The analysis looks at the area approximately bounded by E John Street to the north, E Pine Street to the South, 19th Ave E to the west, and 24th Ave E to the east. Based on this analysis, recommendations have been made for changes to zoning within the East Madison Business District.

The changes are recommended to help provide for smoother transitions between neighborhood commercial areas along East Madison Street and residential areas to the north and south and to help implement the goals and policies of the Central Area Action Plan II. In general, this plan's goals are to:

1. Emphasize the revitalization of the area along E Madison Street as a regional commercial destination;
2. Increase housing options and residential densities near the commercial area; and to
3. Maintain and enhance the physical character of the area, including the pedestrian environment.

Based on the goals and vision of the Central Area Action Plan II and an analysis of existing land use and zoning in the East Madison Business District, the following recommendations are being made:

• Lowering the allowed height of an area (Area 2) zoned NC3-85 along East Madison Street between 21st and 23rd Avenues East to 65 feet;
• Rezoning an area (Area 3) north of the NC3-85 along East Madison Street from Lowrise 3 to Lowrise 4;
• Rezoning a portion of the area zoned L3 (Area 4a) to NC2/R up to 65 feet;
• Rezoning a portion of the area zoned L3 (Area 4b) to NC2/R-40;
• Rezoning an area zoned L2 along 23rd Ave E (Area 10) to L3;
• Rezoning the area zoned L2 bounded by E Madison Street to the north, E Pine Street to the south, 19th Ave E to the west , and extending east a half-block west of 20th Ave E, (Area 8) to L3;
• Rezoning the area zoned SF 5000 (Area 9) south of Olive Street and north of East Pine Street to Residential Small Lot (RSL/TC); and
• Allowing Single Purpose Residential Structures outright in NC2/R zones within the study area.

The proposed rezones are shown on the map accompanying the proposed ordinance.