial Zone designation that has been in place since 2000.
The current site layout presents non-conformities with regard to FAR maximum limits
and lot coverage maximum limits in the Neighborhood Commercial Zoning District.
Additionally, the site does not provide onsite parking as is required by Neighborhood
Commercial zoning.
Existing Land Use Policy Plan. The LUPP Map designates the property as Downtown
Service Center. The Downtown Service Center designation was placed along both sides
of 6th Street, even though the zoning does not match across the north side of 6th Street.
Based on the LUPP Map this designation supports both the existing NC Neighborhood
Commercial Zone and the Downtown Service Center DSC zoning that the applicant is
proposing to rezone the property in question to. The LUPP text identifies the boundaries
of `Downtown' for planning purposes as "6th Street on the north; Duff Avenue on the
east; South 3rd Street on the south; and Grand Avenue on the west." Therefore it can be
concluded that the proposed re-zoning of the property is consistent with the LUPP.
Existing Zoning. In line with the text of the LUPP, the current zoning boundary for the
Downtown Service Center (DSC) District is 6th Street. The Neighborhood Commercial
(NC) District encompasses the area between 6th and 7th Streets from Clark Avenue to
Duff Avenue, which appears to also be supported by the Downtown Services Center
land use designation. This area is supported by the same land use designation as DSC
due to the proximity to downtown and the transitional nature of the residential and
downtown area.
Infrastructure. The site is fully served by City infrastructure. Sanitary sewer and water
are available, as is electric service.
Access. Vehicular access is provided to the site from 6th street through the existing
alley along the east side of the property. No traffic improvements are anticipated.
Institutional uses are not required to have onsite parking in the DSC zoning districts per
section 29.406(2)
Applicant's Statements. (See Attachment E)
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(1) allows for City Council to initiate the
amendment, supplement, or change the regulations, districts, or Official Zoning
Map of the City.
2. The subject property has been designated on the Land Use Policy Plan (LUPP)
Future Land Use Map as "Downtown Services Center."
3. The LUPP text identifies the boundaries of the Downtown for planning purposes
as "6th Street on the north; Duff Avenue on the east; South 3rd Street on the south;
and Grand Avenue on the west." It further identifies the block encompassing the
subject properties (6th to 7th Streets between Grand and Clark Avenue) specifically
as within the residential area adjacent to downtown.
4. Infrastructure is adequate to serve the site. Necessary easements for service line
connections to the site will be determined at the Site Plan review stage.
5. Existing access to this site will remain from the alley north of the properties
accessed from Grand and 7th Street.
Public Notice. Notice was mailed to property owners within 200 feet of the subject site
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.
Attachment A
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Attachment E
Benjamin Design Collaborative, P.C.
401 Clariz Avenue,Suite 200
Ames,Iowa 50010 ? ,
515-232-0888 o E
Fax 51.5-232-0882
Req,ue5t for Rezoning
United Church of Christ-Congregational
217 6th Street,Ames
December 11,2015
Current Property: Church Buildings
217 6`h Street
Legal Description: Lots 6&7,in Block 5,of the original town of Ames
Current Use: The property has been used to house the functions of the church congregaion,at the present
location for 150 years. As the church plans for the future,it intends to remain at the current
facility,and continue to upgrade and enhance its physical facility as a way to maintain and
grow its overall church programs.
Current Zoning of Property:NC-Neighborhood Commercial
Requested Zoning of Property:DSC-Downtown Service Center
Reason for Rezoning Request:
The church congregation embarked upon a nmiti-year 150th Year Capital Campaign over a year ago to"Set the
Stage"for its future suslainability and growth over the next century. One of the central themes of the Campaign was
to create a more inviting and welcoming experience for everyone. The planning group established a Masterplan of
changes to occur at the church,and the current Priority Item wider consideration is enclosing the physical courtyard
between the sanctuary building and the classroom wing,to create a more open and direct passage from the parking
area to the sanctuary and gathering center in the center of the facility.
Under the current NC zoning,buildings are allowed a maximum Floor Area Ratio(FAR)of 0.7. In the DSC zone the
maximum FAR is 1.0. Our current structure is higher than the existing FAR,at 0.77. It is our belief this maximum
was established to maintain a more open,smaller scale site developments adjacent to residential areas. The current
facility,placed on this site as one of the first structures in Ames,has existed next to the downtown area for its entire
existence. Even the classroom and fellowship hall additions have been at the site for nearly a century. It has been
next to downtown and acted as a buffer to the residential neighborhood to the north for a long time.
The proposed changes in the Masterplan are primarily internal,and are barely visible from the street. The visual
impact of the church on the community will not change,its exterior aesthetic will not be affected.
The adjacent DSC zoning is set up for properties with buildings that more completely cover the site,such as this
church building. Since church facilities are allowed with each of these zoning categories,and since the community
has come to expect this church building on this corner next to downtown,we believe it is appropriate to adjust the
zoning designation to more accurately reflect how the facility functions within the community,as it has in the past and
as it intends to continue over many decades to come,and allow the proposed changes to occur.
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 217 6"Street, is rezoned from Neighborhood Commercial(NC)to Downtown
Service Center(DSC).
Real Estate Description: Lots 6 and 7, Block 5, Original Town of Ames.
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