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HomeMy WebLinkAbout~Master - February 18, 2020, Special Meeting of the Ames City CouncilAGENDA SPECIAL MEETING OF THE AMES CITY COUNCIL COUNCIL CHAMBERS - CITY HALL FEBRUARY 18, 2020 CALL TO ORDER: 6:00 p.m. 1. Ames Plan 2040 Update: a. Housing Principles b. Land Use Classifications Example c. Other COUNCIL COMMENTS: DISPOSITION OF COMMUNICATIONS TO COUNCIL: ADJOURNMENT: Planning and Housing Department 515.239.5400 main 515 Clark Ave. P.O. Box 811 515.239.5404 fax Ames, IA 50010 www.CityofAmes.org TO: Mayor and City Council FROM: Kelly Diekmann, Planning & Housing Director; Marty Shukert and Cory Scott, RDG DATE: February 14, 2020 SUBJECT: Ames Plan 2040 Housing Workshop The first objective for the upcoming workshop is to discuss Housing Policy interests. The goal for the meeting is for City Council to dive into a discussion about specific issues. A few of the relevant topics that have come up over the past year include affordability, mix of housing/building types, location of housing, flexible vs. intentional implementation, and existing neighborhoods. RDG’s presentation for Tuesday is intended to invite conversation on shaping of the principles for housing, they are not yet fully developed. This will be a more fluid workshop with Council needing to express their interests and ideas directly to the Ames Plan 2040 team more so than the December 4th workshop on principles for growth, land use, and transportation where the team drafted more specific principles based upon greater familiarity with those issues. Some of the relevant background materials include the responses from the Community Survey from April 2019, developer small group feedback, and the draft growth, land use, and transportation principles. To give context to the breadth of the housing discussion, there are an estimated 25,000+ households in the City with an average size of 2.21 person per household. RDG previously calculated an estimate of approximately 6,400 housing units needing to be produced with an average size of 2.3 persons per unit over 20 years to match the 15,000 person growth estimate. RDG’s second objective for the workshop is to explore an example of a land use classification scheme they are considering for creating land use designations for the city. RDG is working on classifying the intensity of use, whether residential, commercial, or industrial, as one of the primary elements of defining the existing City and how that can apply to growth and areas of change within the community. A full citywide land use map will not be presented on Tuesday as it is a work in progress. Caring People Quality Programs Exceptional Service Ames Comprehensive Plan Workshop #8 February 18, 2020 Draft Presentation Prepared February 14th Agenda 1.Selected Housing Policies: Recommendations and Discussion 2.Future Land Use Categories •Future Land Use Map Test Concept Draft Presentation Prepared February 14th BACKGROUND 1.Land Use Principles 2.Growth Principles 3.Summary Comments Draft Presentation Prepared February 14th Ames is an evolving city that takes a balanced, environmentally sustainable approach to growth and development. Draft Presentation Prepared February 14th Principles of the Growth Vision-December 4th Workshop SUSTAINABLE GROWTH Ames new growth will be both economically and environmentally sustainable. CONCENTRIC DEVELOPMENT Ames will accommodate its projected population growth on both infill sites and contiguous new greenfield growth areas that coordinates existing infrastructure with incremental extensions of services. INFILL DEVELOPMENT THAT ENHANCES THE URBAN FABRIC Ames will take advantage of opportunities within the developed city to increase both the efficiency and quality of its urban environment. INCREMENTAL, CONTIGUOUS GREENFIELD DEVELOPMENT New development areas will be incremental to existing urbanized land; create high quality, well-connected neighborhoods; and use existing and future public investments efficiently. URBAN EXPERIENCE Land use policy will create a rewarding, healthy, safe, and comfortable environment for all of its residents and visitors. PROCESS Land use decisions will be made through a transparent, collaborative process that remains true to long-term community goals. PLANNING FOR EQUITY Future development in Ames and the public investments that support it, including housing, parks, and other community assets and features, will redound equitably to the public. Draft Presentation Prepared February 14th Principles of the Land Use Vision-December 4th Workshop APPROPRIATE LOCATION Land uses in Ames will be located on sites that provide transportation, infrastructure, and support services necessary to support their intensity and operational requirements. FLEXIBILITY WITH COMPATIBILITY The land use plan will provide both reasonable flexibility to developers while protecting the integrity and quality of the neighborhoods around them. CONVENIENT SERVICES All parts of Ames will have convenient access to neighborhood commercial services and other vital community facilities. VITAL MIXED USES Ames will encourage mixing of uses to create more active, interesting, and efficient city environments, while maintaining compatibility where different uses adjoin. PLACES FOR EMPLOYMENT Ames will continue to provide appropriately located space for a wide range of enterprises that provide employment for existing and prospective residents. DIVERSE HOUSING OPTIONS Land use policy will encourage integration of different residential densities into the fabric of neighborhoods. Draft Presentation Prepared February 14th Population Projection Draft Presentation Prepared February 14th Residential > Low Density Summary Projection-April 2019 Housing type assumptions: Low-Density: Conventional SF detached Medium-Density: Small lot SF detached, single-family attached, townhomes High-Density: Multi-family, 3-story typicalDraft Presentation Prepared February 14th Residential > Additional Projections Placeholder-Additional information to come on housing types, income levels, opportunities within growth areas and infill Draft Presentation Prepared February 14th April 2019-Survey Excerpt-3. Future Demand for Housing and Commercial Uses Housing Options Lots of multi-family available and being built Desire for single-family and different types of housing Affordability Perceived thriving rental market Few local builders Draft Presentation Prepared February 14th April 2019-Survey Excerpt-2. Opportunities for Infill Development Infill Creates Vibrancy Positive perception towards infill and redevelopment, but also heard tension with redevelopment initiatives. Preservation is important, too. Can connect to existing city services like CyRide and bikeways. Area is already being serviced/maintained (water, sewer, snow removal, etc.) Concentrate commercial redevelopment to North Grand Mall and Downtown Area Housing Options Lots of multi-family available and being built. Desire for single-family and different types of housing. Draft Presentation Prepared February 14th April 2019-Survey Excerpt-4. Sustaining Neighborhoods Some strong organizations that can mobilize. Quality of neighborhoods viewed as good, want to continue and support. Need for more balance Mobility options Students and permanent residents Possible gentrification risks Student vs. non-student housing Draft Presentation Prepared February 14th Housing Principles 1.Housing Principles •Policy or implementation measure discussion •Note that there are competing interests and goals related to housing issues, more direction is needed in these situations Draft Presentation Prepared February 14th Housing Policy Principle-Expand housing choice and attainability for people of all income ranges Policy directions for discussion •Increase the number of non-multi-family homes constructed per year •Locations of expanded choices, i.e. growth areas, existing areas, redevelopment areas •Expectations or allowances for changes within existing built up areas (conversions, ADU) •Inclusive housing opportunities and requirements within new development •Promote, encourage, support different housing types, smaller or “middle” housing types •Incorporate a range of housing types, including urban family housing, into redirection areas. Assist with redevelopment and land assembly. •Support affordable housing initiates and groups, including use of federal housing funds •Cost effective development policies Other Discussion: •Requirements versus incentives. •“Minneapolis model” Draft Presentation Prepared February 14th Housing Policy Principle-Maintain the quality of existing neighborhoods while also encouraging reinvestment and enhancement of existing housing stock. Policy directions and Issues •Maintain character of single-family blocks. •Make strategic value-added public realm enhancements and street rehabilitation •Limit higher density infill development to specific types of street frontages •Encourage broader infill options that are not site specific •Property and building upkeep and design •Diversity of housing choices in a neighborhood compared to overall City, Other Discussion: •Requirements versus incentives. Draft Presentation Prepared February 14th Housing Policy Use of Density and/or Building Types to define development areas Policy directions for discussion •Plan for an intentional mix of housing in growth areas •Does density reflect actual character consistently? •Focus on building types, design, transitions vs. broader options within density ranges, requires more intentional planning and different zoning tools •Focus on the most desirable project attributes without micro-managing. These attributes include walkability, placemaking and functional public space, street/sidewalk/trail connectivity, and mix of uses and development densities. •Additionally, link infrastructure or higher intensity zoning incentives to provision of attainable housing. Establish thresholds for eligibility. •Discuss how “LUPP-Village” was intended to meet housing goals, success and failures of influencing housing (predictable, flexible, prescriptive) Draft Presentation Prepared February 14th Housing Policy Advance identification and redevelopment of redirection areas Policy directions for discussion •Incorporate diverse housing types, including options for senior housing, in redirection areas (urban corridors, East Lincoln Way, near downtown sites), taking advantage of adjacent local services •Identify underutilized sites and work directly with owners or potential developers toward their reuse •Prepare sub-area plans for specific needs or goals Other Discussion: How active a role should the city take in redevelopment? Financial Viability and timing of infill goals Draft Presentation Prepared February 14th Housing Principles 1.Land Use Mapping Concepts •Test Application to Northeast Quadrant of the City Draft Presentation Prepared February 14th Mapping Concept 1.Minor additions to Complete Streets Plan (CSP) -Multimodal/bicycle boulevard streets not included in CSP -Major circulation in new 2040 growth tiers 2.Complete Streets Plan reference in land use policies -Thoroughfares/boulevards and mixed use avenues as locations for higher intensity uses in neighborhoods 3.Future Land Use Plan -Combination of character and use designators -Incorporates CSP -Policy pairings to character neighborhoods 4.Intensity Plan -Overlays intensity designators on Future Land Use Map Draft Presentation Prepared February 14th Future Land Use Map Categories NEIGHBORHOODS •Traditional Neighborhoods •Established Neighborhoods •Emerging Neighborhoods •Middle Neighborhoods •Village Neighborhoods •University Neighborhoods CENTERS •Major Mixed Use •Community Mixed Use •Neighborhood Mixed Use •Downtown •Village Center •Campustown SPECIAL DEVELOPMENT •Urban Corridor •Redirection Areas •Major Civic EMPLOYMENT •Major Industrial Employment •Office/Research •Gritty Urban RURAL •Development Reserve •Agricultural Draft Presentation Prepared February 14th Land Use Intensity Map Categories Intensity Classification Residential (gross)Commercial/Office Industrial Low 5 du/A or less in built-up areas; 5 du/A minimum, up to 8 du/A maximum in emerging or redirection areas Under 0.3 FAR (1 level, 3:1maximum parking ratio, 75% IPC), 10,000 SF maximum building footprint; traffic generation under 100 vpd No external environmental impact, no external storage, same FAR limitation, less than 75% IPC Moderate 8 du/A or less in built-up areas; 6 du/A minimum, 12 du/A typical maximum in emerging or redirection areas 0.3-0.6 FAR (2 level, 4:1 maximum parking ratio, 75% IPC), 20,000 SF maximum building footprint, traffic generation under 400 vpd Middle 12 du/A or less in built-up areas; 10 du/A minimum, 24 du/A typical maximum in emerging or redirection areas 0.6-1.0 FAR, (80,000 SF, maximum building footprint,5:1 maximum parking ratio, traffic generation under 1,000 vpd Moderate potential external environmental impact, limited external storage with screening, same FAR limitation, less than 75% IPC High 32 du/A or less in built-up areas; 24 du/A minimum in emerging or redirection Over 1.0 FAR, over 80,000 SF maximum building footprint, 5:1 maximum parking ratio, traffic High potential environmental impact, external storage with screening, same FAR Draft Presentation Prepared February 14th Modified Complete Streets Plan Concept (NE Quadrant) 190th St Bloomington GW C a r v e r 24th St 20th St Riverside 13th St Lincoln Way Du f f Cl a r k Gr a n d St a n g e Hy d e Da y t o n 6th St Draft Presentation Prepared February 14th Land Use Plan Trial (NE Quadrant) 190th St Bloomingto n GW C a r v e r 24th St 20th St Riverside 13th St Lincoln Way Du f f Cl a r k Gr a n d St a n g e Hy d e Da y t o n 6th St Draft Presentation Prepared February 14th Use Intensity Plan Trial (NE Quadrant) Draft Presentation Prepared February 14th Land Use Categories: Neighborhoods Category Characteristics Policies TRADITIONAL NEIGHBORHOODS •Residential core, including historic district •Typically early 20th Century development •Largely but not exclusively residential. •Mixed housing densities and configurations, including SF, attached, individual multifamily buildings. •Generally small site, fine-scale •Connected traditional grid, street/sidewalk continuity. •Proximity to Downtown. •Transit access •Residential conservation with incentives •Permitted density < 8-10 du/A •Maintenance of SF character on residential blocks, ADU’s permitted with adequate site area •Selected infill, including attached units and small townhome developments •Small-scale office and commercial uses with limited traffic generation that preserve residential scale. Locations limited to thoroughfare/boulevards and mixed use avenues •Infrastructure rehabilitation where necessary ESTABLISHED NEIGHBORHOODS •Fully built-out •Largely but not exclusively single-family, with some attached and small-scale multi-family •Relatively large single-use blocks •Variety of lot sizes •Larger scale grid and curvilinear streets, cul- de-sacs and loops •Typically mid-to late-century development •In some cases, internal pathways and cluster development •Transit access •Maintenance of SF character on residential blocks, ADU’s permitted with adequate site area •Selected infill, including attached units and small townhome developments adjacent to existing attached units and adjacent to public uses •Neighborhood identification and strategic enhancements •Small-scale office and commercial uses with limited traffic generation as a special use on thoroughfares/boulevards and mixed use avenues •Infrastructure rehabilitation where necessary Draft Presentation Prepared February 14th Land Use Categories: Neighborhoods Category Characteristics Policies EMERGING NEIGHBORHOODS •Contemporary development •Primarily residential and largely single-family, but also including some diversity •Conventional suburban lot sizes •Access to green space and internal paths in same cases •Curvilinear street networks, somewhat limited inter-neighborhood connectivity •Neighborhood commercial uses relatied to arterials •CyRide access where densities or travel patterns warrant, future build-out designed to accommodate alternative transportation •Standards and incentives for attainable housing and mixed densities •Incentives tied to public participation in infrastructure finance •Higher residential densities encouraged on multimodal streets and potential transit routes •ADU’s permitted on new lots with adequate site area •Minimum gross density of 5 du/A in new development •Low-impact office/commercial development as part of original plats •Street, sidewalk, and trail connectivity •Provision for neighborhood parks and trail connections MIDDLE RESIDENTIAL NEIGHBORHOODS •Large groupings or concentrations of attached, townhomes, low-story multifamily •May include some commercial or community services •Single-family is secondary •Often but not always in unified developments •Parking and circulation are sometimes internalized •Standards and incentives for attainable housing •Incentives tied to public participation in infrastructure and project financing •Higher residential densities encouraged on multimodal streets and potential transit routes •ADU’s permitted on new lots with adequate site area •Typical gross density < 16-20 du/A •Low-impact office/commercial development integrated into original project designDraft Presentation Prepared February 14th Land Use Categories: Neighborhoods Category Characteristics Policies VILLAGE NEIGHBORHOODS •Based on master development plan •Strongly connected mixed uses •High street and path connectivity •Individual development areas may have separate dominant uses but relate to each other •Interior planned “village center” •Common open space and community streets as elements of urban structure •Thematic street character •Standards and incentives for attainable housing and mixed densities •Public participation in infrastructure finance for approved village project designs •Flexible infrastructure standards suited to village concept •Recognition of multiple ways to accomplish to village design with an emphasize walkability, functional public space, appropriate street design, and green infrastructure; provide flexibility in how these goals are accomplished •Overall minimum gross density > 5 du/A UNIVERSITY NEIGHBORHOODS •Sphere of influence of ISU campus •Largely multi-family, high-density, plus other campus related residential •Land use controversy at interface with surrounding neighborhoods or single-family enclaves •Street grid with some interruptions •High density of CyRide service •Include some secondary commercial, sometimes within building. •Largely (but not exclusively) university community occupancy. •Standards and incentives for attainable housing •Incentives tied to public participation in infrastructure and project financing •Higher residential densities encouraged on multimodal streets and potential transit routes •ADU’s permitted on new lots with adequate site area •Typical gross density < 16-20 du/A •Low-impact office/commercial development integrated into original project design •Street, sidewalk, and trail connectivity Draft Presentation Prepared February 14th Land Use Categories: Centers Category Characteristics Examples MAJOR MIXED USE •Regional commercial destinations •Includes both Mall and large-format free- standing commercial •Usually auto-oriented with large parking lots, often too big for demand •Typically separated from street by parking •Arterial or interstate visibility and access •In built-up areas, proposed retrofits for better alternative transportation access, new uses North Grand Mall, 13th and I-35 commercial, South Duff from 3rd to 5th COMMUNITY MIXED USE •Serves local consumer needs for a district of the city or group of neighborhoods •Typical range of uses are grocery, pharmacy and other “small boxes,” supporting retail •Older projects are auto-oriented, need retrofits for better pedestrian/bicycle access •Typically auto-oriented, although design is evolving •Usually at arterial or arterial/collector intersections •Includes or adjacent to multifamily for service convenience, new projects should have a residential component •Important CyRide destinations Lincoln Way, Franklin to Beedle Draft Presentation Prepared February 14th Land Use Categories: Centers Category Characteristics Examples NEIGHBORHOOD MIXED USE •Small scale neighborhood service center •May include convenience commercial, specialty or small-boxxgrocery, small multitenant building, child care, local services •Typical location at arterial or collector intersections. •Usually now auto-oriented, should evolve or retrofit for pedestrian/bicycle access. •New projects should explore different site designs –360 degree design, neighborhood connectivity. Bloomington and Stange VILLAGE CENTER •Specific design as walkable, mixed use districts •Vertical mixed use •Significant theming or public space •Center that is internal and key element of a surrounding neighborhood environment •High degree of multi-modal access; for Campustown, a CyRide nucleus Somerset Draft Presentation Prepared February 14th Land Use Categories: Special Development Category Characteristics Examples URBAN CORRIDOR •Major strategic arterial corridors, with primary commercial use •May connect regional, community, and neighborhood mixed use nodes •Auto-dominated now, require greatly improved connectivity for other modes •Potential for denser redevelopment with more efficient site design, use of unnecessary parking, infilling of left-over sites •Potential for increased residential presence •Different community roles and commercial mixes •Often are image centers, for better or worse •May require specific development plans and zoning overlays or special districts. •May be important transit corridors, but only with adequate supporting residential density Lincoln Way, South Duff, 16th (I-35 to Duff), 13th (I-35 to Skunk River) REDIRECTION AREAS •Opportunities for major redevelopment •Market demand for upgraded land use •Currently low-density/low yield areas •Require concept plans to guide future development •Require housing type and income diversity •Potential city incentives: TIF, land assembly East Lincoln Way, Duff to Sondrol; 6th and Grand “triangle,” West Lincoln Way sites, Others Draft Presentation Prepared February 14th Monthly Topics January: > Selection of preferred growth scenario Today: > Introduce land use and mapping concept > Discuss housing policy directions, identify neighborhood subareas March: > Review completed land use and intensity plans > Discuss absorption of growth and implication on timing April: Refine Culture, Community Character, Health, and Equity May:Refine Environment and Parks June: Review completed draft plan All sections are important and interrelated. CO M M U N I T Y C H A R A C T E R Draft Presentation Prepared February 14th Ames Comprehensive Plan Workshop #6 December 4, 2019 Draft Presentation Prepared February 14th