HomeMy WebLinkAboutA001 - Council Action Form dated April 14, 1992 t
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TTEM #:
DATE: 44/ 4192
COUNCIL ACTION FORM
SUBJECT:
Motion to Set April 28, 1992 as the Date of Public Hearing and Consider
Approving an Amendment to the Zoning Ordinance to Make Changes to
Section 29.50. Landscaping Requirements for Parking Lots.
ACTION FORM SUMMARY: This is a request to approve changes to Section
29.50 of the Zoning Ordinance which deals with landscaping for parking
lots. The proposed changes include clarifying how the ten (10%) per-
cent landscaping is calculated, establishing minimum dimensions for
landscape areas and changing the requirement for performance guarantees.
The Department and the Planning and Zoning Commission recommend
approval of these changes to 29.50. They believe it will bring greater
clarity to this section of the ordinance, and it will make it applicable
to almost all multiple-family, and commercial parking lots.
BACKGROUND:
Section 29.50 of the Zoning Ordinance deals with the requirements for
landscaping applied to parking lots. Staff has written portions of this
section of the zoning ordinance to provide greater clarity and specificity to
the requirements for landscaping. The proposed changes include:
clarifying how the ten percent (10 a) landscaping is calculated, setting out
minimum dimensions for landscape areas, discussing landscaping options
and changing the requirements for performance guarantees.
Attached to this report are the complete texts of the existing wording of
Section 29.50, as well as, the proposed ordinance wording.
ANALYSIS:
The analysis is presented with the proposed text first, the existing text
next and then an explanation of why the existing text was changed.
Proposed Text:
Section 29.50 LANDSCAPING REQUIREMENTS FOR PARKING LOTS.
(1) Statement of Intent. The objective of this provision is to protect
and promote the public health, safety, and general welfare by
requiring the landscaping of parking lots in such a manner as will
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serve to reduce the effects of wind and air turbulence, heat and
noise, and the glare of automobile lights; to preserve ground water
strata; to act as a natural drainage system and ameliorate storm
water drainage problems; to reduce the level of carbon dioxide and
return pure oxygen to the atmosphere; to prevent soil erosion; to
conserve and stabilize property values and to otherwise facilitate the
creation of a convenient, attractive and harmonious community; to
relieve the blighted appearance of parking lots; and to generally
preserve a healthful and pleasant environment.
Existing Tent: Same as above.
Proposed Text:
(2) Definitions.
(a) Shade Tree (overstory tree) . A deciduous tree, greater than
30 feet in height at maturity -- planted primarily for its high
crown of foliage or overhead canopy.
(b) Ornamental Tree (understory tree). A deciduous tree, 30 feet
or less in height at maturity -- planted primarily for its orna-
mental value or screening purposes.
(c) Shrub. A woody plant, smaller than a tree, consisting of
several small stems from the ground or small branches near the
ground; may be deciduous or evergreen.
(d) Ground Cover. Grass or other spreading plant material used
to define and cover the ground surface and less than 12
inches in height.
(e) Deciduous. A plant with foliage that is shed annually.
(f) Evergreen. A plant with foliage that persists and remains
green year-round.
(g) Parking Lot. An area not within a building or other structure
where motor vehicles may be stored for the purpose of tempo-
rary, daily, or overnight off-street parking. This definition
shall include motor vehicle displays or storage lots.
Existing Text:
(2) Definitions.
(a) Landscaping Trees. Any self-supporting conifer or deciduous
plant which usually produces one main trunk, and a more or
less distinct and elevated head with many branches.
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(b) Shrub. A woody plant that usually remains low and produces
shoots or trunks from the base; it is not usually tree-like nor
single-stemmed.
(c) Parking Lot. An area not within a building or other structure
where motor vehicles may be stored for the purpose of tempo-
rary, daily, or overnight off-street parking. This definition
shall include motor vehicle displays or storage lots.
Explanation:
The new set of definitions more clearly defines the types of plant materials
to be used in a landscape plan. All of these terms are referred to later in
the text. No change has been made in the definition for a parking lot.
[Note: These definitions could also be moved to the Section 29.2 of the
zoning ordinance which is the definitions section of this chapter. They
have been left as part of this text for the convenience of the reader who
may be interested only in the parking lot landscaping aspect of the
ordinance.
Proposed Text:
(3) Parking Lot Landscaping Plan.
(a) No parking lot of 16 or more spaces shall be constructed,
enlarged or reconstructed (excluding repaving) in the City of
Ames until a parking lot landscape plan for that parking lot
has been approved by the Department of Planning and Hous-
ing.
The area surrounding and within the parking lot devoted to
landscaping shall be equal to or greater than ten (10%) percent
of the gross area of the paved surface of the parking lot,
measured from the back of the curb. Such measurements
exclude all stem-type, ingress and egress driveways, leading
to the parking lot.
The Department shall not approve any parking lot landscape
plan submitted to it pursuant to this section unless it conforms
to the requirements of this section.
Existing Text:
(3) Parking Lot Landscaping Plan.
(a) No parking lot of 16 or more spaces shall be constructed,
enlarged or reconstructed (excluding repaving) in Ames until a
parking lot landscape plan for that lot has been approved by
the Director of Planning and Housing. At least ten percent of
the parking lot will be devoted to landscaping features. The
department shall not approve any parking lot landscape plan
submitted not it pursuant to this section unless it conforms to
the requirements of this section.
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Explanation:
The staff originally suggested that the number of parking spaces in a
parking lot that would trigger the landscape requirements be reduced
from 16 to five (5) spaces. After discussion with the Planning and Zoning
Commission, it was decided to retain the 16 parking space limit and
proceed with the other proposed changes since they are of a more
technical nature. It was felt that the reduction in the number of spaces
was a significant change which should have community input and further
study before making a recommendation to the City Council for a change.
The existing text does not clearly explain how the ten (10%) percent
landscaping is measured, however, staff believes the new text more clearly
defines how it is to be measured. The proposal includes all driveways
leading to the parking lot in this calculation. This section could be
revised to exclude stem-type driveways that are not a part of the parking
lot, if the Commission believes that is appropriate.
Proposed Text:
(b) Parking lot landscape plans shall be prepared and submitted in
accordance with these provisions and the provisions contained
in "Submittal Requirements" of Section 29.49(4) which is part
of the "Site Plan Requirements" section of this chapter.
Existing Text:
(b) Parking lot landscape plans shall be prepared and submitted in
accordance with these provisions and the provisions contained
in "Required Information", under Site Plans Required, Section
29.49 of this chapter.
Explanation:
There is only a slight change, reflecting the recent change of the text for
Section 29.49.
Proposed Text:
(c) Parking Lot Landscaping Design Criteria. All parking lot
landscaping shall be of such quality as to improve and enhance
the site and its surrounding areas.
Existing Text: Same as above.
Proposed Text:
(d) The primary purpose of the landscaping material used within
and around parking lots is to provide shade within the parking
lot; to create screening between the parking lot and abutting
residential zones, adjacent residential uses, or dissimilar land
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uses; and to enhance the visual quality of the parking lot
area.
Shade trees (overstory trees) shall be incorporated into the
landscape plan, where they can provide shade within the
parking lot, provided they do not interfere with utilities or
compete with existing trees within the right-of-way or on
adjacent property.
Screening shall be accomplished through the use of shrubs and
evergreen plantings. Evergreen plant materials are especially
encouraged to provide year-round landscape effectiveness.
Fences may also be included as part of th landscape plan to
provide screening but only in combination with shade trees,
ornamental trees and/or shrubs. Only in unique circumstanc-
es, where it can be proven that plant materials will not
survive, shall a fence alone be permitted to meet the screening
intent of the landscape plan. Effective use of earth berms and
existing topography also may be incorporated as a component
of the landscape plan to assist in the screening of the parking
lot.
The inclusion of ornamental trees in parking lot landscape
areas in combination with other plant materials is also encour-
aged to provide screening and to enhance the visual quality of
the parking lot, the subject property and the surrounding
area.
Ground cover shall be planted on all open surfaces in the
landscape areas. However, mulch and non-vegetative materials
may be placed around the base of trees and shrubs to facili-
tate maintenance.
Existing Text:
(e) The primary landscaping materials used in parking lots shall
be trees which provide shade or are capable of providing
shade at maturity. Shrubbery, hedges, and other live
planting material may be used to complement the tree landscap-
ing but shall not be the sole contribution to the landscaping.
Effective use of earth berms and existing topography is also
encouraged as a component of the landscape plan.
Explanation:
This section was rewritten to show that the intent of the landscape plan is
to provide shade, screening and an enhanced visual quality. The existing
section seems to imply that shade is the most important element, and it
does not discuss screening and the aesthetic quality of the site. There is
greater discussion in the revised section about the purposes of each of the
landscape materials. [Note: Fences may be used as part of the landscape
plan, but in most instances they must be used in combination with plant
materials.
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Proposed Text:
(e) The landscaping in the planting areas shall be reasonably
dispersed throughout the parking lot.
Existing Text: Same as above.
Proposed Text:
(f) In those instances where plant material exists on a parking lot
site prior to its development, such landscape material may be
incorporated into the landscape plan if it meets the require-
ments of this chapter.
Existing Text:
(h) In those instances where plant material exists on a parking lot
site prior to its development, such landscape material may be
used if approved as meeting the requirements of this chapter.
Explanation:
There are no significant changes. New wording does not imply the need
for prior approval to include existing materials in the planting plan.
Proposed Text:
(g) Peripheral Coverage Requirements. Peripheral landscaping
shall be required along any side of a parking lot of five (5) or
more spaces that abuts adjoining property that is not a right-
of-way. A minimum width of five (5) feet at its narrowest
part shall be maintained, except as herein provided in Section
29.43.
(h) Street Frontage Parking Requirements. Landscaping shall be
required along any side of a parking lot of five (5) or more
spaces that abuts a right-of-way of any street, road or
highway. A minimum width of five (5) feet at its narrowest
part shall be maintained, except a herein provided in Section
29.43.
(i) Interior Planting Areas and Planting Islands or Medians.
Interior planting areas and medians shall maintain a minimum
width of five (5) feet. A planting island within the parking
lot shall include sufficient area to insure proper growth and
protect the landscaping materials planted therein.
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Existing Text:
(5) Peripheral Coverage Requirements. Peripheral landscaping shall be
required along any side of a parking lot of 16 or more spaces that
abuts adjoining property that is not a right-of-way.
(6) Street Frontage Planting Requirements. Landscaping shall be
required along any side of a parking lot of 16 or more spaces that
abuts the right-of-way of any street, road, or highway.
(g) The interior dimensions of any planting area or planting
median shall be sufficient to protect the landscaping materials
planted therein and to insure proper growth.
Explanation:
The changes made in these three sections relate to the minimum width of
the planting area. Five feet has been established as the minimum width
because this width allows for good growth potential for trees and shrubs.
There is enough space for roots, and it allows enough space for plant
placement that can be protected from encroachment by vehicles.
Proposed Text:
(4) Planting Materials. No materials shall be approved for use in any
parking lot landscaping plan that have been judged unsuitable for
such use in Ames by the Department of Planning and Housing. The
following are minimum standards:
(a) All plant materials shall be of a hardiness suitable to the Ames
climate.
(b) Ornamental trees shall be a minimum of six (6) feet in height
from ground when planted.
(c) Shade trees shall be measured by trunk diameter and shall be
a minimum of a 1-1/2 inch caliper.
(d) Plant materials used for screening purposes shall provide
effective screening by the third growing season.
Existing Text:
(4) Planting Materials. No materials shall be approved for use in any
parking lot landscaping plan that have been judged unsuitable for
such use in Ames by the Department of Planning and Housing. The
following are minimum standards:
(a) All plant materials shall be of a hardiness suitable to the Ames
climate.
(b) Trees -
Trees measured by height shall be a minimum of 6 feet in
height from ground when planted. (ornamental)
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Trees measured by trunk diameter shall be a minimum of 1-1/2
inch caliper. (shade trees)
(c) Plant materials used for screening purposes shall provide
effective screening by the third growing season.
Explanation:
There was no content change in this section. It was just reorganized into
better form.
Proposed Text:
(5) Maintenance. The owners and their agents shall be responsible for
providing, protecting, and maintaining all landscaping in a healthy
growing condition, replacing it when necessary, and keeping it free
of refuse and debris.
Existing Text:
(7) Maintenance. The owners and their agencies shall be responsible for
providing, protecting, and maintaining all landscaping in health and
growing condition, replacing it when necessary, and keeping it free
of refuse and debris.
Explanation: The only change is the word "agents".
Proposed Text:
(6) Performance Guarantee. A bond, cash escrow or letter of credit in
a sum established by the Director of Planning and Housing shall be
provided to guarantee the satisfactory completion of parking lot
landscape plan if the landscaping cannot be completed prior to
occupancy due to the time of year.
Existing Text:
(8) Performance Guarantee. Bond or cash escrow in a sum established
by the Director of Planning and Housing shall be provided to
guarantee satisfactory performance of the provisions of the site and
landscape plans.
Explanation:
The proposed change would only require a performance guarantee if land-
scaping cannot be installed prior to an occupancy permit being issued.
Staff does not believe it is necessary to have a performance guarantee for
all site improvements, as the existing text implies, because parking lots
are generally installed by the time the principal use is completed and
occupancy is permitted. [Note: This existing section has not been
consistently enforced, since most site plans, including parking lots, are
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handled under Section 29.49, which does not require the performance
guarantee.]
Proposed Text:
(7) Appeals. Any person aggrieved by the decision of the Director of
the Department of Planning and Housing, made pursuant to this
Chapter may appeal such decision to the Zoning Board of Adjustment
in accordance with the provisions of Section 29.64 of this Chapter.
Existing Text: Same as above.
Deletions
Existing Text:
29.50(3)
(c) Parking lot landscape plans submitted pursuant to this article
shall be drawn to scale, including dimensions and distances,
and clearly delineate the existing and proposed parking
spaces, or other vehicular use area, access aisles, driveways,
and the location, size, and description of all existing and
proposed landscape materials.
Explanation:
This section was deleted because the requirements for a submittal of a site
plan and landscape plan are clearly spelled out in Section 29.49 and
reference to that section is made in the proposed text in Section
29.50(3)(b).
The Planning and Zoning Commission reviewed this request at the Planning
and Zoning Commission meeting of April 1, 1992, and recommended approv-
al of the proposed technical amendments with the retention of 16 parking
spaces as the minimum necessary to trigger the ten (10 0) percent landscap-
ing requirements.
ALTERNATIVES:
1. The City Council can approve of the proposed amendments to Section
29.50 to the City Council and set April 28, 1992 as the date of
public hearing to consider this amendment.
2. The City Council can deny approval of the proposed amendments to
Section 29.50 and set April 28, 1992 as the date of public hearing to
consider this amendment.
3. The City Council can table this proposal for additional information
from staff.
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MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt
Alternative #1 and set April 28, 1992 as the date of public hearing to
consider this amendment.
Attachment
h\bpo\caf\land.414
DIVISION VI
Sec. 29.50. LANDSCAPING REQUIREMENTS FOR PARKING LOTS.
(1) Statement of Intent. The objective of this provision is to
protect and promote the public health, safety, and general welfare
by requiring the landscaping of parking lots in such a manner as
will serve to reduce the effects of wind and air turbulence, heat
and noise, and the glare of automobile lights; to preserve ground
water strata; to act as a natural drainage system and ameliorate
storm water drainage problems; to reduce the level of carbon
dioxide and return pure oxygen to the atmosphere; to prevent soil
erosion; to conserve and stabilize property values and to
otherwise facilitiate the creation of .a convenient, attractive and
harmonious community; to relieve the blighted appearance of
parking lots; and to generally preserve a healthful and pleasant
environment.
(2) Definitions.
(a) Landscaping Tree. Any self-supporting conifer or deciduous
plant which usually produces one main trunk, and a more or
less distinct and elevated head with many branches.
(b) Shrub. A woody plant that usually remains low and produces r ,1
shoots or trunks from the base; it is not usually tree-like
nor single-stemmed.
(c) Parking Lot• An area not within a building or other struc-
ture where motor vehicles may be stored for the purpose
temporary, daily, or overnight off-street parking. This
definition shall include motor vehicle displays or storage
lots.
(3) Parking Lot" Landscaping Plan.
(a) No parking lot of 16 or more spaces shall be constructed,
enlarged or reconstructed (excluding repaving) in Ames until
a parking lot landscape plan for that lot has been approved
by the Director of Planning and Housing. At least ten per-
cent of the parking lot will be devoted to landscaping fea-
tures. The department shall not approve any parking lot
landscape plan submitted to it pursuant to this section
unless it conforms\to the requirements of this section.
(b) Parking lot landscape plans shall be prepared and submitted
In accordance with these provisions and the provisions con-
tained in "Required Information", under Site Plans Required,
Section 29.49 of this chapter.
SUPP. 1/1990 CODE 29-86 Oct. 1, 1990
(c) Parking lot landscape plans submitted- pursuant to. this
article shall be drawn to scale, including dimensions and
distances, and clearly delineate the existing and .proposed
parking spaces, or other vehicular use area, access aisles, .
driveways, and the - location; size, and . description of all
existing and proposed landscape,�oaterials.
(d) Parking Lot Landscaping Design Criteria. All parking lot
landscaping shall be of such quality. as to improve and en-
hance--the site and.its surrounding areas.
(e) The primary landscaping materials used in parking .lots shall
be trees which provide shade or are capable of -providing
shade at maturity.. Shrubbery, hedges, and other live plant-
ing material may be used to complement the tree landscaping
but shall not be the sole' contribution to the landscaping.
Effective use of earth berms and existing topography is also
encouraged as a component of the landscape plan.
(f) The landscaping the planting areas shall be reasonably dis-
persed throughout the parking lot.
1
(g) The interior dimensions of any - planting area or planting
median shall be sufficient. to protect the landscaping
materials planted therein and to insure proper growth.
(h) In those instances where plant material exists on a. parking
lot site prior to its development, such landscape -material
may be used U approved as meeting the requirements of .this
chapter. 1
(4) Planting Materials. No materials shall be approved for use in any
parking lot landscaping plan that have been fudged unsuitable for
such use in Ames by the Department of Planning and Housing.
The following are minimum standards:
(a) All plant materials shall be of a Hardiness suitable to the
Ames climate. w
(b) Trees -
Trees measured by height shall. be a minimum of 6 feet in
height from ground when planted. (ornamental)
Trees measured by trunk diameter shall be a minimum of 1i
Inch caliper. (shade trees)
(c) Plant materials used for screening purposes shall provide
effective screening by the third growing season.
SUPP. 1/1990 CODE 29-87 Oct. 1, 1990
3
(5) Peripheral Coverage Requirements. Peripheral landscaping shall
be required along any side of a parking lot of 16 or more spaces
that abuts adjoining property that is not a right-of-way.
(6) Street Frontage Planting Requirements. Landscaping shall be
required along any side of a parking lot of 16 or more spaces that
abuts the right-of-way of any street, road, or highway.
(7) Maintenance. The owners and their agencies ally be landscaping
dreeaspoonsible
for providing, protecting, and maintaining P g In
health and growing condition, replacing it when necessary, and
keeping it free of refuse and debris.
(8) Performance Guarantee. Bond or cash escrow in a sum established
by the Director of Planning and Housing shall be provided to
guarantee satisfactory performance of the provisions of the site
and landscape plans.
(9) Appeals. Any person aggrieved by a decision of the Director of
Planning and Housing, made pursuant to this section may appeal
such decision to the Zoning Board .of Adjustment in accordance
with the provisions of Sec. 29.64 of this chapter.
(Ord. No. 2959, Sec. 1, 8-19-86)
Sec.. 29.51. ENVIRONMENTALLY SENSITIVE AREA OVERLAY.
(1) ose It is the purpose of this section to set out additional
regulations for review and control of development and construction
in areas found to be and designated as especially sensitive to
adverse public impact from development due to unique environ-
mental circumstances pertaining to the site.
(2) Designation of the Area. For purposes of these regulations an
area may be designated by ordinance of the City Council, after
having received the advice and comments of .-the Planning and
Zoning Commission, as an Environmentally Sensitive Area Overlay
if the results of scientific study of the area support the conclu-
sion that the area so designated is especially sensitive to
adverse public impact from development ' due to unique
environmental circumstances.
(3) Studies. The staff of the Department of Planning and Housing
and the Planning and Zoning Commission are authorized and
expected to conduct studies to evaluate areas in terms of envi-
ronmental sensitivity as a part of the continuing process of
maintaining a current comprehensive land use plan for the City.
Additionally, studies done by or for other governmental or private
parties may be adopted for the purpose of this section.
SUPP. 1/1990 CODE 29-88 Oct. 1, 1990