Loading...
HomeMy WebLinkAboutA002 - Council Action Form dated April 12, 2005 ITEM#: 31 DATE: 04/12/05 COUNCIL ACTION FORM SUBJECT: ZONING TEXT AMENDMENT ESTABLISHING A CONVENIENCE COMMERCIAL NODE DISTRICT BACKGROUND: The Ames Land Use Policy Plan provides for a Convenience Commercial Node land use type. The attachment "Information on Convenience Commercial Nodes" summarizes the policies for this land use type. The attached map illustrates potential approximate locations of this use type. Attached is the proposed ordinance that would create a new zoning district with provisions and standards to implement this land use policy. Also attached are illustrations of some of the provisions. In the process of developing these standards, the Planning and Zoning Commission has reviewed them twice and there have been two additional public meetings with developers, designers, Ames Smart Growth members, and other interested citizens in attendance. ANALYSIS: The purpose of the text amendment is to establish a commercial use with characteristics different from the other commercial zoning districts, characteristics that make the commercial use compatible with the residential uses next door. In this zoning district: • Not only buildings, but also paving will be set back from the property lines. • Extensive landscaping will be distributed around the entire perimeter. • The scale of the commercial area will be compatible with the residential neighborhood. • Building location, orientation, shape, and materials will be compatible with the residential neighborhood. • Neighbors will walk directly to the businesses. • More of the traffic impact will be contained within the development. • Noise, light, and other impacts will be less of nuisance to surrounding residents. The following questions and comments remain after the public input on the attached version of the ordinance. Following each is staff's response. Table 29.806(2) Schools are not a permitted use. Will this eliminate pre-schools? Staff Response: Pre-schools are classified as a Child Day Care use, which is allowed in the proposed ordinance. Also note that schools are allowed in FS-RL zoning districts, which is the use type that these commercial areas will be close to. Section 29.806 (14) Operational Standards: Mandating operating hours (closed 12:00 a.m. to 6:00 a.m.) is too confining to commercial operations and will discourage development of this use. Some businesses that are often open 2417, such as convenience stores and some grocery or drug stores, would be very desirable in these nodes. Staff Response: Activity associated with commercial uses and its noise, traffic, and lights are the source of the typical use conflicts between commercial and residential uses. This provision eliminates the conflict during the most sensitive time of day for the residential use. Prohibiting seasonal uses will eliminate produce stands and farmer's markets, which will benefit nearby residential neighborhoods. Staff Response: That is true. It will also eliminate the sometimes very large seasonal businesses attracted by the traffic on an arterial street. The effects on traffic, parking, and trash are potential nuisances to the residential neighborhood. Prohibiting storage of hazardous, toxic or volatile substances will also prohibit gas sales, which will eliminate convenience stores. Staff Response: This provision appears to be overly broad and State law, Fire Code, and Building Code control these substances. Staff recommends that it be eliminated. Development of this use type should require a Major Site Plan, so that the Planning and Zoning Commission and City Council can decide on each project on its merits. This same procedure is required for Regional Commercial Land Use in the East Gateway Overlay zone. Staff Response: The development under this use type will be of a scale and type that is commonly guided by the minor site plan development review process. These proposed standards could be administered by staff. The complexity, time, cost, and unpredictability of major site plan review by the Commission and Council might well discourage this type of development. 2 RECOMMENDATION OF THE PLANNING & ZONING COMMISSION: With a vote of 4-0, the Planning and Zoning Commission recommended approval of the amendment to the Zoning Ordinance establishing a Convenience Commercial Node District at its meeting of March 16, 2005, and agree that Section 28.806(14)(d) related to hazardous materials should be eliminated. For this reason, this section has been deleted from the proposed text that Council is going to act on. ALTERNATIVES: 1. The City Council can approve on first reading the proposed ordinance that contains provisions and standards for a Convenience Commercial Node District. 2. The City Council can deny on first reading the proposed ordinance that contains provisions and standards for a Convenience Commercial Node District. 3. The City Council can approve on first reading the proposed ordinance that contains provisions and standards for a Convenience Commercial Node District with modifications. 4. Action on this request can be postponed and referred back to City staff for additional information. CITY MANAGER'S RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted, that the City Council approves on first reading the proposed ordinance that contains provisions and standards for a Convenience Commercial Node District. Ames residents value their neighborhoods and the convenience of a small town that the community offers. Although Ames does offer the convenience and walkability of mixed-use neighborhoods such as the downtown area, South Lincoln neighborhood, University area, and Somerset, many people also prefer the space and character of suburban neighborhoods. This zoning text amendment strengthens such neighborhoods by providing for convenient commercial services, while at the same time encouraging architectural and site design that can help make each neighborhood distinctive and encourage a sense of place among its residents. COUNCIL ACTION: Attachment 3 CAFAPPROVAL SS '- BK SL JK JP �I To be sent to: Chuck Winkleblack Hunziker & Associates 105 South 16th Street Ames, Iowa 50010 Bob Friedrich, Jr. Friedrich Construction 619 East Lincoln Way Ames, Iowa 50010 David Maahs Ames Chamber of Commerce 1601 Golden Aspen Drive, Suite #110 Ames, Iowa 50010 Jim Popken 920 Clark Avenue Ames, Iowa 50010 Catherine Scott 1510 Roosevelt Ames, Iowa 50010 INFORMATION ON CONVENIENCE COMMERCIAL NODES The Ames Land Use Policy Plan provides for six types of commercial land uses, including "Convenience Commercial,"which: ". . . represents clustered convenience commercial land uses in suburban residential areas. Such uses integrate aesthetically and physically with new suburban residential subdivisions and are designed to accommodate the vehicular mobility associated with conventional residential development while maintaining pedestrian connectivity. Since Convenience Commercial land uses are among residential areas,higher design,building materials, and landscaping standards apply." Much of the future commercial land use in Ames will be associated with Community Commercial and Convenience Commercial Nodes. Locations. Land use policy guides locations for Convenience Commercial Nodes: • Among residential uses in emerging development areas and future expansion areas, beyond existing residential areas • On major or minor arterial streets • Approximately two miles from each other and from other, similar or more intensive commercial areas The new zoning district should have little impact on existing, established neighborhoods in the interior of the community. Distinctive Characteristics. Convenience Commercial Nodes are to be distinctly different from other commercial areas: • Highway-Oriented Commercial and Community Commercial Nodes are located on arterial streets, but are larger areas with larger buildings and are usually not adjacent to low density residential uses. • Although Convenience Commercial Nodes are associated with residential neighborhoods, they do not include residential uses within them. The Village Residential, Downtown, Campustown and South Lincoln districts all provide opportunities for such a mixture of uses and a strongly pedestrian orientation. • Although Neighborhood Commercial districts provide retail and service uses for nearby residential areas, they are existing, older commercial areas with smaller buildings. In short, Convenience Commercial Nodes offer a type of commercial service in new parts of Ames not otherwise provided. CAMERON tCH L RG1%,,' r J v� r� BLO IN ..�0 I .......... r. 0 13 TH 5 ..._------ ! r > .q.. 9 t LINGOLN W 1 1 ,..... �_m.. • �......._..... US HiGHW Y 3 � r- o _ AIRPORT RD ZLWWALT STATION RD Q W 0 0 S � m ........... yt POTENTIAL APPROXIMATE LOCATIONS �F FOR CONVENIENCE COMMERCIAL NODES As per amendments to Ames Land Use Policy Plan 0 0.5 1 approved by Ames City Council on April 13,2004 Mil Residential or Commercial I I • • &b 6) �_j 'Y • • "art I I j • I � I ce � I • o 1 0 "�• A� 01 00 CCD j --------------- ....... ------------ I-� N � � • j \p N I � . I O pp I �^ � j • I W • I j j I Residential 01 Residential or Commercial r --- - - - - - -- - - i I' • • • • i • CD p � I 0 r-L a i • `d., a 9 a 3 p 3 i s 4 TrD �ts � I k P p � � 'W4 a��a •':ip Via, 1--� s% �"� § p �.W MR. I t V r-r- ¢ ^ CL rD �..i I } • C � n III I CD ^ i I 10-1 N M. Residential or 00 ORDINANCE NO. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES,IOWA,BY AMENDING SUBSECTION 29.800(1)AND ADDING A NEW SECTION NUMBERED 29.807 FOR THE PURPOSE OF PROVIDING A NEW ZONING DISTRICT AND REGULATIONS TO BE CALLED THE "CVCN" CONVENIENCE COMMERCIAL NODE; 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 is hereby amended by amending Subsection 29.800(1)and adding a new Section 29.807 as follows: "Sec.29.800. COMMERCIAL BASE ZONES. (1) Prupose. The Commercial Base Zones established by this Ordinance are: (a) Neighborhood Commercial(NC); (b) Community Commercial Node(CCN); (c) Downtown Campustown Service Center(DCSC); (d) Highway-Oriented Commercial(HOC); (e) Planned Regional Commercial(PRC); (f) Community Commercial/Residential Node(CCR) (g) Convenience Commercial Node(CVCN) The different Commercial Base Zones are intended to reflect the diversity of the City's commercial areas. The zones are distinguished by the uses and intensity of development allowed. Some of the zones encourage commercial areas that are supportive of surrounding residential neighborhoods, while other zones allow commercial areas that have a citywide or regional market. The regulations are intended to promote uses and development that will enhance the economic viability of the specific zone and the City as a whole. 29.807"CVCN"Convenience Commercial Node (1) Purpose. The Convenience Commercial Node (CVCN) Zone is intended for strategically located nodes on major or minor thoroughfares within or near conventionally designed suburban residential neighborhoods. This zone encourages the provision of small-scale retail and service uses for nearby residents.Uses are restricted in size, scale,materials, and use to promote a local and compatible orientation with and to limit adverse impacts on nearby residential areas. Development is intended to be pedestrian-oriented and also accommodate vehicular travel associated with conventional suburban residential subdivision design. Vehicle access and parking areas are strictly regulated to promote compatibility with the character of surrounding residential development and the intended pedestrian orientation of uses.The Convenience Commercial Node(CVCN)Zone is intended for areas of special sensitivity in order to avoid detrimental public and environmental impact by new land uses and to: (a) Promote clustered and convenient commercial land uses adjacent to residential areas (b) Provide for convenience to meet localized neighborhood needs (c) Integrate commercial land uses aesthetically and physically with adjacent residential subdivisions (d) Accommodate the vehicular mobility associated with conventional residential development while maintaining pedestrian connectivity (e) Promote higher design,building materials,landscaping standards,signage, lighting,and screening 1 (f) Maximize Floor Area Ratios (g) Promote shared parking (2) Permitted Uses. The uses permitted in the CVCN Zone are set forth in Table 29.807(2)below: Table 29.807(2) Convenience Commercial Node CVCN Zone Uses USE CATEGORY STATUS APPROVAL APPROVAL REQUIRED AUTHORITY RESIDENTIAL USES Group Living N -- -- Household Living N -- -- Short-term Lodgings N -- -- OFFICE USES Y SDP Minor Staff TRADE USES Retail Sales and Services— Y(except Kennels, SDP Minor Staff General Crematories Retail Trade—Automotive, N -- -- etc. Entertainment,Restaurant Y SDP Minor Staff and Recreation Trade Wholesale Trade N -- -- INDUSTRIAL USES N -- -- INSTITUTIONAL USES College and Universities N -- -- Community Facilities Y(except Crematories SDP Minor Staff Social Service Providers Y SDP Minor Staff Medical Centers N --Religious Institutions N -- -- Schools N -- -- TRANSPORTATION, COMMUNICATIONS AND UTILITY USES Passenger Terminals N -- -- Basic Utilities Y SDP Minor Staff Commercial Parking N -- -- Parks and Open Areas N -- -- Personal Wireless Y SP ZBA Communication Facilities Radio and TV Broadcast N -- -- Facilities Rail Line and Utility N -- -- Corridors Railroad Yards N -- -- 2 MISCELLANEOUS USES Commercial Outdoor N -- -- Recreation Child Day Care Facilities Y SP/SDP Minor ZBA/Staff Detention Facilities N -- -- Major Event Entertainment N -- -- Vehicle Service Facilities N except convenience SP ZBA stores in combination with gasoline service and car wash,by Special Use Permit. Y=Yes:permitted as indicated by required approval N=No:prohibited CC=City Council SP=Special Use Permit: See Section 29.1503 SDP Major=Site Development Plan Major: See Section 29.1502(4) ZBA=Zoning Board of Adjustment (3) Zone Development Standards. The zone development standards for the CVCN Zone are set forth in Table 29.807(3)below: Table 29.807(3) Convenience Commercial Node CVCN Zone Development Standards DEVELOPMENT STANDARDS CVCN ZONE Maximum Building Square Feet,Single 35,000 sf Building Maximum Building Area for a CVCN 100,000 sf Commercial Center Minimum Lot Frontage 60 ft. Minimum Setbacks for Buildings and Vehicle Paving: 20 ft,except for a fuel canopy,which shall Front Lot Line maintain a 10 ft setback measured from the front edge of the canopy 5ft Side Lot Line loft Rear Lot Line Lot Line Abutting a Residentially 20 ft Zoned Lot Landscaping in Setbacks Abutting an Residentially Zoned Lot 20ft @ L3. See Section 29.403(1)©and Section 29.807(7) Minimum Landscaping See Section 29.403 and Section 29.807(7) Minimum Landscaping for Parking Lots Parking lot screening and landscaping shall be required pursuant to Section 29.403(4). Architectural Standards See Section 29.807(4) Maximum Building Coverage 45% Maximum Size of Gasoline Service 6 s/12 cars Minimum Landscaped Area 25% Maximum Height See Section 29.807(4)(b) Parking Allowed Between Buildings and N,except on arterial street Streets 3 Drive-Through Facilities Permitted N,except separated a minimum of 80-ft from any Residentially Zoned Lot. See Section 29.1303 Outdoor Display Permitted Yes. See Section 29.405 Outdoor Storage Permitted No Trucks and Equipment Permitted No Joint Use Parking Permitted under terms in 29.406 17 (4) Architectural Standards. (a) Architectural Theme. Building shall be compatible with adjacent residential buildings and with each other through similarities in scale,proportions,form,architectural detailing,color and texture. (b) Height.No building shall exceed thirty(30)feet in height. (Measured as per 29.201(83)) (c) Materials. (i) Exterior building materials shall be high quality and highly durable: for more than 50%of the total exterior wall area the surface material shall be stone,brick and/or pre-cast panels with the appearance to the pedestrian of stone or brick.Measurement of exterior wall area: a. does not include windows,doors or their trim b. does include gable ends of roofs or ends of dormers if they are on the same visual plane as an exterior wall surface (ii) Prohibited materials are: a. pre-castpanels with surface appearance other than brick or stone, b. smooth-faced concrete block C. painted masonry d. prefabricated panels of metal, fiberglass, or smooth surface textures. (iii) Consistent materials shall be used on all facades. (iv) Color of all exterior building materials shall be similar to the color of exterior building materials common on the same block or in the adjacent neighborhoods. If no adjacent buildings exist,muted earth tone colors shall be utilized. (d) Facade Treatment. (i) To diminish the building mass in order to be similar in scale to nearby residential structures and to provide architectural interest and variety,no facade shall have a length exceeding forty(40)feet uninterrupted by at least two(2)of the following a. Modulation(i.e.,change inplane,stepbacks,wallplanes off-set by at least two feet) b. change in material texture or masonry pattern, C. patterns ofcolumns,piers,ribs orpilasters,or equivalent elements that subdivide the wall d. change in fenestration pattern(windows) (ii) Each facade that faces a street,walkway or parking lot shall be subdivided and proportioned by openings, such as windows or doors, and/or projecting structures, such as arcades,arbors,or awnings,along no less than forty(40)percent of the length of the facade. For windows to be included in this calculation,they must a. be between the 2-foot and 10-foot height of the wall b. have the bottom of the window no more than four feet above the finish floor elevation C. must allow views into the interior space or be a display window(but not display cases attached to the outside of the wall. 4 (e) Roof design. In order to minimize the visual difference between commercial and residential uses,look similar to nearby single-family residential dwellings,and give emphasis to architectural elements that will help divide the mass of a large building into smaller, identifiable pieces,all buildings shall incorporate one or more of the following groups of roof forms: (i) Roof elements commonly found onunattached or attached single- family dwellings, such as pitched roofs equal to or steeper than 6:12, gables, dormers, or cupolas. These residential roof elements shall also have a durable,high-quality surface, such as architectural shingles,standing seam metal or tile. (ii) Variations in roof forms and also variation in height of roof elements. (iii) Flat roofs,but only if concealed by parapets,sloped roof forms or other architecturally integrated features and also variation in height of these roof elements. (iv) Roof forms that correspond to and bring attention to elements and functions such as entrances,arcades,porches,building comers and/or focal points. (f) Pedestrian Entrances. (i) There shall be at least one functional pedestrian entrance facing a street. (ii) In order that the primary building entrance of each building is clearly defined and sheltered from the summer sun and winter weather,it shall be recessed or framed, accomplished by a sheltering element such as an overhang,arcade or portico. The sheltering element shall provide at least six feet of width and four feet of depth. (5) Mechanical Equipment. (a) Comply with the standards of this section for all (i) cooling or heating equipment, (ii) pumps (iii) generators (iv) communications equipment (v) utility cabinets, (vi) other such mechanical equipment (b) Locate and screen such mechanical equipment so it is not visible from adjoining properties or public streets or sidewalks and to minimize acoustic impacts of this equipment in these areas. (c) Screening shall be integral and consistent with the overall design of the building and the landscape.At a minimum,screening materials shall meet the L3 or F2 standards set forth in Section 29.403 and (i) shall include materials of the same type,quality and color as the principal materials of the building or landscape,and (ii) at the time of installation,shall be at least six inches higher than the height of the mechanical equipment. (6) Service Areas (a) Comply with the standards of this section for all (i) loading berths,area or docks (ii) areas and equipment for trash collection or compaction (iii) truck parking (iv) other service areas and equipment (b) Cluster the locations of such service areas and equipment. (c) Locate and screen such service areas and equipment to minimize visibility from adjoining properties or public streets or sidewalks and to minimize acoustic impacts of the activities in these areas. (d) Screening shall be integral and consistent with the overall design of the building and the landscape.At a minimum,screening materials shall meet the L3 or F2 standards set forth in Section 29.403.and shall include materials of the same type,quality and color as the principal materials of the building or landscape. 5 (7) Landscaping.Landscaping shall comply with Section 29.403(5)and also comply with the following: (a) In addition to the standards of Section 29.403(5),at least one overstory tree shall be planted within the parking(space between the public sidewalk and street curb,where sidewalk does not exist it is the area between the property line and street curb)for every 60 ft(or part thereof) of lot frontage.If the City of Ames planting standards cannot be met due to site-specific conditions, the overstory tree shall be planted in the front yard, in addition to the other planting required by Section 29.403(5). (b) River rock or similar non-organic materials shall not be substituted for the landscaping area or used in combination with the minimum landscaping requirements in this zoning district or Section 29.403. (8) Fencing. Fencing shall comply with Section 29.403 and also comply with the following: (a) Where a fence or wall is used for screening in accordance with 29.403(1), at all lot lines it shall placed on the interior side of the landscaped area. (b) Fencing shall be integral and consistent with the overall design of the building and the landscape and also shall include materials of the same type,quality and color as the principal materials of the building or landscape. (c) Chain link fences and fences containing barbed wire,electric charges or sharp materials are prohibited. (9) Lighting.Outdoor lighting shall comply with Section 29.411 and also comply with the following: (a) Outdoor lighting prohibited: (i) Bare lamps (ii) Neon,fiber optics rope,L.E.D.or other types of strip style lighting (iii) Illuminated translucent materials (iv) Illuminated striping or banding, (v) Pole mounted lights exceeding 25 feet in height (b) General floodlighting of buildings is not permitted.Lighting may be used to highlight specific architectural features,such as building entrances,provided that the light output shall be directed totally to that specific architectural feature. (10) Parking. (a) The use of parking bumpers(wheel stops)is prohibited. (b) 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. (11) Pedestrian and Vehicular Circulation. (a) The internal vehicular and pedestrian circulation within a development involving multiple buildings or lots must interconnect in an obvious and direct manner. (b) Pedestrian circulation (i) An on-site sidewalk shall connect the street to a primary pedestrian entrance of the primary structure on the site. On corner lots,on-site sidewalks shall connect both streets to a primary pedestrian entrance of the primary structure on the site. (ii) Where two or more buildings are on the same lot or on adjacent lots,on-site sidewalks shall connect at least one pedestrian entrance of each building. (iii) Such on-site sidewalks shall be a. lighted b. no less than five(5)feet in width and,where a parked vehicle will overhang into any sidewalk,minimum width shall increase two(2)feet for each overhang C. concrete,brick or other masonry pavers, d. physically separated from other pavement by change in elevation or landscaping, e. where crossing vehicle paving, clearly identifiable through the use of striping, elevation changes, speed bumps, a different paving material or other similar method. 6 (12) Signage. (a) No signs are permitted in this zoning district except those signs that conform to the standards and restrictions stated in this section. (b) The only types of signs permitted in this zoning district are wall signs and monument signs.A wall sign is a sign that is displayed by being affixed to the outside of an exterior wall of a building in which at least one business is located.Wall signs shall be affixed to only those walls that face a street. (c) Size restrictions. (i) A wall sign shall be no larger than sixteen square feet,except that a wall sign may be up to thirty-two square feet in size if it is affixed to a building on a lot that abuts an arterial street,and the wall sign faces the arterial street. (ii) Monument signs shall be no larger than thirty-two square feet, excluding the base,except that a monument sign may be up to sixty-four square feet in size if the lot on which it is located abuts an arterial street,and the monument sign faces the arterial street. (d) Number (i) The number of wall-mounted signs shall not exceed two(2)signs per tenant space, including lettering on awnings. (ii) Only one monument sign is permitted for each principal building on a lot. A monument sign is not permitted on a lot that is not the site of a principal building. (e) Height restrictions.The maximum permissible height for a monument sign is eight feet,including the sign base;that is,the top of a monument sign shall be no more than eight feet above the grade of the site on which it is erected. However, the height of a monument sign, including the base, may be up to twelve feet if the sign is erected on a lot that abuts on an arterial street. (f) Materials. Monument signs must incorporate materials of the same type, quality and color as the principal materials of the building. (g) Lighting restrictions.The lighting of both wall signs and monument signs shall be projected downward,regardless of whether the lighting source is internal or external. If the sign faces an abutting residentially zoned lot,or a residentially zoned lot that is separated from the site of the illuminated sign by only one street, the face of the illuminated sign shall have a dark background. (h) Prohibited Signage. (i) Banners (ii) Temporary and/or movable signs (iii) Billboards (iv) Outdoor advertisement displays (v) Signs that flash light in any manner (vi) Exposed neon signage (i) Computerized/digital scrolling signs are only permitted ifthe lot on which it is located abuts an arterial street,and the computerized/digital scrolling sign faces the arterial street. (13) Operational Standards. (a) Commercial uses will not be open to the public between the hours of 12 M and 6 a.m. (b) Pole mounted lights will be reduced to security levels when the commercial use is not open to the public. (c) Any commercial use that is temporary and/or seasonal in operation is prohibited." 7 Section Two. A violation of this ordinance shall be a municipal infraction punishable by a penalty of$500 for a first violation and$750 for each repeat violations. Section Three. This ordinance shall be in full force and effect from and after its passage and publication as required by law. Passed this day of ,2005. Diane R.Voss,City Clerk Ted Tedesco,Mayor 00795 8