HomeMy WebLinkAboutA015 - Planning Commisison Action Form dated February 5, 1997 ITEM#: VIII
DATE: 02/05/97
COMMISSION ACTION FORM
SUBJECT: REVIEW AND RECOMMENDATION ON THE CITY COUNCIL
PROPOSAL FOR THE SINGLE-FAMILY CONSERVATION OVERLAY DISTRICT
(SFCOD).
ACTION FORM SUMMARY: This is a review of the proposed SFCOD regulations, as
amended by the City Council. The amended portion of the SFCOD regulations
changed the measure for residential intensification of multiple-family dwellings from
25% of the total number of dwelling units within the SFCOD to 25% of the total land
area in the SFCOD.
The Department of Planning & Housing recommends that the measure for residential
intensification of multiple-family dwellings be based on 25% of the dwelling units and
not on land area.
BACKGROUND:
On January 7, 1997, the City Council reviewed the proposed zoning ordinance
regulations for a Single Family Conservation Overlay District (SFCOD). The City
Council directed that the City Attorney prepare an ordinance to enact zoning regulations
for the SFCOD that would limit the residential intensification of multiple-family
dwellings to 25% of the total land area in the SFCOD. This is a change from the
ordinance recommended for approval by the Planning and Zoning Commission
which limited residential intensification of multiple-family dwellings to 25% of the
total number of dwelling units in the SFCOD.
On December 18, 1996, the Planning and Zoning Commission made the following
recommendation to the City Council:
1 . An inventory of all dwelling units be conducted to determine how many dwelling
units exist in structures that have been converted from a single-family home to a
multiple-family dwelling, and how many dwelling units exist in structures that were
constructed originally as a multiple-family dwelling.
2. That the number of multiple-family dwelling units that are allowed in the area be
equal to the number of dwelling units that were constructed originally as a
dwelling unit in a multiple-family structure, as a percentage of the total dwelling
units, or 25% of all units, whichever is greater.
City staff completed the inventory requested by the Commission and the results are
summarized as follows:
ANALYSIS OF MULTIPLE-FAMILY DWELLINGS IN THE SFCOD
Units % of Total Units
• Total Units In SFCOD 624 100%
• MF Original Construction 123 20%
• MF Conversions 159 25%
• Total MF Units 282 45%
• Total SF & TF Units 342 55%
Based on the Planning and Zoning Commission recommendation, the number of
multiple-family dwelling units allowed would be limited to 25% of 'all dwelling units since
25% is a greater percentage of the total number of dwelling units than the percentage
of units represented by "original" multiple-family construction (20%).
On January 15, 1997, the Planning and Zoning Commission requested that the City
Council give the Commission an opportunity to review the proposed SFCOD ordinance
as it is being developed, based on the direction of the City Council, and advise the City
Council with respect to the proposed ordinance.
The Commission's recommendation on the proposed SFCOD ordinance will be
communicated to the City Council prior to the public hearing on the SFCOD ordinance.
ANALYSIS:
Consistency of the City Council Proposal with the 1996 LUPP.
The City Council approach to limiting residential intensification must be measured
against the stated purpose for the "Conservation District" in the Land Use Policy Plan
(LUPP). The 1996 LUPP states,
"The purpose of the Conservation District is to conserve the existing single-
family residential character. All existing base zoning should remain the
same while the Conservation District should protect most single-family
areas and guide the transition and compatibility where intensification is
permitted."
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The 1996 LUPP goes on to state, "Residential intensification, existing and future
combined, should be limited to a maximum 25 percent of the total residentially
zoned area, based on dwelling units."
Comparison of the LUPP Plan Policy to the City Council Proposal.
Results of the analysis are summarized below. The numbered "notes" provide a more
detailed explanation of each of the 12 items.
LUPP COUNCIL APPROACH
1 . Existing Multiple-Family 282.0 Units 282.0 Units
2. M.F. Units from Intensification 0.0 Units 12.0 Units
3. M.F. Units from Additional Land Area 0.0 Units 45.2 Units
4. Total Potential M.F. Units 282.0 Units 339.0 Units
5. Existing S.F. Replaced by New M.F. 0.0 Units 10.6 Units
6. Net Gain in M.F. Units 0.0 Units 46.6 Units
7. Existing M.F. (% of Total Units) 45% 45%
8. Potential M.F. (% of Total Units) 25% 51%
9. Existing M.F. (% of Land Area) 21% 21%
10. Proposed M.F. (% of Land Area) 21% 25%
11 . Existing Total Units 624.0 Units 624.0 Units
12. Potential Total Units 624.0 Units 670.0 Units
Notes:
1 . This includes all multiple-family units in original apartment buildings and in
conversions.
2. This is the number of additional multiple-family units that could conceivably be
constructed on properties, currently occupied by multiple-family structures, given
the lot area of these properties.
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3. This is the number of new multiple-family units that could be constructed on the
additional land area (2.63 acres). The "additional land area" is the difference
between the existing land area occupied by multiple-family units (13.69 acres,
21% of the total land area) and the land area proposed for occupancy by multiple-
family units (16.32 acres, 25% of the total land area) in the City Council proposal.
The number of new multiple-family units assumes construction on 60' x 180' lots
with new units proportionately distributed between the land zoned as R-3 and the
land zoned as R-4. Five (5) units could be constructed on each 60' x 180' lot in
the R-4 district and four (4) units could be constructed on each 60' x 180' lot in the
R-3 district.
4. This is the sum of existing multiple-family, potential units from intensification, and
potential units that could be constructed on additional land developed as multiple-
family residential.
5. This is the number of single-family units that would be lost if new construction
occurs on each of the ten (10.6) lots (60' x 180') that are presently occupied by
single-family dwellings.
6. This is the number of units gained through intensification (12 units) plus the
number of units gained through new development on additional land area
(45.2 units) minus the number of single-family dwellings (10.6 units) that would be
lost with new multiple-family construction on 60' x 180' lots.
7. This is the percentage of all existing dwelling units that are multiple-family units.
8. This is the potential percentage of all dwelling units that would be multiple-family
units if the existing multiple-family properties were developed to their maximum
potential, and if an additional 2.63 acres of land area were redeveloped as
multiple-family (339/670).
9. This is the percentage of the total land area that is presently occupied by multiple-
family residential units.
10. This is the percentage of the total land area proposed by the City Council for
development as multiple-family residential.
11 . This is the total number of dwelling units (single-family, two-family and multiple-
family) in the Single-Family Conservation Overlay District (SFCOD).
12. This is the total number of potential dwelling units that would exist if the existing
multiple-family properties were developed to their maximum potential, and if an
additional 2.63 acres of land area were redeveloped as multiple-family (339 M.F.
+ 331 S.F.).
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Recommendations by the Historic Preservation Commission.
Comments by the Historic Preservation Commission, as a result of their review of the
proposed regulations for SFCOD and Compatibility Standards, are included in
Attachment A.
Staff Conclusions.
Again, the purpose of the SFCOD is to conserve the existing single-family residential
character.
The City Council proposal for the Single-Family Conservation Overly District does not
accomplish the state purpose of the Conservation District in the LUPP for the following
reasons:
• Intensification, based on land area, allows the removal of single-family
dwellings.
• There could potentially be more multiple-family units than single- and two-
family units.
Removal of single-family units and allowing the number of multiple-family units to be the
predominant land use is inconsistent with the policy of conserving the single-family
residential character of the area.
ALTERNATIVES:
1 . The City Council approve the Single-Family Conservation Overlay District
(SFCOD) regulations with multiple-family construction limited to 25% of the total
number of dwelling units in the SFCOD area.
2. The City Council approve the Single-Family Conservation Overlay District
(SFCOD) regulations with multiple-family construction limited to 25% of the total
land area in the SFCOD area.
3. The Planning and Zoning Commission can modify the proposed Single-Family
Conservation Overlay District regulations.
4. The Planning and Zoning Commission can table this item and refer it back to City
staff for additional information.
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RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 is approval of the
Single-Family Conservation Overlay District (SFCOD) regulations with multiple-family
construction limited to 25% of the total number of dwelling units in the SFCOD area.
Attachment
h\pz\rpt\sfcod.205
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ATTACHMENT A
Recommendations by the Historic Preservation Commission.
The Historic Preservation Commission has the following recommendation to the City
Council regarding intensification of multiple-family development in the Single-Family
Conservation Overlay District:
• The measure of multiple-family units in the Single-Family Conservation Overlay
District be made based on the number of units and not the land area. The
Commission recommendation is based on the Land Use Policy Plan and the original
staff recommendation. The feeling of the Commission is that to use land area as
the basis for determining density will only push further development of
multiple-family into the outlying areas beyond the Historic District.
The Historic Preservation Commission reviewed the Compatibility Standards for the
proposed SFCOD and has the following recommendations for changes to the Compatibility
Standards, as proposed:
• Solid/Void Ratio -
A solid/void ratio shall be applied to every side of the structure, and for those sides
of the structure which are not the primary and secondary facades, a solid/void ratio
of some extent, but not less than 10%, should be applied with the intent to avoid
windowless walls.
• Roof Requirements -
Dormers that are required where expansive roof planes face the street shall be
compatible with the architectural style of proposed construction.
• Building Setback -
New construction shall meet the average front setback of adjacent property
extending 200 feet to either side of the new construction. Measurement will not
extend beyond the Single Family Conservation Overlay District, nor across streets.
• Building Width -
The maximum building width shall be limited to 63 feet.
• Shading of Adjacent Structures -
The Historic Preservation Commission believes that this issue should be addressed
by the City Council.
• Notice of Proposal for Demolition -
Demolition permits in the Single Family Conservation Overlay District shall be
approved by the City Council with three (3) weeks public notice prior to Council
action. All demolition within the historic district will continue to come before the
Historic Preservation Commission.
h\rda\misc\attach-a.sfc
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES,
IOWA, BY ENACTING A NEW SECTION 29.86 OR THE PURPOSE OF REVISING
ZONING REGULATIONS TO ESTABLISH A SINGLE-FAMILY CONSERVATION
OVERLAY DISTRICT WITH COMPATIBILITY STANDARDS;REPEALING ANY AND
ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF
SUCH CONFLICT;PROVIDING A PENALTY;AND ESTABLISHING AN EFFECTIVE
DATE.
BE IT ENACTED,by the City Council for the City of Ames, Iowa,that:
Section One. The Municipal Code of the City of Armes, Iowa shall be and the same is hereby amended by adding
a new Section 29.86 as follows:
"Sec. 29.86. SINGLE-FAMILY CONSERVATION OVERLAY DISTRICT.
(1) Purpose. The purpose of this section is to add to the basic zoning regulations applicable
to a certain area(The Base Regulations) another layer of regulations to be called the Single-Family
Conservation Overlay District(SFCOD). The Single-Family Conservation Overlay District(SFCOD)
is intended to conserve the existing single-family residential character of areas identified as SFCOD
adjacent to the downtown. The SFCOD is intended to protect single-family neighborhoods while
guiding the transition to higher density and compatibility with the surrounding uses where
intensification is permitted. The SFCOD is meant to help maintain the general quality and appearance
of the neighborhoods,promote a more cohesive look to the neighborhoods,recognize the neighborhood
characteristics as a major part of the City's identity and positive image,promote local design qualities,
stabilize and improve property values,reduce conflicts between new construction and existing homes,
and allow a limited amount of increased housing densities.
(2) Definitions. With respect to Sections 29.86,the following definitions shall pertain:
(a) Bracket: a structural support attached to a wall and bolted to or bearing thereon.
Often used as decorative feature connecting an overhanging stoop to the structure.
(b) Dormer: a shed,single gable or single hipped roofed structure rising from a slope
of the roof,usually pierced by a window.
(c) Front Yard: The front yard shall always be the narrowest portion of a lot which
faces a street.
(d) Gable: the triangular upper portion of an end wall under a peaked roof.
(e) Gabled Roof. a roof which slopes from both sides of a ridge.
(f) Gambrel Roof: a double pitched roof.
(g) Hipped Roof: a roof with slopes on all four sides,continuous from peak to eaves.
(h) Mansard Roof. a steep, dual pitched hipped roof allowing a tall attic space;
frequently used to add an upper story.
(i) Mechanical Unit: a climate control device and/or a piece of hardware used for
the delivery or measurement of utilities,which is located above ground and is clearly visible.
6) Pitch: the amount of slope'of the roof in terns of angle or other numerical
measure;for example one unit of rise to three units of shelter would be expressed as 1:3 rise to run.
(k) Porch: a roofed space outside the main walls of the building which serves as a
covered entrance for a building,having a projecting roof supported by columns or posts;which by
design creates a"room"or"space"suitable for two or more occupants.
(1) Parking Lot. Any portion of a lot whether paved or not,that is continually used
for the parking of vehicles,except that a driveway shall not be considered a parking lot.
(m) Primary Facade: the front or face of a building which faces the front yard and
is located nearest the front property line.
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(n) Recessed Facade: the front or face of a building which faces the front yard and
is set back from the front property line a distance greater than that of the primary facade.
(o) Secondary Facade: that portion of a building which is adjacent to the side yard
and faces the street. A secondary facade only occurs on a corner lot.
(p) Solid. The area calculated by multiplying the width of the front facing facade by
the height measured between the foundation and roof line,not including a gable area.
(q) Stoop: a roofed space outside the main walls of the building which serves as a
covered entrance for a building which is supported by columns, posts, or brackets. A stoop is not
enclosed,but does provide shelter.
(r) Void. The area calculated by adding the area of all window and door openings in
the primary facade of a building,measured around the peri meter of the frame. A front facing window
or door shall be included in the void area regardless of its location.
(3) Findings. The SFCOD is based in part on the findings that:
(a) Conservation of older residential areas continues to provide a broad range of
housing choices.
(b) Conservation of architecturally significant structures adds to the distinctiveness
of a neighborhood and encourages a sense of"place".
(c) The downtown is strengthened by the existence of healthy residential
neighborhoods nearby.
(d) The existing single-family residential character can be conserved while guiding
the transition and compatibility where intensification is permitted.
(e) ' Standards that encourage infrll development, retain the values of surrounding
development and protect the City's unique character will promote stable neighborhoods.
(4) Permitted Uses. Subject to the permit requirements of Section 29.52,land,buildings and
structures may be used for the following purposes without City Council Plan Approval, in accordance
with the standards and regulations of The Base Regulations:
(a) Dwelling-Single-Family
(b) Dwelling-Two-Family
All uses and structures conforming to the Base Regulations, and all lawfully vested non-conforming
uses and structures, that exist in the SFCOD on the effective date of the amendment of the official
zoning map to show the SFCOD,are hereby deemed to be conforming with the terms of this Section.
The SFCOD shall not be deemed to create a non-conforming use or structure within the scope of
Section 29.11.
(5) Plan Review. There shall be no construction of a new multi-family building, or any
addition to an existing multi-family building,or to a non-conforming building whether vested or not,
until after Plan Approval is granted by the City Council pursuant to the provisions contained in this
Section and Section 29.49,unless exempted by Subsection(4)above.
(6) Intensification Limited. The maximum number of square feet of land area in the
SFCOD that can be put to use for multi-family dwelling purposes shall not exceed 25%of the total
square footage in the SFCOD,exclusive of public lands. Additionally, intensification of multi-family
dwelling units shall not be permitted unless the plans for the project meet the following standards:
(a) The existing infrastructure must be sufficient to support the proposed project at
the time of application,or sufficient infrastructure shall be provided as a part of the proposed project.
"Sufficient infrastructure"includes water distribution,sanitary sewer, storm drainage,fire protection,.
streets and transportation,refuse collection,greenway connectors and/or sidewalks;
(b) The development has convenient access to public services,public transportation,
or major thoroughfares;
(c) Housing developments shall be in character with the surrounding neighborhood(s)
in terms of scale and character of the architectural elements;and
(d) Any yard that abuts another residential zoning district, dwelling unit type or-
density,shall be not less than the corresponding front, side, or rear yard requirements of the adjacent
district,dwelling unit type,or density.
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(7) Development Requirements. Residential intensification may be allowed only on
properties exhibiting one of the following characteristics as determined by the City Council prior to
Plan Approval.
(a) the lot was vacant as of November 1, 1983.
(b) structural conditions discourage further use.
(c) parcel consolidation is possible and beneficial.
(8) Bulk Regulations. Land,buildings and structures used in the SFCOD shall comply with
the lot area,lot width,and yard requirements as provided for in the Base Regulations.
(9) Landscaping,Screening and Buffer Areas. Landscaping,screening and buffer areas
shall be provided in accordance with Section 29.50.
(10) Compatibility Standards. New construction and exterior remodeling of any building
or other structure, or any change in the use of land, shall comply with the following compatibility
standards:
(a) Driveways. All new driveways that are located in the front yard shall be of a width
no greater than twelve(12)feet. This width limitation shall apply to only that area between the street
and the primary facade of the structure. The front yard shall always be the narrowest portion of a lot
that fronts a street. For lots accessible from an alley,any new driveway shall be constructed in the rear
yard with access only from the alley. Existing front yard driveways may be maintained or replaced,
but shall not be widened to more than twelve(12) feet in width. Driveways leading from an alley
which provide access to a parking lot may be constructed at a width of sixteen(16)feet.
(b) Garages. The purpose of this-subsection is to establish the setback requirement
for: i)garage setback from an alley,ii)garage setback from the front of a principal building. Detached
garages that open to an alley shall be located either eight(8) feet from the property line abutting the
alley;or,a minimum of twenty(20)feet from the property line abutting the alley. No setback distance
that is more than eight feet but less than twenty feet shall be allowed. All garages,attached or detached,
shall be set back a minirnurn distance of eighteen(18) feet behind the primary facade of the principal
building on the lot.
(c) Parking. No parking lot shall be located in the front yard or side yard of any lot.
Only rear yard parking lots are allowed.
(d) Trees. Any tree that is removed from the street right-of-way shall be replaced in
the street right-of-way as close to the original location as is possible.
(e) Solids and Voids. A solid to void ratio shall be required for the primary facade,
including any recessed facades which face the front yard, and the secondary facade. The void
requirements for the primary facade of new buildings shall be a minimum of 15%and a maximum of
80%.
(f) Roofs. A roof pitch minimum of 6:12 rise to run shall be required. However,
mansard and mansard style roofs will be permitted. Buildings additions;with the exception of porches
and stoops shall be required to have similar roof pitches as the existing structure to which they are being
added. The roof pitch requirement shall not apply to porches or stoops.
(g) Dormers. Where the primary facade does not have a gable facing the street,a
minimum of one dormer shall be required for every fifteen(15)feet of street facing roof width, after
the first twenty(20)feet.
(h) Windows. Windows shall have a minimum width to height ratio of 2:3. Allowed
windows will have a width no greater than two thirds their height. This requirement shall only apply
to the primary facade, front facing recessed facades, and the secondary facade. In addition, an
exception will be made for decorative windows,gable windows,or a single large window where the
interior floor plan contains a space where such a window type would be expected.
(i) Entrances. There shall be an entrance on the primary facade of any new structure.
This entrance shall face the street and be accessible by means of a paved walkway. No more than one
entrance shall be placed on any primary or recessed facade.
0) Porches. Where a porch is constructed,the porch shall have a depth of not less
than six(6)feet,and shall extend a minimum of fifty(50%)percent of the width of the facade to which
3
it is attached. Porches shall not be enclosed by walls,windows,or solid doors,and shall not exceed
ten(10)feet in height measured from the floor of the first story to the roof line.
(k) Stoops. A stoop shall be of a width not greater than thirty percent(30%)of the
width of the facade to which it is attached and shall be of a depth not less than four(4)feet. Stoops
shall not be enclosed by walls,windows,or solid doors and shall not exceed ten(10) feet in height,
measured from the floor of the first story to the roof line. The roof of a stoop which is supported by
brackets shall project from the building a minimum depth of four(4)feet.
(1) Foundations. Substantial foundation plantings shall be required to screen the base
of the primary and secondary facade of any new building. The first floor elevation shall be constructed
a minimum of one and one half(1.5)feet above grade. Grade shall be determined at the high point of
the sidewalk that is located in the public right-of-way parallel to and abutting the front of the lot. In
addition,ground mounted mechanical units shall be screened with plantings.
(m) Orientation. Structures shall be situated at right angles with the street. Primary
facades shall be parallel with the street to which they front. Buildings shall be oriented perpendicular
to the front facing facade.
(n) Width-Lot. No lot may be created which has an average width or street frontage
or more than 120 feet.
(o) Width-Building. No building shall be constructed or remodeled to have a width
greater than 76 feet.
(p) Width-Facade. The primary facade of a building shall have a width between the
range of twenty-four(24)feet and thirty-eight(38)feet. Any portion of the building which is wider
than the primary facade shall be recessed from the primary facade a distance of not less than eight(8)
feet. A second primary facade will be permitted, provided that it is separated by a recessed facade
which conforms to the minimum facade width of twenty-four feet.
(q) Height. No structure shall be constructed or remodeled to a height greater than
three stories and/or forty feet.
(r) Compliance. New buildings and building additions shall be constructed in full
compliance with subsections 29.86(8)(a) through (o). In building additions or remodeling it is not
required that the entire building be brought into full compliance with subsection 29.86(8)through(o).
It is only required that the addition or remodeling comply. It is required that the addition or remodeling
does not have the effect of increasing the level or degree of non-conformance of the building as a
whole.
(11) Parking Requirements. Off-street parking shall be provided and maintained in
accordance with the Base Regulations."
Section Two. Violation of the provisions of this ordinance shall constitute a municipal infraction punishable as
set out in Section 1.9 of the Municipal Code.
Section Three. All ordinances or parts of ordinances in conflict herewith are hereby repealed to the extent of such
conflict, if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as required
by law.
Passed this day of , 1997.
Sandra L. Ryan,City Clerk Larry R.Curtis,Mayor
0434
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