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Des Moines planners continue rezoning request for 3017 6th Avenue after neighborhood-fit concerns
Summary
The Commission continued a request to rezone 3017 6th Avenue to MX3 (community mixed use) to allow an auto-repair use; staff recommended denial citing neighborhood character and the applicant agreed to work with staff on alternative zoning and economic-development resources.
The Des Moines Planning & Zoning Commission voted on April 2 to continue indefinitely a rezoning request for 3017 6th Avenue that would have changed the property’s land-use designation and zoning to allow a vehicle maintenance and minor repair business.
Planning staff, represented by Srioshi Chakraborty, recommended denial of the requested MX3 district and corresponding land-use change from low–medium density residential to community mixed use. Staff said the property sits in a transitional, primarily residential area and that MX3 is intended for busier commercial corridors. "We believe that a lower-intensity commercial use supported by RX1 or NX1 would be more appropriate," Chakraborty said.
Staff also told the Commission the site had lost its legal nonconforming status after being vacant for a period exceeding the six-month threshold. A written opposition letter from Invest DSM—the only formal opposition recorded in staff’s consent-area tally—represented 17.49% of parcels in the notice area (the transcript shows that 20% would trigger a supermajority requirement).
Applicant Jorge Gonzalez said he purchased the building in April 2024 intending to return it to auto repair, that the prior owner had rented the building for storage (which contributed to the lapse of nonconforming rights), and that he is willing to meet façade, sidewalk and other code requirements. "We can meet all those compliances," Gonzalez said, and he told commissioners he expected neighborhood customers.
Commissioners discussed lot size, proximity to homes, the urban renewal area adjacent to the site, and potential paths forward, including re-noticing the case under RX1 or pursuing a use variance from the Zoning Board of Adjustment if rezoning is denied. Staff offered to introduce the applicant to economic-development programs and to re-notice the case for a less-intense district.
With the applicant’s agreement to work with city staff and economic development, a commissioner moved to continue the item indefinitely to allow time for outreach, revised notice and additional staff work; the motion passed.
