HomeMy WebLinkAboutA001 - Council Action Form dated June 28, 2005 v
ITEM#:
DATE: 06/28/05
COUNCIL ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT REDUCING THE MINIMUM LOT SIZE
REQUIREMENT FOR CERTAIN LOTS LOCATED WITHIN THE COMMUNITY
COMMERCIAL NODE (CCN) ZONING DISTRICT.
BACKGROUND:
Dickson and LuAnn Jensen have applied to the City for a change in the text of the Zoning
Ordinance, which would reduce the minimum lot size for lots with frontage on a cul-de-sac
located within the CCN District from 25,000 square feet to 17,500 square feet.
The applicant owns significant undeveloped property located within an area zoned CCN in
the vicinity of South Dakota Avenue and Mortensen Road. Within this area, Dickinson
Avenue is a cul-de-sac that terminates immediately north of U.S. 30. The configuration of
property in the vicinity of this cul-de-sac has, in the opinion of the applicant, made
development difficult.
ANALYSIS:
The City's Land Use Policy Plan (LUPP) identifies Community Commercial Nodes as,
"Community-scale commercial uses that are associated with cluster developments and
that, compared to Highway-Oriented Commercial, have more specific uses, shared parking
and common design features. Floor Area Ratios are between 0.50 and 0.75 depending
upon location."
Further, under the New Lands Policy Options of the LUPP, Community Commercial Nodes
should be associated with arterial streets, development scale is recommended at 100,000
to 800,000 square feet, and no building exceed 150,000 square feet.
Following adoption of the LUPP in 1997, the new Zoning Ordinance, adopted in 2000,
established specific standards forthe Community Commercial Node Zoning District. Those
standards include a Purpose Statement, Use Regulations, and Development Standards.
Among the Development Standards is a minimum lot size of 25,000 square feet, maximum
floor area ratio (FAR)of 0.75, and a maximum building coverage limit of 65%. The Zoning
Ordinance establishes a maximum size building of 150,000 but does not stipulate a
minimum building size.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
At its meeting of June 1, 2005, with a vote of 5-0, the Planning and Zoning Commission
recommended approval of the proposed provisions and standards for the text amendment
reducing the minimum size for lots located in the Community Commercial Node District
(CCN) from 25,000 square feet to 17,500 square feet for lots with frontage and access
upon cul-de-sacs.
ALTERNATIVES:
1. The City Council can approve the proposed provisions and standards for the text
amendment reducing the minimum size for lots located in the Community
Commercial Node District (CCN) from 25,000 square feet to 17,500 square feet for
lots with frontage and access upon cul-de-sacs.
2. The City Council can deny the proposed provisions and standards for the text
amendment.
3. The City Council can approve the proposed provisions and standards for the text
amendment with modifications.
4. Action on this request can be postponed and referred back to City staff for additional
information.
MANAGER'S RECOMMENDED ACTION:
In evaluating this request, staff considered whether or not the spirit of the LUPP would be
compromised if the proposal were enacted by the City Council. In evaluating the policy
statements included in the Plan, staff concludes that the limited text amendment, since it is
narrowly focused because it applies only to lots fronting cul-de-sacs, would not impact the
intent of the CCN District as envisioned by the LUPP.
In the CCN District, the LUPP and Zoning Ordinance address the issue of land use
intensity and scale, and support the clustering of uses. Staff does not believe that small
office buildings or clinics, that require relatively small lots if developed individually, should
be excluded from the CCN District. As long as such uses are accommodated in a limited
fashion, on lots with frontage on cul-de-sacs, the intent of the District will not be
compromised.
In addition, if Council approves this text amendment, it would facilitate the development of
a 4,000 square foot animal clinic on a proposed 18,295 square foot lot.
Therefore, it is recommended that the City Council adopt Alternative #1, which will
approve the proposed provisions and standards for the text amendment reducing the
minimum size for lots located in the Community Commercial Node District (CCN) from
25,000 square feet to 17,500 square feet for lots with frontage and access upon
cul-de-sacs.
COUNCIL ACTION:
Attachment
2
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
AMES, IOWA, BY REPEALING SUBSECTION 29.802(3) AND RE-
ENACTING THE SAME REVISED FOR THE PURPOSE OF AMENDING
ZONING REGULATIONS PERTAINING TO MINIMUM LOT AREA IN
THE COMMUNITY COMMERCIAL MODE 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
repealing Subsection 29.802(3)and re-enacting the subsection revised to state as follows:
"Table 29.802(3)
Community Commercial Node CCN Zone Development Standards
DEVELOPMENT STANDARDS CCN ZONE
Maximum FAR .75
Minimum Lot Area,Single Building 25,000 sf,17,500 sf if lot has frontage on a
cul-de-sac
Minimum Lot Area,Center 100,000 sf
Maximum Building Area,Single Building 150,000 sf
Maximum Building Area,Center 800,00 sf
Minimum Lot Frontage 60 ft.
Minimum Building Setbacks:
Front Lot Line 0
Side Lot Line 0
Rear Lot Line 0
Lot Line Abutting a Residentially Zoned Area 10 ft.side,10 ft.rear
Landscaping in Setbacks Abutting a Residentially Zoned Lot 5 ft.@ U. See Sec 29.403
Maximum Building Coverage 65%
Minimum Landscaped Area 15%
Maximum Hei ht 35 ft.
Parking Allowed Between Buildings and Streets Yes
Drive-Through Facilities Permitted Yes
Outdoor Display Permitted Plants and produce onl . See Sec 29.405
Outdoor Storage Permitted No
Trucks and Equipment Permitted Yes
(Ord. No. 3591, 10-10-00; Ord.No. 3595, 10-24-00; Ord.No. 3822, 3-8-05)"
Section Two. Violation ofthe provisions of this ordinance shall constitute a municipal infraction punishable
by a fine of$500 for a first violation,and$750 for each repeat violation.
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 ,2005.
Diane R.Voss, City Clerk Ted Tedesco,Mayor
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