HomeMy WebLinkAbout~Master - Adding Zoning Regulations for the Northeast Gateway Overlay District ORDINANCE NO. 3818
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
AMES,IOWA,BY ADOPTING A NEW SUBSECTION 29.1100(2)(g)AND(h),
AND A NEW SECTION 29.1109 FOR THE PURPOSE OF ADDING ZONING
REGULATIONS AS THE NORTHEAST GATEWAY OVERLAY DISTRICT;
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 new Subsections 29.1100(2)(g),(h), and a new Section 29.1109 as follows:
"(g) "O-GNE"Northeast Gateway Overlay District
(h) "O-GSE"Southeast Entryway Gateway Overlay District
Sec.29.1109. O-GNE NORTHEAST GATEWAY OVERLAY DISTRICT.
(1) Purpose. The intent of the "O-GNE"Northeast Gateway Overlay) district is to
ensure that regional commercial development, which occurs on land with the "O-GNE" zoning
designation,results in a high quality development,which is representative of the most desirable design
quality and character that exists in the community. Over the entire district,the design is to integrate
open space, landscaping, entry features and artwork, storm water management,buildings,parking,
access by all modes of transportation,lighting,and signs in a manner that respects the environment,
is representative of the native Iowa landscape,and exhibits energy efficiency.
(2) Applicability. The"O-GNE"District shall be designated by ordinance amending
the Official Zoning Map.
(3) Master Plan. Approval of the Master Plan by the City Council is required prior to
the submittal of any Major Site Development Plan proposing development of land in the"O-GNE"
district.
(a) Land Area to be Included. The Master Plan shall include all land area
within the"O-GNE"District.
(b) Written Narrative. The Master Plan submittal shall include a written
narrative,describing how each Design Guideline and Design Standard is addressedbythe Master Plan.
(c) Existing Conditions. The Master Plan shall describe the following existing
conditions:
(i) Topography(contours at two-foot intervals);
(ii) Location and type of existing structures;
(iii) Type,size,and location of plant materials;
(iv) Dimensions and location of easements;
(v) Location and dimensions of public right-of-way on the site,and
adjacent to the property boundaries;
(vi) Location and dimensions of accesses to the site (including
accesses to agricultural crop land);
(vii) Size and location of utilities;
(viii) Size and location of known drainage riles;
(ix) Location of designated wetlands(including plans for mitigation);
(x) Flood plain and floodway boundaries;and,
(xi) Type and location of signs,lighting,and fences.
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(d) Proposed Development. The Master Plan shall include a statement of the
following elements of the proposed development:
(i) Building placement and approximate dimensions;
(ii) Parking locations and approximate dimensions;
(iii) Location,type,and size of landscaping,screening,buffers,and
open space;
(iv) Location and design of public and private gateway features and
common areas;and,
(v) Circulation pattern for all modes of transportation on the site.
(e) Other Items. The Master Plan submittal shall state the following:
(i) General storm water management plan;
(ii) Architectural styles and exterior materials to be used;
(iii) Strategy for mitigating any potential negative impacts to the
environment on the site and on surrounding properties;
(iv) Plan for the type,design,materials,and scale of signs;
(v) Plan for outdoor lighting;
(vi) Phasing plan for development;
(vii) Lot layout and dimensions;
(viii) Type of use(s)planned for each building;and,
(ix) Conceptual exterior elevations and building materials for each
building.
(f) Procedure for Approval of the Master Plan. The procedure for approval
of the Master Plan is described as follows:
(i) Applications for approval of the Master Plan shall be submitted
to the Department of Planning and Housing.
(ii) The Director of the Department of Planning and Housing shall
prescribe the forms on which applications are made. Applications shall include the name and address
of the applicant,the name and address of the owner of each lot involved,and the relationship of the
applicant and the property owner in connection with the application. If the applicant or property
owner listed on the application is an entity other than a natural person, the application shall also
include detailed information regarding the principals of the entity. The Director of the Department
of Planning and Housing shall prescribe any other material that may reasonably be required to
determine compliance with this Ordinance,with sufficient copies for necessary referrals and records.
(iii) Applications that are not complete shall be returned to the
applicant,with a notation of the deficiencies in the application.
(iv) Staff Review. Upon receipt of a complete application, the
Director of the Department of Planning and Housing shall forward copies to the city staff for a
determination of compliance with applicable requirements and policies of the city. Upon completion
of staff review, the Director of Planning and Housing shall forward the application and the staff
recommendations to the Planning and Zoning Commission.
(v) Planning and Zoning Commission. Commission review shall not
be concluded until consideration is given to comments at a public hearing,which may be scheduled
as part of the regularly scheduled meeting. Notification of the public hearing shall be made by mail
and posting, in accordance with Sections 29.1500(2)(d)(i)and(iii). Within 30 days of the hearing,
the Planning and Zoning Commission shall submit the written recommendation to the City Council
setting forth the reasons for its recommendation of acceptance, denial or modification of the
application.
(vi) City Council Decision. After the transmittal of the
recommendation from the Planning and Zoning Commission, the City Council shall consider the
application at a public hearing conducted as part of a regularly scheduled meeting. Notification of the
public hearing shall be made by mail and posting,in accordance with Sections 29.1500(2)(d)(i)and
(iii). The City Council action shall be by motion.
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(4) Major Site Development Plan. Upon approval of the Master Plan by the City
Council,an application may be submitted to the City for approval of a Major Site Development Plan
to allow the development or redevelopment of any lot,tract or parcel of land in the"O-GNE"district.
Approval of each Major Site Development Plan by the City Council is required,prior to the issuance
of a Building/Zoning Permit for development on any lot, tract or parcel of land in the "O-GNE"
district.The applicant shall comply with Sections 29.1502(1)(2)&(4),and 29.1108(3),as applicable.
In addition,a written narrative,describing how each Design Guideline and Design Standard
is addressed by the Major Site Development Plan, shall be included as part of the application.
(5) Amendments to the Approved Master Plan and Major Site Development Plans.
Amendments to the approved Master Plan and Major Site Development Plans may be needed as
development in the"O-GNE"district progresses.
(a) Applications for approval of amendments to the Master Plan and/or any
Major Site Development Plan shall be submitted to the Department of Planning and Housing.
(b) The Director of the Department of Planning and Housing shall prescribe
the forms on which applications for amendments are to be made. Applications shall include the name
and address of the applicant, the name and address of the owner of each lot involved, and the
relationship of the applicant and the property owner in connection with the application. If the
applicant or property owner listed on the application is an entity other than a natural person, the
application shall also include detailed information regarding the principals of the entity. The Director
of the Department of Planning and Housing shall prescribe any other material that may reasonably be
required to determine compliance with these regulations,with sufficient copies for necessary referrals
and records.
(c) Applications that are not complete shall be returned to the applicant,with
a notation of the deficiencies in the application.
(d) Minor Amendments. Minor amendments to the approved Master Plan
and/or any Major Site Development Plan shall be approved by the Planning and Housing Director
following a review and recommendation by City staff. Minor amendments are defined as changes that:
(i) Do not constitute a change in the land use of the project,or the
overall layout and design;
(ii) Do not alter the overall landscape design,except a change to the
landscape buffer between commercial development and Ketelsen Marsh to the north will be considered
to be a"Major Amendment",or;
(iii) Do not alter the height,placement,or dimensions of buildings in
a manner that is inconsistent with the overall site layout and design,as determined by the Planning and
Housing Director.
(e) Major Amendments. Major amendments to the approved Master Plan
and/or any Major Site Development Plan shall be approved by the City Council and shall include all
changes other than those listed as"Minor Amendments"in Section 29.1109(5)(d).
(i) Staff Review. Upon receipt of a complete application for a major
amendment to the approved Master Plan and/or any Major Site Development Plan,the Director of the
Department of Planning and Housing shall forward copies to the City staff for a determination of
compliance with applicable requirements and policies of the city. Upon completion of staff review,
the Director of Planning and Housing shall forward the application and the staff recommendations to
the Planning and Zoning Commission.
(ii) Planning and Zoning Commission. Commission review shall not
be concluded until consideration is given to comments at a public hearing,which may be scheduled
as part of the regularly scheduled meeting. Notification of the public hearing shall be made by mail
and posting,in accordance with Sections 29.1500(2)(d)(i)and(iii). Within 30 days of the hearing,
the Planning and Zoning Commission shall submit the written recommendation to the City Council
setting forth the reasons for its recommendation of acceptance, denial or modification of the
application.
(iii) City Council Decision. After the transmittal of the
recommendation from the Planning and Zoning Commission, the City Council shall consider the
application at a public hearing conducted as part of a regularly scheduled meeting.Notification of the
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public hearing shall be made by mail and posting,in accordance with Sections 29.1500(2)(d)(i)and
(iii). The City Council action shall be by motion.
(6) Distinction Between Design Guidelines and Design Standards. The Design
Guidelines are intended to express the intent of the community for the development of land in the"O-
GNE"district. The Design Standards are the minimum design requirements established to implement
each particular Design Guideline.
(7) Guidelines for Overall Design. The overall design is cohesive and one of
continuity with the landscape. The design shows a respect for the natural features of the site and
surrounding properties,as well as exhibiting the best the community has to offer and informing the
visitor of the community's common design values through the use of building materials and design
features.
The site design and gateway appearance shall be reflective of the community. This is
accomplished through the use of materials common to the area;through the repetition of architectural
design features found elsewhere in the community; through the use of energy efficient and
environmentally friendly measures;by placing a variety of buildings in a naturalistic park-like setting;
by using design elements of other community gateways;by portraying the people and history of Ames
in the design;and,by providing convenient and safe access for pedestrians,bicyclists,and motorists.
(8) Standards for Overall Design. The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for"Overall Design":
(a) Include design elements in the entry features for the site,such as:lighting,
monuments,artwork,water,prairie savannah plants,brick,stone,decorative paving patterns,vertical
architectural elements,as well as design elements and materials of other community gateways.
(b) Include courtyards,squares,and/or plazas,in the site design.
(c) Reserve a prominent area of the site for a"community welcome center".
(d) Direct access between commercial development and Ketelsen Marsh is
prohibited.
(e) Ketelsen Marsh. Development of property within the"O-GNE"District
shall be compatible with and seek to preserve or enhance the ecology of Ketelsen marsh by addressing
the following items:
(i) Hydrology:Development within the"O-GNE"District shall be
designed to prevent adverse impacts on the hydrology of the marsh area.
a. Developers ofproperty within the"O-GNE"District shall
hire a professional hydrologist to review the impacts of any modifications to existing surface and
subsurface drainage or water flow on Ketelsen Marsh.
b. The professional hydrologist shall provide a work plan
indicating the data collection,methodology,interpretation and reporting. The soil borings used by the
professional hydrologist shall be at the proper time,to a sufficient depth and left open the necessary
period of time to profile the water table and subsurface water flow.
C. If the hydrology report determines that the existing
surface and/or subsurface drainage and water flows toward Ketelsen Marsh, then the storm water
management plans(addressed in other sections of the overlay)shall describe long-term measurement
and management of pollutants(i.e.:oil,gasoline and antifreeze)that can damage the marsh ecosystem.
(ii) Buffer Establishment and Purposes.
a. A buffer area shall be established between any
development within the "O-GNE"District and Ketelsen Marsh along the north property line of the
development from the east boundary line of I-35 to the west boundary of 570`''. The buffer shall be
a minimum of six hundred(600)feet in width along the existing south public use boundary of Ketelsen
marsh and shall be one hundred(100)feet in width along the south side of the remainder of the north
boundary of the"O-GNE"District,as follows:
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Native vegetation shall be established in the buffer consisting of local ecotype native species correct
for the site and consistent with existing vegetation at the marsh.
b. A combination of brown, black or green chain link
fencing and vegetation shall be installed in the buffer area to intercept trash from the development and
to minimize adverse effects of light on the marsh ecology. The design and establishment details of
the buffer shall be prepared by an expert in biology to ensure that the design is correct for the site and
consistent with the existing vegetation at Ketelsen Marsh.
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C. Specific design and establishment details shall be
coordinated with the Director of the Story County Conservation Board. Upon completion, an
agreement to insure both permanence and maintenance of the buffer area shall be entered into between
the developer and the Story County Conservation Board.
(f) Communications towers are prohibited.
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(g) Energy Efficiency Standards. Development in the"O-GNE"district shall
comply with the energy efficiency standards in effect with respect to the City of Ames at the time of
application to the City of Ames for each individual building permit.
(9) Guidelines for Site Layout.The site layout is guided by the Master Plan,which
integrates the roadways, bikeways, pedestrian walkways, parking, buildings, and landscaping in a
coordinated fashion into a naturalistic landscape, properly manages storm water, and provides
convenient and safe access for all modes of travel to and within the site. Design of the commercial
development is to create a unique site plan unified with the entire"O-GNE"District.
(10) Standards for Site Layout. The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for"Site Layout":
(a) Locate buildings, open space, and plantings to enhance the network of
pathways,roadways,and pedestrian areas,define spaces of the appropriate scale for each of these,and
buffer those areas from nuisances. Areas of the site designed for enhanced use by pedestrians,are to
provide the greatest benefit to the most users,and improve the functional relationships and linkages
on and off the site.
(b) Arrange buildings to create view corridors on and off the site,between
pedestrian destinations,including building entrances,and open space.
(c) Distribute parking areas around buildings in order to shorten walking
distance,and to reduce the overall scale and impact of parking areas.
(d) Use a consistent design theme or palette for site layout and building
architecture.
(e) Mitigate negative impacts and incorporate the mitigation measures into the
topography,landscape features and drainage characteristics of the site and surrounding properties.
M Screen service areas,storage areas and refuse enclosures frompublic view,
with a combination of landscaping,fences and walls. Cluster the locations of service and refuse areas.
(g) Locate drive-through windows,menu boards,mechanical equipment,and
associated stacking lanes to minimize impacts on other areas of the development site, as well as
impacts on adjacent properties. Such site features are to be integrated with the building design and
screened from off-site property.
(11) Guidelines for Access and Circulation. Traffic,access,and circulation accounts
for all modes of travel. The road design accommodates the anticipated motor vehicle traffic volume
and promotes pedestrian safety. The transportation system facilitates visitors to explore the
community.
(12) Standards for Access and Circulation. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for"Access and Circulation":
(a) Provide an integrated system of open space and pathways for pedestrians
and bicyclists,which lead to the perimeter of the site for connections to the rest of the community.
(b) Provide a complete and continuous network of separate pedestrian,bicycle,
and motor vehicle pathways and roadways,as well as open space that connects all building entrances,
parking areas,transit stops,and adjacent properties.
(c) Provide accommodations for the circulation ofpublic transportation on the
site.
(d) Provide a change in paving materials,and a change in textures/colors where
pedestrian walkways cross drives to emphasize the conflict point,improve visibility,enhance safety,
and provide aesthetic appeal.
(e) Provide bicycle parking at locations that do not obstruct the flow of
pedestrians,are identified with signage, are visible,and are located near customer entrances.
(13) Guidelines for Landscaping. The site design shall employ landscaping, open
space, green space, public space, trees, buffering, and the natural environment to integrate the
buildings,parking lots,artwork,and architectural entry features.
(14) Standards for Landscaping. The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for"Landscaping":
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(a) Integrate storm water management systems into the site in ways that
enhance the public space and sustain landscape plantings native to the area,with such features as:
flowing water,ponds, landscaped waterways, and other water features. ,Storm water management
systems shall incorporate at least one element of"Low Impact Development" (LID) techniques
identified by the United States Environmental Protection Agency(EPA)such as bio-detention areas,
grassed swales and/or use of porous pavement. Storm water features are to be attractive,as well as
functional.
(b) Use native tree and shrub species,or their cultivars,for the majority of trees
and shrubs planted on the site.
(c) Design large areas of landscaping(such as open spaces,buffers,waterways,
and storm water retention areas)to exhibit a natural setting,rather than a manicured appearance.
(d) Achieve unity of design by repeating plant variety groupings and other
materials,and by coordination with landscaping on adjacent properties where appropriate(including
right-of-way streetscape designs).
(e) Provide dense landscaping,in combination with architectural treatments,
to screen storage areas, trash enclosures,utility cabinets,mechanical equipment, service areas,and
other similar elements. Provide landscaping along building foundations and pedestrian walkways.
(f) Include landscaping for all entry drives and storm water detention areas as
part of the first phase of construction.
(g) Design parking areas with a combination of landscape plantings,screening,
and buffers to avoid the visual appearance of vast expanses of hard-surface paving, and to avoid
narrow strips of grass and/or plantings.
(h) Where fencing is used,the design and materials shall be compatible with
the design and materials used for structures and landscaping. The use of chain link fencing is limited
to the buffer area between development on the site and Ketelsen Marsh.
(15) Guidelines for Building Design. Building design includes a variety of building
sizes of high quality design and materials for which there is wide latitude for creativity within the
framework of the Master Plan for the entire site. Buildings will be designed to reduce the massive
scale and the uniform,impersonal appearances of large commercial buildings,for energy efficiency,
and to provide visual interest that will be consistent with the community's identity, character, and
scale.
Architectural design shall create and contribute to the uniqueness and sense of place of the
development. Building elevations shall consider the character of the community and incorporate
design elements representative of such community character.
(16) Standards for Building Design.The following Design Standards are the minimum
requirements necessary to implement the Design Guidelines for`Building Design":
(a) Throughout the"O-GNE"district,masonry materials comprised of brick,
natural stone or reconstructed stone,shall be used as architectural features or accents on all building
elevations that are visible to the general public. Brick and stone materials shall not be required on the
south elevation of buildings located on lots that abut the Union Pacific Railroad right-of-way.
Building elevations that abut the railroad tracks may be composed of concrete block,painted in a color
to match the remaining three sides of each building.
(b) Incorporate variations in building height, building mass, roof forms,
rooflines,changes in wall planes,and articulation of building facades in the architectural design of all
buildings.In addition,incorporate variations in color,materials,and texture. Parapets shall be used
to conceal flat roofs and mechanical equipment.
(c) Use consistent architectural detail and character on all sides of the
buildings,which are visible from adjoining properties and/or public streets.
(d) Design building entrances that are easily identified through the use of one
or more of the following methods,applied at a scale consistent with the building:projected or recessed
entryways,porticos,higher rooflines,changes in building material,or color.
(e) Locate loading and outdoor storage areas so as not to be visible from
adjoining properties and/or public streets,and screen,recess,and/or enclose such areas. Appropriate
locations for loading and outdoor storage areas include areas between buildings,where more than one
building is located on a site,or on those sides ofbuildings that do not have customer entrances.Screen
walls shall be consistent with the architectural character of each building.
(f) Pseudo-historical themes are not allowed.
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(g) Design the buildings to utilize similar colors,materials and textures,as well
as repeating patterns,rhythms,and proportions found within the architecture of other buildings in the
development to achieve unity of design.
(h) Incorporate a combination of arcades,pedestrian-level display windows,
multiple fenestrations,storefronts,and store entrances into building frontages and sides of buildings
oriented to the street,or other public areas(i.e.parks,open space,walkways,or vista corridors).
(i) Exhibit architectural detail in doors, windows, and other openings of
building frontages along ground floor pedestrian areas.
0) Incorporate an architectural covering,consistent with the design theme of
the building,for all drive through windows.
(k) Use muted earth tones as the predominant colors for the exterior of
buildings.
(17) Guidelines for Signage and Lighting. Signage shall be tasteful, simple, as
unobtrusive as possible,and integrated with the entry design elements. Signs shall be designed to be
easily recognized and relate to all modes of travel on the site.
Include a comprehensive system of signage conveying messages essential to the function,
safety,and security of users and residents.
Achieve a consistency of display with a hierarchy of signage. Use a minimum number of sign
sizes to provide easy"way fmding"for all modes of circulation.
Lighting shall be varied by intensity,location,time ofuse,and direction in an effort to protect
viewing of the night sky and the biology of the Ketelsen Marsh from light interference.
Outdoor illumination shall provide a unified lighting system that:will allow a quality image
that is perceivable,yet unobtrusive;reinforce the hierarchy and delineation of the circulation system;
provide sufficient illumination;and,enhance safety and visibility in the"O-GNE"District.
(18) Standards for Signage and Lighting. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for"Signage and Lighting":
(a) Integrate the design of all signage with the surroundings in terms of size,
shape,color,height,texture,and lighting so as to be secondary to the architecture of buildings and the
design of the site.
(b) Billboards are prohibited in the"O-GNE"district
(c) In the"O-GNE"district, any ground-mounted signs shall be monument
style not exceeding twelve(12)feet in height,with the exception that a maximum of two pylon signs,
not exceeding a height of thirty-five(35)feet,shall be permitted within the"O-GNE"district.
(d) On-site directional signs shall be consistent with the overall design theme
of the development.
(e) Outdoor temporary signs,other than construction,real estate, and grand
openings,are prohibited.
(f) Maintain balanced light levels on-site and between abutting developed
properties. Competing light levels shall be avoided.
(g) Use of cut-off fixtures, mounting heights, and the elevation of potential
viewers are mitigation measures that shall be utilized to control glare.
(h) Bare incandescent light bulbs shall not be permitted in view of adjacent
property or public right-of-way.
(i) Building-mounted lighting may be used only to highlight specific
architectural features or primary customer or building entrances. General floodlighting of building
facades is not permitted.
0) All lighting for commercial activities shall be reduced to security levels
between 11:00 p.m.,or one hour after the business closes(whichever is later),and sunrise.
(k) All outdoor lighting fixtures shall be fully shielded.
(1) All outdoor lighting fixtures shall be placed so as to minimize light trespass
and glare beyond the property boundary.
(m) Light levels shall be limited to one hundred fifty thousand (150,000)
lumens per gross acre,with the exception that pedestrian circulation areas and building entrances may
be illuminated to twenty(20)foot candles measured at ground level."
Section Two. Violation of this ordinance shall constitute a municipal infraction punishable by a penalty of$500
for a person's first violation,and a penalty of$750 for each and every repeat violation.
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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 8 th day of February
lane R.Voss,City Clerk Ted Tedesco,Mayor
0775
Rev. 12-7-04;12-17-04;12-21-04
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