HomeMy WebLinkAboutA012 - Commission Action Form dated May 4, 2022 ITEM #: 6
DATE: 05-04-22
COMMISSION ACTION FORM
SUBJECT: REZONE PARCELS ON THE WEST SIDE OF GROVE AVENUE "RH"
(RESIDENTIAL HIGH DENSITY) TO "RM" (RESIDENTIAL MEDIUM
DENSITY)
BACKGROUND:
City Council initiated a rezoning request on January 11, 2022. in response to a request
from a Neighborhood Association and the City's designation of part of Grove Avenue as
a Redirection Area. The Northwood/Overland Heights Neighborhood Association asked
the City Council to initiate rezoning of the properties along the west side of Grove
Avenue from "RH" Residential High-Density Zone to "RM" Residential Medium Density
Zone. The Neighborhood Association believes rezoning to a less intensive zone would
continue to allow compatible residential uses, such as those currently existing. The
existing "RH" zoning allows mixed use commercial uses as has occurred at the NE
corner of Northwood and Grand Avenue.
This area is also identified as Redirection Area within Ames Plan 2040. Redirection
Areas are designated areas that warranted further discussion about neighborhood
transition and context before allowing for or changing development allowances. The
rezoning of the site would resolve the status of the Redirection Area for purposes of
Ames Plan 2040.
City Council considered options at its January meeting in relation to the Redirection
Area designation and the Neighborhood Association comments. Neighborhood
comments about recent development interests for the area are included in Attachment
"A". Staff discussed the current conditions of the area, including conformity of uses and
density. Staff also identified options for design and zoning regulations that could
address future redevelopment in the area. At the conclusion of the discussion. City
Council determined that initiating a rezoning for the west side of Grove Avenue to RM
(eight properties totaling approximately 3.2 acres) was the preferred option. As part of
initiating the rezoning, City Council also directed staff to hold a public outreach meeting
for property owners and the neighborhood.
REZONING:
The west side of Grove Avenue is zoned RH and includes 25 dwelling units on eight
properties. The uses consist of low to medium residential intensities, including single-
family homes. duplexes. and apartment buildings of eight units or less. None of the
buildings are over three stories. Residences on the east side of Grove are zoned "RL"
and are predominantly single-family homes (see Attachment C. Aerial & Location Map.
All of the current uses of property are permissible within "RM" zoning: none of the uses
would become non-conforming.
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At the time of development of the subject area (1955 — 1972), the zoning district was "R-
3" Medium-Density Zoning, which appears to have been consistent with the land use
designation of the time. The 1997 LUPP changed the area designation to "RH", with the
area being rezoned to "RH" as part of the citywide rezoning action in 2000, thus aligning
with the 1997 LUPP. The former "R-Y Medium-Density Zoning was similar to what "RM"
currently allows, with heights no greater than 50 feet or four stories.
Although the previous zoning was Medium Density Residential, the existing zoning has
been in place for more than 20 years. Under current zoning some redevelopment
potential exists for all the property owners, with consolidation of properties, more
intense redevelopment could occur. Conceivably a limited amount of mixed-use
development is an option under the current zoning. "RH" allows for commercial uses
within a mixed-use building design. This option has rarely been used, but as seen on
the former Mary Kay site, it can be a desirable option on the right site. Neighborhood
representatives have expressed concerns about commercial compatibility.
From the perspective of commercial mixed-use development, the most likely marketable
scenario would be the redevelopment of the property at Northwood and Grand Avenue,
across from the former Mary Kay location. However, unlike the Mary Kay parcel, that
particular property has street frontage on three sides, severely limiting where access
and parking can be located. Additionally, it has less acreage with only .37 acres. It may
prove to be undesirable for redevelopment unless additional acreage is included.
Staff inventoried the properties to estimate each existing lot's development potential.
The theoretical density for the "RH" zoned area when totaling up each existing lot's
development potential is 88 units compared to a theoretical density of 56 units as "RM"
zoning. The primary opportunities for gaining dwelling units would be the redevelopment
of the single-family home properties to apartments. These calculations, however, do not
account for actual site conditions affecting building setbacks and parking requirements.
Actual site conditions would likely reduce actual yield. Additionally, the small size and
number of lots severely limits redevelopment potential.
Notable differences between "RW and "RM" zoning districts are:
• Use allowance for Commercial Mixed Use in "RH" (up to 5,000 square feet staff
approval, exceed 5,000 square feet requires City Council approval);
• Height allowance for 100 feet or nine stories in "RH". "'RM" allows for 50 feet or
four stories; and
• Density allowance for up 38.56 dwelling units per net acre in "RH". "RM" allows
for up to 22.31 dwelling units per net acre.
Neither "RH" or "RM" zoning have any specific design requirements related to
architecture or relationship to streets beyond typical setback standards.
PUBLIC OUTREACH:
As a follow-up, on January 19, 2022, Staff sent a letter to the eight property owners
inviting dialog about the potential change. Staff received three responses: two
supportive, one against.
On March 28, 2022, a Special Neighborhood Meeting was held at Homewood Golf
Course. Postcard invitations were sent to 32 property owners including those on the
west side of Grove Avenue, property owners within 200 feet of the proposed rezoning
area, and the Neighborhood Association representatives. The meeting was attended by
12 people representing eight properties. The consensus of those attending was in
support of the rezoning to "RM" with one property owner (3125 Grove Ave) against the
rezoning.
This property owner stated that he purchased the property specifically with the intention
of developing the property into mixed-use. Staff recently received a letter from him
addressed to the P&Z (see Attachment 8). "RH" allows for office and commercial uses if
residential is built above the first floor. Mixed use is currently permitted under "RH" but
would not be permitted under "RM".
Prior to this meeting (Planning and Zoning Commission) in accordance with the
notification requirements of Chapter 29, public notice was mailed to all property owners
within 200 feet of the subject property. In addition, a noticing sign was placed at the
corner of Northwood and Grove.
ALTERNATIVES:
1 . Recommend that the City Council approve the request to rezone all eight parcels
totaling approximately 3.2 acres located on the west side of Grove Avenue from
"RH" Residential High Density to "RM" Residential Medium Density.
2. Recommend that the City Council approve the rezoning of seven parcels on the
west side of Grove from "RH" Residential High Density to "RM" Residential Medium
Density, while retaining RH zoning for the parcel located at 3125 Grove Avenue.
3. Recommend that the City Council not move forward with rezoning any of the parcels
located on the west side of Grove Avenue from "RH" Residential High Density to
"RM" Residential Medium Density.
4. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
RECOMMENDED ACTION:
The concern of the Neighborhood Association was the potential for commercial use and
its associated traffic. The change of zoning to "RM" would eliminate the potential for any
commercial use. "RM" zoning also has less extreme height and density allowances,
which are more favorable as a transition from the "RL" Residential Low Density zoning
on the east side of Grove Avenue.
The request for rezoning is consistent with the Ames Plan 2040 Future Land Use Map
as described in the addendum. Primarily as a Redirection Area, a more precise
delineation of redevelopment versus conservation priorities is needed. In this case, the
rezoning to RM would periodize transition of density over infill options. Alternative #2
would address many of the same goals, however, development of the site with mixed
use is somewhat speculative at this point even though the owner has stated they have
in interest in that option. Rezoning will have no impacts on current infrastructure and
City services for this parcel.
Therefore, the Planning and Housing Department supports Alternative #1, asking
the Planning and Zoning Commission to recommend that the City Council
approve the request to rezone 3.2 acres located on the west side of Grove Avenue
from "RH" Residential High Density to "RM" Residential Medium Density.
ADDENDUM
REZONING BACKGROUND:
The proposed rezoning area includes eight properties equaling approximately 3.2 acres.
Existing Uses of Land. Land uses that occupy the subject property and other
surrounding properties are described in the following table:
Direction from Existing Land Uses & Zoning
__Subject Property
Subject Property Residential- Single-Family, Duplexes & Apartments (RH)
North Mixed Use (RH)
East Single-Family Residential (RL)
South School (S-GA)
West Commercial (PRC)
Existing/Proposed Zoning. The property is currently zoned "RH" Residential High
Density (see Attachment D- Existing Zoning Map) along with the property to the north.
Zoning to the east is "RL", to the west "PRC", and to the south "S-GA".
The proposed zoning is "RM" Residential Medium Density (see Attachment E- Proposed
Zoning Map). The "RM" Residential Medium Density district allows residential uses that
include single-family, duplexes, and apartments.
Public Infrastructure. All eight of the properties were developed into residential
housing and is fully served by City infrastructure.
Applicant's Statement. The City Council initiated the application. City staff has
prepared an explanation of the rezoning application as Attachment G.
Prevailing Character of the Area. Access to the properties from Grand Avenue is not
available. Grand Avenue (US Hwy 69) is a restricted access arterial roadway and a
state highway subject to IDOT jurisdiction. This means that side street access is
required for these properties. CyRide service on the Brown Route is available with a
stop at Northwood/Grand Avenue intersection at the north end of the subject area and a
stop at Duff/Grand Avenue at the south end of the subject area.
The area to the east is defined by established single-family, one-story homes along
tree-lined streets. Homes are generally owner-occupied.
The west side of Grove Avenue currently has a slightly higher intensity of use, than the
neighborhood. This area includes a mix of low to medium residential intensities,
including single-family homes, duplexes and apartment buildings of eight units or less,
with buildings at heights no greater than 3-stories. Buildings line the street with similar
setbacks. Parking for more intensive uses are located behind or to the side of buildings.
The street frontage along Grove is a primary concern with any redevelopment.
Ames Plan 2040 Future Land Use Map. The Ames Plan 2040 Future Land Use Map
designates this area as "Redirection" (see Attachment F, Future Land Use Map
(excerpt)). The Redirection designation was assigned to the area based upon the
existing conditions of the area as well as the recent redevelopment interest in the area
(see Attachment G, Redirection Area Designation).
Ames Plan 2040 Growth and Land Use Element describes Redirection areas as those
"areas anticipated to have a change in use or development pattern over the next 20
years to increase both the efficiency and quality of Ames' urban environment. Infill
development may change the types and intensities of land use and introduce new
building forms. In some cases, specific plans or zoning may be applied to provide
direction for specific types of changes and to address issues of compatibility and
transition."...
Redirection areas require an "assessment of community needs and character of the
surrounding area to guide planning and policy decisions on specific changes." [Guiding
Principle G-3. p.31] "Make smooth transitions in scale and intensity of use from pre-
existing context to higher intensity development. Support high-density redevelopment
only in planned or targeted land use redirection areas. Use prevailing density as the
guide for redevelopment but allow for building variations to meet infill objectives." [G3-3.
p.33]
It should be noted that the Redirection Are designation as written within Plan 2040 has
no direct effect on the current zoning of the property as the designation is designed for
study purposes. Changes to land use or zoning is necessary to "redirect" a site from its
current zoning.
The intent of the Future Land Use Map is to illustrate relationships among uses in order
to create an efficient, compatible and viable development pattern for the community and
to serve as a policy guide in decision making for zoning. Staff believes the rezoning
request is consistent with the goals and policies of the Ames Plan 2040.
If prevailing density is the guide for redevelopment of this block, then "RM" could be
considered appropriate. However, Action 3 of the Ames Plan 2040 Neighborhoods,
Housing & Subareas Element states, "Create infill and development standards for
compatibility in residential areas and transition areas focused on design over density."
The primary question is whether the existing higher infill density potential is the
higher priority compared to a change for more moderate redevelopment options
with the neighborhood's primary goal to limit commercial uses.
Findings of Fact. Based upon an analysis of the proposed rezoning and laws pertinent
to the proposed map amendment, staff makes the following findings of fact:
1 . Ames Municipal Code Section 29.1507(1 ) allows the City Council to initiate an
amendment to the Official Zoning Map.
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2. At the January 11 , 2022, City Council meeting, City Council directed staff to initiate
"RM" Residential Medium Density rezoning in response to the Northwood/Overland
Heights Neighborhood Association's request.
3. The proposed rezoning is consistent with the designation of "Redirection" as
identified on the Ames Plan 2040 Future Land Use Map excerpt (Attachment F) and
Redirection Area Designation (Attachment G).
4. Rezoning to "RM" (a less intensive zone) would allow compatible residential uses to
continue; mixed-use commercial development would no longer be an option.
5. The proposed rezoning to "RM" Residential Medium Density zoning is consistent
with the existing residential character of Grove Avenue.
6. The subject property includes eight parcels ranging in size from .27 acres to .56
acres, owned by eight different property owners.
7. Rezoning will have no impacts on current infrastructure and City services for this
parcel.
Attachment A
Neighborhood Association's Letter
18 Oct 2021
Northwood/Overland Heights Neighborhood Association Ames, IA
RE: Current zoning of Grove Ave
To: Mayor and City Council Ames, IA
City Manager and Staff Ames, IA
We, the association, request that the Ames city manager, staff, mayor, and city council discuss
the current zoning of Grove Ave.
The association met for our annual gathering on 10 Oct 2021. During open topics we heard
from Robert Long (3124 Grove) regarding his concern about Grove Ave zoning. He explained his
concerns with the High Density zoning currently in place on the west side of Grove. He informed us that
he had reached out to the city regarding this issue and that it was dismissed. A motion was put forward
to formally ask the city to re-zone the west side of Grove Ave from high density residential to medium
density residential. The motion passed unanimously.
If we understand correctly, the High Density zoning on the west side of Grove Ave. allows for
mixed use of commercial and residential. We now have an idea of what that means by the development
going up at the former Mary Kay's Cafe and flower shop. Under this zoning there is no buffer in place
between possible high traffic commercial and low density residential that the east side of Grove Ave is
zoned.
Our request is to begin the process for the re-zoning of the west side of Grove Ave from high
density residential to medium density residential.We believe this change would have NO impact on
current property owners and would only prevent future conflicts with how the neighborhood has been
built out.
Thankyou
Northwood/Overland Heights Neighborhood Association
Leo Milleman primary contact 3112 Northwood Dr (515-232-2210)
Judy Strand secondary contact 3132 Northwood Dr
Bob Long tertiary contact 3124 Grove Ave (515-232-2801)
Attachment B
Property Owner Letter to P&Z
April 29, 2022
Planning and Zoning Commission Members
Ames City Hall
515 Clark Ave
Ames, IA 50010
RE: Request for rezoning of property 3125 Grove Ave
Dear Chairman and Board Members:
We own the six-plex at 3125 Grove Ave and it is currently zoned as RH — Residential High
Density. We purchased this property in July, 2021 with the plan of building a mixed used
building as the current zoning does allow it.
We request that the property 3125 Grove Ave be excluded from rezoning to RM. One of the
selling points of this property was that it was zoned as RH and it will allow us to have offices on
first floor. We had paid the price based on an understanding that we will be able to use the first
floor for our office and will not have to continue to rent. We request that our property be
excluded from the rezoning to RM.
We would like to begin construction soon and hope the Planning and Zoning Commission can
consider this request.
Thank you for your consideration on this matter,
441a��7
Usman Haq
Steinbeck Properties LLC/Octadyne Systems
Attachment C
Aerial & Location Map
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LOCATION MAP
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Attachment F
Ames Plan 2040, Future Land Use Map (excerpt)
Redirection
6 Area and Area -
.Llt! f of Rezoning
Request
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LAND USE: CATEGORIES
Redirection (Redir)
CHARACTERISTICS MW dew,
■ Opportunities for major redevelopment. . Currently low Intensity of use areas. APPLICABLE EXISTING ZONING CATEGORIES
. May Include a variety of current uses,including . Although not mapped,University property ■ Maintain zoning appropriate for the
low-density or scattered residential,small may be considered a redirection area. existing use,while understanding that
industrial uses,transitional or interim commercial the designation recognizes that this
uses,storage,and other marginal activities. is likely to change in the future.
. In many cases,location near major activity
centers or community features produce a
market demand for intensified land use.
D
CD
Cn
GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS -0 D
■ Identify on the Land Use Map preferred areas . Support private land assembly . Develop and implement subarea concept plans to W lv
for intensification to meet housing,commercial, and redevelopment activity. guide future development and decision-making D 0
_ and aesthetic character goals of the city. N �
Ensure public infrastructure supports . When applicable,make surplus public cD. On redirection sites,encourage development desired redevelopment Intensity. properties available to developers. 4�-
that provides housing,services,and other O
Incorporate Important existing community a R _ 3
features that are attainable for people Require master development plans of private
across Ames'Income spectrum. assets In redirection proposals,including existing developers working with redirection areas. (D
strong businesses and important structures. x (,7
. Enhance transit,bicycle,and pedestrian . Identify potential development incentives 0
access and usage by increasing development . In new residential redevelopment,encourage necessary to realize the goal for redevelopment (D
designed for higher density,mixed uses, housing variety,income diversity,and other areas,including public Improvements,
and active transportation modes. design and economic development goals. assistance with land assembly where
■ Consider options with specific plans and possible and site preparation,and tax
■ Understand that redevelopment Is an evolving guidelines for how to include attainable housing Increment financing for redirection projects
process,with actual implementation occurring
throughout the fife of this s plan.Existing for lower Income households when using financial that meet city development priorities.
uses may be incorporated into projects,and assistance to encourage redevelopment. . Maintain current zoning categories with
their complete redevelopment or approval . Civic or public land designations will overlay district designation,signaling
is not necessarily intended or required to require a Future Land Use Map amendment future changes in category.
meet the goals of this designation. prior to rezoning for any use other than . Monitor Infrastructure quality and availability
RN-3 with single-family zoning. with potential redevelopment In redirection
areas.Evaluate infrastructure to determine
capacity to support land use intensification.
AMES PLAN 2040 6 ,
Attachment H
Applicant's Statement
Reasons for requesting rezoning:
At the January 11, 2022, City Council meeting, City Council directed staff to initiate "RM"
Residential Medium Density rezoning in response to the Neighborhood Association's request
and to respond to the City's designation of the area as a Redirection Area.
Consistency of this rezoning with Ames Plan 2040, the City's comprehensive plan:
The recently adopted Ames Plan 2040 Future Land Use Map indicates this block as
"Redirection." The Redirection designation was assigned to the area based upon the existing
conditions of the area as well as the recent redevelopment interest in the area. The designation
is designed for study purposes. The designation is consistent with the proposed change of
zoning.
Current zoning:
"RH" Residential High Density
Proposed zoning:
"RM" Residential Medium Density
Proposed use:
Residential
Complete Legal Description:
OVERLAND HEIGHTS SUBDIVISION, EXCEPT WEST 20', LOTS 1-8
AND NORTHWOOD ESTATES 4TH ADD LOTS 1-3
Land area:
Eight properties totaling approximately 3.2 acres
List of Property Owners:
Address Street Owner Address/Street City State Zip Use
Grove Steinbeck Properties 3124 Maplewood Apartments
3125 Ave LLC Rd Ames IA 50014-4571 (6)
Grove
3115 Ave Sondrol124LC 1704 Pierce Ct Ames IA 50010 Two-Family
Grove Larry A Wolters,
3111 Ave Trustee same Ames IA 50010-4721 Single-Family
Grove
3109 Ave Kenneth F Jacob same Ames IA 50010 Single-Family
Grove Gary M & Betty R
3017 Ave Eckroad same Ames IA 50010-4719 Single-Family
Grove Coleen & Jerry D
3013 Ave Gardner 3120 Grove Ave Ames IA 50010-4722 Single-Family
Grove 2305 Northcrest Apartments
3005-09 Ave Buck Rentals LLC Pkwy Unit 108 Ames IA 50010-5076 (8)
Richard L & Mary R 2607 Northridge Apartments
3209 Duff Ave Fitch, Trustees Pkwy Ames IA 50010-4059 (5)
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