Loading...
HomeMy WebLinkAbout~Master - Establishing a Single-Family Conservation Overlay District (SFCOD) ftT. No. 7 04838 pQ� S70RY COUNTY, IOWA FILED FOR RECORD Z/- f F MAY 1 9 1997 %MN L VANDE ItW,Aeowft ORDINANCE NO. 3425 Fee$ 4xa`a Fee$ 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 SECTION 29.84 PERTAINING TO A TEMPORARY MORATORIUM ON DEMOTION; 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 Ames,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 terms 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. 1 (m) Primary Facade: the front or face of a building which faces the front yard and is located nearest the front property line. (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 perimeter 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 infill 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. In the SFCOD 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 pursuant to the provisions contained in this Section and Section 29.49,unless exempted by Subsection(4)above. Plan Approval decisions for sites located in a Historic Preservation District shall be made by the Historic Preservation Commission established by Section 31.3. For sites located in the SFCOD but not in a Historic Preservation District, Plan Approval decisions shall be made by the City Council. (6) Intensilication Limited. In the SFCOD the maximum number of dwelling units,of any kind defined in Section 29.2,shall not at any time be permitted to exceed six hundred and forty eight. Additionally,in the SFCOD,multi-family dwellings 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; 2 9_�- 04838 Z) (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. (7) 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. (8) Landscaping,Screening and Buffer Areas. Landscaping,screening and buffer areas shall be provided in accordance with Section 29.50. (9) Compatibility Standards. New construction 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 minimum 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 minimum roof pitch 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 with a porch or stoop 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. 3 9 -7- 04838 ( 3) ' 6• (j) 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 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-Building. No building shall be constructed or remodeled to have a width greater than 76 feet. (o) 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. (p) Height. No structure shall be constructed or remodeled to a height greater than three stories and/or forty feet. (q) Lot Configurations. Lots in the SFCOD shall remain configured as they are on the date that the SFCOD regulations go into effect. In the SFCOD a building and/or zoning permit shall not be issued with respect to one or more dwelling units to be established on a lot formed by the combination of two or more platted lots,or the combination of the parts of two or more platted lots,or the combination of a platted lot and a part or parts from one or more platted lots. (r) Compliance. New buildings and buildingadditions shall be constructed in full compliance with subsections 29.86(9)(a)through(q). In building additions or remodeling it is not required that the entire building be brought into full compliance with subsections 29.86(9)(a)through (q). 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. (10) Parking Requirements. Off-street parking shall be provided and maintained in accordance with the Base Regulations. (11) Historic Preservation. In those parts of the SFCOD that have been designated as a Historic Preservation District,the historic preservation regulations of Chapter 31 shall also apply in addition to the Base Regulations and the SFCOD regulations. In the event of conflict between the historic preservation regulations and the SFCOD regulations,the historic preservation regulations shall control. Any Plan Approval decision required by this section shall be made by the Historic Preservation Commission, and not by the City Council, when the site is in a Historic Preservation District. When the site is not in a Historic Preservation District,the SFCOD Plan Approval decision shall be made by the City Council. " 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. 4 1- 04838 (k) 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 2 y of April , 1997. Sandra L.Ryan,City ClerkI Larry R.Ci tis,Mayoir, ' e • ' 0434 LY 5 �- 04838 C S�