HomeMy WebLinkAboutA017 - Council Action Form dated June 14, 2022 ITEM #: 51
DATE: 06-14-22
COUNCIL ACTION FORM
SUBJECT: REZONE PARCELS ON 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 (Attachment 'A').
The existing "RH" zoning allows mixed use commercial uses as has occurred at the
NE corner of Northwood and Grand Avenue. The Neighborhood Association believes
rezoning to a less intensive zone would continue to allow compatible residential uses,
such as those currently existing, while eliminating potential commercial uses.
City Council considered options at its January meeting in relation to the Ames Plan
2040 Redirection Area designation and the Neighborhood Association comments.
Redirection Areas are designated areas that warranted further discussion about
neighborhood transition and context before allowing for or changing development
allowances. At the January 11 meeting, 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.
Proposed Rezoning:
The west side of Grove Avenue is zoned RH and includes 25 dwelling units on eight
properties. The types of 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. All of the current uses of property are permissible within
"RM" zoning: therefore, none of the uses would become non-conforming. Residences on
the east side of Grove are zoned ' RL" and are predominantly single-family homes (see
Attachment C. Aerial & Location Map.
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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 city-wide rezoning action in 2000, thus aligning
with the 1997 LUPP. The former "R-3" 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 RH" and "RM" zoning districts are:
• Use allowance for Commercial Mixed Use in RH" (up to 5.000 square feet
with staff approval. City Council approval if exceeding 5,000 square feet.)
• Height allowance for 100 feet or nine stories in "RH". "'RM" allows for 50 feet
or four stories
• 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 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 the proposed rezoning concept.
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 the exception being 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 Planning and Zoning Commission (see Attachment B). "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".
PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission held a public hearing on the rezoning as part of its
May 4th meeting. Residents of the neighborhood spoke in favor of the change based upon
their prior concerns of commercial development. The owner of 3125 Grove Avenue also
spoke at the meeting describing his goals for creating commercial office space along with
housing on his property. As part of the discussion with the Commission, there was a
review of zoning standards and access for the potential use of the corner property. At the
time of the P&Z meeting, the owner had not proceeded with developing a formal site
development plan application or a conceptual plan.
The Commission ultimately voted 4-0-1 to recommend City Council approve the
rezoning to RM.
ALTERNATIVES
1 . Approve on first reading rezoning 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. Approve on first reading 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. Take no action on the request at this time, finding that the current zoning
designations are in conformance with Ames Plan 2040.
4. Defer action on this request and refer it back to City staff for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
The concern of the Neighborhood Association is 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.
Staff has reviewed more details regarding the development of the 3125 Grove Avenue
property. and although retaining RH appears to be a viable infill intensification option, staff
now believes adding commercial uses or completely redeveloping the site at much higher
density has limited potential under the RH zoning standards and with current easement
limitations on the property. Rezoning to RM would reduce future development
intensification options as a more appropriate zoning district for this limited site along with
the other properties on the west 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 prioritize transition of density over infill intensification options.
Therefore, it is the recommendation of the City Manager that the City Council adopt
Alternative #1, as described above.
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 Subject Existing Land Uses & Zoning
Property
Subject Property Residential-Single-Family, Duplexes&Apartments(RH)
North Mixed Use(RH)
East Single-Family Residential(RQ
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
t 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
area.
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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 Kays Caf6 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,
4--
Usman Haq
Steinbeck Properties LLC/Octadyne Systems
I
Attachment C
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Attachment F
Ames Plan 2040, Future Land Use Map (excerpt)
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Redirection
Area and Area
of Rezoning
Request
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LAND USE: O.
Redirection (Redir)
CHARACTERISTICS
• 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
m
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GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS D
• Identify on the Land Use Map preferred areas . Support private land assembly . Develop and implement subarea concept plans to (ll
for intensification to meet housing,commercial, and redevelopment activity. guide future development and decision-making. :3
and aesthetic character goals of the city. n
• Ensure public Infrastructure supports , When applicable,make surplus public fV :Y
. On redirection sites,encourage development desired redevelopment Intensity. properties available to developers. A 3
that provides housing,services,and other
• Incorporate Important existing community . Require master development CD
features that are attainable for people q p plans of private C:) :3
across Ames'Income spectrum. assets In redirection proposals,Including existing developers working with redirection areas. '+
strong businesses and important structures. CD
• Enhance transit,bicycle,and pedestrian . Identify potential development incentives n +n
. In new residential redevelopment,encourage necessary to realize the p
access and usage by increasing development ry goal for redevelopment
designed for higher density,mixed uses, housing variety,Income diversity,and other areas,including public improvements. (D
and active transportation modes. design and economic development goals. assistance with land assembly where "0
• Understand that redevelopment is an evolving . Consider options with specific plans and possible and site preparation,and tax
process,with actual implementation occurring guidelines for how to include attainable housing increment financing for redirection projects
throughout the life of this 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
Attachment H
Applicant's Statement
Reasons fir 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.
Consistenc}, 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 to determine preferred zoning options. The designation is
consistent with the proposed change of zoning to RM due to compatibility priorities.
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 Sondro1124LC 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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DO NOT WRITE IN THE SPACE ABOVE THIS LINE,RESERVED FOR RECORDER
Prepared by:City Clerk's OlIke,515 Clark Avenue,Ames,IA 50010 Phone:515-239-5105
Return to:Ames City Clerk,P.O.Bo:Sll,Ames,IA 50010
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 3005-3125 Grove Avenue and 3209 Duff Avenue, is rezoned from Residential
High Density(RH) to Residential Medium Density(RM).
Real Estate Description: OVERLAND HEIGHTS SUBDIVISION, EXCEPT WEST 20',
LOTS 1-8 AND NORTHWOOD ESTATES 4TH ADD LOTS 1-3
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 John A. Haila, Mayor