HomeMy WebLinkAbout~Master - Text amendment to create Campustown Service Center Zoning District ORDINANCE NO. 3872
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF
AMES,IOWA,BY REPEALING SECTIONS 29.800,29.803, AND 29.1105
AND SUBSECTIONS 29.300(1),29.300(3),29.406(6),29.406(12),29.406(18),
29.407(3), 29.1100(2), 29.1506(4)(b), AND 29.1506(5)(b), AND TABLE
29.406(2) AND ENACTING NEW SECTIONS AND SUBSECTIONS
29.300(1), 29.300(3), 29.406(6), 29.406(12), 29.406(18), 29.407(3), 29.800,
29.808,29.809,29.1100(2),29.1110,29.1111,29.1506(4)(b),AND 29.1506(5)(b),
AND TABLE 29.406(2) FOR THE PURPOSE OF REVISING ZONING
REGULATIONS FOR THE UNIVERSITY IMPACTED AREA;
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 Sections 29.800, 29.803, and 29.1105 and Subsections 29.300(1), 29.300(3), 29.406(6), 29.406(12),
29.406(18),29.407(3),29.1100(2),29.1506(4(b),29.1506(5)(b),and Table 29.406(2),as they now exist and enacting
new Sections 29.800,29.808,29.809,29.1110,29.1111,and Subsections 29.300(1),29.300(3),29.406(6),29.406(12),
29.406(18),29.407(3),29.1100(2),29.1506(4)(b),29.1506(5)(b),and Table 29.406(2)as follows:
"Sec.29.300. ESTABLISHMENT OF ZONES.
(1) Base Zones. For purposes of this Ordinance,the City is hereby divided into the
following Base Zones:
"A" Agricultural Zone
"RL" Residential Low Density Zone
"RM" Residential Medium Density Zone
"RH" Residential High Density Zone
"UCRM" Urban Core Residential Medium Density Zone
"RLP" Residential Low Density Park Zone
"NC" Neighborhood Commercial Zone
"CCN" Community Commercial Node
"DSC" Downtown Service Center
"CSC" Campustown Service Center
"HOC" Highway-Oriented Commercial Zone
"PRC" Planned Regional Commercial Zone
"GI" General Industrial Zone
"PI" Planned Industrial Zone
"CCR" Community Commercial/Residential Node
"CVCN" Convenience Commercial Node
(3) Overlay Zones. For purposes of this Ordinance,the City hereby establishes the
following Overlay Zones:
"O-SFC" Single Family Conservation Overlay
"O-H" Historical Preservation Overlay
"O-Ell Environmentally Sensitive Area Overlay
"O-G" Gateway Overlay
"O-UIE" East University Impacted Overlay
"O-UIW" West University Impacted Overlay
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"OSLF" South Lincoln Way Fringe
"OGNE" Northeast Gateway Overlay
"OGSE" Southeast Gateway Overlay
"Table 29.406(2)
Minimum Off-Street Parking Requirements
PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN AND
DOWNTOWN AND CAMPUS CAMPUS TOWN
TOWN SERVICE CENTER SERVICE CENTER
ZONES ZONES
SIDENTIAL DWELLINGS
One and Two-Family and Single 2 spaces/Residential Unit(RU) 1 space/RU
Family Attached(including
Manufactured Homes outside RLP
District)
partment Dwellings 1.5 space/RU;for one-bedroom 1 space/RU
nits
1 spaceibedroom for units of 2
bedrooms or more
1.25 spaceibedroom for units of 2
bedrooms or more in University
Impacted O-UIE and OUIW)
Dwelling House 1 space per bedroom /A
Family Home 2 spaces plus 1 space/2 full time
staff members of the largest shift
Group Living
Nursing and convalescent homes 1 space/2 beds,plus I space/2
staff members of the largest shift
ollege and University housing, 1 space/bed
Fraternities and sororities
obile Home and Manufactured 2 spaces/Manufactured/Mobile
ome in Manufactured/Mobile Home Space plus 1 space for
ome Parks guest parking/4
Manufactured/Mobile Home
Spaces
hort-Term Lodging
Hotel/Motel, including ancillary uses 1 space/guest room;plus 6 1 space/guest room,plus
paces/1,000 sf of ballroom, 5 spaces/1,000 sf of
meeting,bar and restaurant areas; ballroom,meeting,bar
lus 1 space/2 employees of the and restaurant areas;
oarding houses,rooming houses, largest shift plus 1 space/2
d lodging houses employees of the largest
1 space/bed shift
0.5 s acelbed
FFICE
Medical/Dental office 1 space/143 sf where there is no
agreement for shared parking; 1
pace/200 sf where there is an
greement for shared parking or
or medical facilities that exceed
50,000 sf
2
ther office 3round level: 1 space/250 sf;
ther than ground level: 1
ace/300 sf
RADE AND WHOLESALE
Retail Sales and Services-General 3round level: 1 space 200 sf,
other than ground level: 1
ace/250 sf
Wholesale Trade 1 s ace/500 sf
Printing 1 space/200 sf of retail area;plus
1 space/2 employees on largest
shift;plus 1 space/company
vehicle
Fuel Sale/Convenience Stores 1 space/200 sf;spaces at fuel
pump islands may be counted
towards this requirement
etail and Shopping Centers, 4.50 spaces/1,000 sf
xclusive of Grocery Stores and
ffices Uses,50,000-99,999 s . ft.
etail and Shopping Centers, .25 spaces/1,000 sf
xclusive of Grocery Stores and
ffice uses, 100,000- 199,999 s .ft.
ajor retail and Shopping Centers, 4.00 spaces/1,000 sf
xclusive of Grocery Stores and
ffice Uses, over 200,000 s . ft.
Irocery Stores 1 s ace/150 sf
Display store(furniture,appliances, 1 space/500 sf
-arpets,etc.)
financial institution(freestanding or Ground level: 1 space/250 sf;
s ground level service area) other than ground level: 1
ace/300 sf
ntertainment and Recreation Trade 14 s aces/1,000 sf
it-Down Restaurant 9 s aces/1,000 sf
ast food restaurant 12 spaces/1,000 sf in dining or
waiting area,or 1 space/2
m to ees if no seating
Recreation facility,health club 5 s aces/1,000 sf
Enclosed tennis,handball, 4 spaces/court plus 1 space/200 sf
racquetball orsquash courts for rest of building
Bowling Alley 5 spaces/lane.Bar,restaurant and
other uses shall provide parking
according to the requirement for
at use
NSTITUTIONAL AND
ISCELLANEOUS USES
Auditoriums,theaters,stadiums and Greater of 1 space/5 seats or 10 Greater of 1 space/4
arenasspaces/1,000 sf,with a minimum seats or 10 spaces/1,000
f 20 spaces f,with a minimum of 2
aces
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Places of Worship When seating is provided in main
auditorium: 1 space/4 seats,
exclusive of Sunday School and
other special areas. When seating
is not provided in main
auditorium: 1 space/60 sf of
worship area
Private clubs,fraternal organizations, 1 space/200 sf
libraries,museums and community
buildings
Funeral Home/Mortuary 1 space/50 sf in slumber rooms,
arlors and funeral service rooms
Vehicle Service Facilities
Fuel Sales Only 3 spaces plus 1/employee
Service/Repair Facilities 3 spaces plus 2 spaces/service bay
Car Wash 2 spaces plus 5 stacking
aces/washing bay
Motor vehicle sales and service 2 spaces plus 1 space/500 sf over
1,000 sf in the showroom,plus 2
aces/service bay
Heliport or helicopter landing area Greater of 1 space/employee or 2
paces/1,000 sf of patron area,but
of less than 10 spaces
Hospital/medical center 1 space/2 beds plus 1 space/2 staff
embers of the largest shift
Schools primarily serving children 3reater of 2 spaces/classroom or I
oun er than age 16 ace/4 seats in auditorium
igh schools and universities 3reater of 1 space/2 students;or 4 spaces/classroom
10 spaces/classroom;or 1 space/4
eats in auditorium
NDUSTRIAL
Industrial Service,Manufacturing I space/500 sf plus
and Production,Resource Production I/space/company vehicle
and Extraction
Warehouse One(1)parking space per 5,000
g.ft.
IXED-USE DEVELOPMENTMixed-use development parking
hall be determined as the sum of
arking requirements of the
(Ord.No. 3587, 9-12-00, Ord.No. 3643, 1-8-02, Ord.No. 3666, 6-11-02, Ord. No. 3720, 7-22-03,
Ord.No. 3739, 10-14-03; Ord.No. 3866, 12-20-05)
Sec.29.406(6)
(6) Proximity of Parking to Use. Required parking spaces for residential uses must
be located on the lot containing the principal building and cannot be more than 500 feet from a main
entrance to the structure for which the parking is provided. Except when valet parking is provided
pursuant to Section 29.406(7),required parking spaces for non-residential uses must be in parking
areas located not more than 1,000 feet from a main entrance to the structure served by the parking.
Furthermore,parking for residential uses in the DSC,CSC,and S-SMD Districts may be provided on
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another lot pursuant to Section 29.406(18).
(Ord.No. 3701, 2-25-03; Ord.No. 3710, 5-13-03)
(12) Parking Decks. No parking may be provided in stacked parking decks unless the
structure containing such parking conforms to the following requirements:
(a) Deck structure visible from the street must be horizontal rather than
sloping.
(b) Screening or other improvements must be made so that parked vehicles
are shielded from view at each level of the parking structure.
(c) In"NC","CCN","CCR","DSC",and"CSC"Zones,75%ofstreet level
frontage must be maintained for walk-in retail and service uses.
(Ord. No. 3822, 3-8-05)
(d) The parking structure must conform to all setback, height, bulk, and
landscaping requirements for buildings within the zone in which the structure is located.
(Ord.No. 3591, 10-10-00)
(e) In the DSC and CSC zones no parking is permitted in any structure on
the ground level of the structure or within a space,which extends from street level upwards a distance
of 10 feet within 35 feet of a street lot line.
(Ord. No. 3595, 10-24-00)
(18) Remote Parking. All parking spaces required by this ordinance shall be located
on the same lot as the use served,except parking spaces required for principal uses permitted in the
DSC,CSC,HOC,CCN, "CCR",S-HM and S-SMD zoning districts may be located on the same lot
as the principal building or on a lot within 300 feet of the lot on which the principal building is
located. Remote parking for residential uses in the DSC and CSC Districts, may also be provided on
a lot in the"RH"Residential High Density District that is located within the"O-UIE"and"O-UIW"
East and West University Impacted Overlay Districts,that is also on a lot located within 300 feet of
the lot for which the parking is being provided. The remote parking must be located within a parking
lot or parking structure that is accessory to and provides parking for a multifamily residential structure
on the same lot. The number of such remote parking spaces provided in a parking lot or parking
structure shall not exceed 50%of the total number of parking spaces provided in that parking lot or
parking structure. Where parking is located on a lot that is remote from the principal use but within
300 feet,a written agreement in a form provided by the City shall be executed by the property owner
or owners and the City to assure that these remote parking spaces are retained for the principal use.
This agreement shall be recorded and shall be binding on all successors and assigns of the property
or properties involved.
(Ord.No.3591,10-10-00,Ord.No.3606,1-23-01,Ord.No.3701,2-25-03;Ord.No.3710,
5-13-03; Ord.No. 3822, 3-8-05)
28.407. OFF STREET LOADING.
(3) Off-Street Loading in the DSC and CSC Zones. In the DSC and CSC Zones,
the following conditions and exceptions apply:
(a) When a site is adjacent to an alley,access to off-street loading shall be
from the alley. If a site is not adjacent to an alley,street access to off-street loading shall be from the
adjacent street having the least volume of vehicle or pedestrian traffic.
(b) Existing structures may be renovated without off-street loading if space
is not available on the site.
Sec.29.800. COMMERCIAL BASE ZONES.
(1) Purpose. The Commercial Base Zones established by this Ordinance are:
(a) Neighborhood Commercial(NC);
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(b) Community Commercial Node(CCN);
(c) Downtown Service Center(DSC);
(d) Campustown Service Center(CSC)
(e) Highway-Oriented Commercial(HOC);
M Planned Regional Commercial(PRC);
(g) Community Commercial/Residential Node(CCR)
(h) 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.
(Ord. No. 3822, 3-8-05; Ord. No. 383Z 5-24-05)
(2) Use Regulations. Use regulations for all Commercial Base Zones are set forth in
the following Use Tables: NC Zone,Table 29.801(2);CCN Zone,Table 29.802(2);DSC Zone,Table
29.808(2); CSC Zone, Table 29.809(2); HOC Zone, Table 29.804(2); and PRC Zone, Table
29.805(2).
(3) Commercial Base Zone Development Standards. Zone development standards
for all Commercial Base Zones are set forth in the following Zone Development Standards Tables:NC
Zone,Table 29.801(3);CCN Zone,Table 29.802(3);DSC Zone,Table 29.808(3);CSC Zone,Table
29.809(3);HOC Zone,Table 29.804(3);and PRC Zone,Table 29.805(3).
Sec.29.808. "DSC"DOWNTOWN SERVICE CENTER.
(1) Purpose. The Downtown Service Center(DSC)zone is intended to provide for
high-density development within the City's Urban Core. A broad range of uses is allowed to reflect
the City's role as a commercial,cultural and governmental center. Development is intended to be very
dense with high building coverage,large buildings in scale with the predominant building pattern in
the Downtown commercial area, and buildings placed close together. Development is intended to
encourage pedestrian activity with a strong emphasis on safe,vital and attractive streets.
(2) Permitted Uses. The uses permitted in the DSC Zone are set forth in Table
29.808(2)below:
Table 29.808(2)
Downtown Service Center DSC Zone Uses
APPROVAL APPROVAL
USE CATEGORY STATUS REQUIRED AUTHORITY
RESIDENTIAL USES
Group Living N -
Household Living N,except in combination with a SDP Minor Staff
commercial building,in which case it
shall be located above the first floor.
Short-term Lodgings Y SDP Minor Staff
OFFICE USES Y SDP Minor Staff
TRADE USES
Retail Sales and Y SDP Minor Staff
Services-General
Retail Trade- N
Automotive,etc.
Entertainment, Y SDP Minor Staff
Restaurant and
Recreation Trade
Wholesale Trade N
INDUSTRIAL USES
Industrial Service N
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INSTITUTIONAL
USES
Colleges and Y SP ZBA
Universities
Community Facilities Y SDP Minor Staff
Social Service Providers Y SP ZBA
Medical Centers N --
Parks and Open Areas Y SDP Minor Staff
Religious Institutions Y SP ZBA
Schools N
TRANSPORTATION,
COMMUNICATIONS
AND UTILITY USES
Passenger Terminals Y SDP Minor Staff
Basic Utilities Y SDP Major City Council
Commercial Parking Y SDP Minor Staff
Radio and TV Y SP ZBA
Broadcast Facilities
Rail Line and Utility Y SP ZBA
Corridors
Railroad Yards N
MISCELLANEOUS
USES
Commercial Outdoor N
Recreation
Child Day Care Y SP ZBA
Facilities
Detention Facilities N
Major Event Y SP ZBA
Entertainment
Vehicle Service N
Facilities
Adult Entertainment Y SDP Minor Staff
Y = Yes: permitted as indicated by required approval.
N = No: prohibited
SP = Special Use Permit required: See Section 29.1503
SDP Minor = Site Development Plan Minor: See Section 29.1502(3)
SDP Major = Site Development Plan Major: See Section 29.1502(4)
ZBA = Zoning Board of Adjustment
(Ord. No. 3591, 10-10-00)
(3) Zone Development Standards. The zone development standards for the DSC
Zone are set forth in Table 29.808(3)below:
Table 29.808(3)
Downtown Service Center(DSQ Zone Development Standards
DEVELOPMENT STANDARDS DSC ZONE
Minimum FAR 1.0 1
Minimum Lot Area No minimum,except for mixed uses,which shall provide 250 sf of
lot area for each dwelling unit
Minimum Lot Frontage No minimum,except for mixed uses,which shall provide 25 ft.
Minimum Building Setbacks:
Front Lot Line 0
Side Lot Line 0
Rear Lot Line 0
Lot Line Abutting a Residentially 10 ft.
Zoned Lot
Landscaping in Setbacks Abutting an R 5 ft.@ L3. See Section 29.403
Zoned Lot
Maximum Building Coverage 100%
7
DEVELOPMENT STANDARDS DSC ZONE
Minimum Landscaped Area No minimum
Maximum Height 7 stories
Minimum Height 2 Stories
Parking Allowed Between Buildings and No
Streets
Drive-Through Facilities Permitted Yes
Outdoor Display Permitted Yes. See Section 29.405
Outdoor Storage Permitted No
Trucks and Equipment Permitted Yes
(4) Standards for the Granting of Exceptions to the Minimum Requirement for
Two Story Buildings in the DSC(Downtown Service Center) District. Before an exception to the
requirement for two-story buildings in the DSC (Downtown Service Center) can be granted, the
Zoning Board of Adjustment shall establish that the following standards have been, or shall be
satisfied:
(a) Standards. The Zoning Board of Adjustment shall review each application
for the purpose of determining that each proposed one-story building, in the DSC zone,meets the
following standards:
(i) Physical circumstances exist for the property which result in a lot
with a size and shape that is not conducive to a multi-story structure,and
(ii) It can be demonstrated that there is a direct benefit to the
community to have a one-story structure, at the proposed location, as opposed to a multi-story
structure.
(b) Procedure. The procedure to follow for an"exception" is described in
Section 29.1506(3).
(Ord.No. 381 S, 12-21-04)
Sec.29.809. "CSC" CAMPUSTOWN SERVICE CENTER.
(1) Purpose.The Campustown Service Center(CSC)zone is intended to provide high-
density development within an area of the city adjacent to Iowa State University.A broad range of
uses is allowed to serve the needs of people who wish to be near ISU,including students and staff,and
their families. Development is intended to encourage lively commercial activity in the building at the
street level and pedestrian activity,with a strong emphasis on safe,vital and attractive streets.
Development is intended to be very dense with high building coverage,large buildings in
scale with the predominant building pattern in the Campustown commercial area,and buildings placed
close together, while also conserving and preserving existing valuable characteristics by assuring
compatibility between existing and new development. Building placement,scale at the street,design
and materials reinforce a dynamic,pedestrian-friendly neighborhood character.
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(2) Permitted Uses.The uses permitted in the CSC Zone are set forth in Table 29.809
(2)below:
Table 29.809-R(2)
Cam ustown Service Center(CSQ Zone Uses
APPROVAL APPROVAL
USE CATEGORY STATUS REQUIRED AUTHORITY
RESIDENTIAL USES
Group Living N
Housing Living N,except in combination with a SDI'Minor Staff
commercial building,in which
case it shall be located above the
first floor.
Short-term Lodgings Y SDP Minor Staff
OFFICE USES Y SDP Minor Staff
TRADE USES
Retail Sales and Services—General Y SDP Minor Staff
Retail Trade—Automotive,etc. N
Entertainment,Restaurant and
Recreation Trade Y SDP Minor Staff
Wholesale Trade N
INDUSTRIAL USES
Industrial Service N
INSTITUTIONAL USES
Colleges and Universities Y SP ZBA
Community Facilities Y SDP Minor Staff
Social Service Providers Y SP ZBA
Medical Centers N
Parks and Open Areas Y SDP Minor Staff
Religious Institutions Y SP ZBA
Schools N
TRANSPORTATION,
COMMUNICATIONS AND
UTILITY USES
Passenger Terminals Y SDP Minor Staff
Basic Utilities Y SDP Major City Council
Commercial Parking Y SDP Minor Staff
Radio and TV Broadcast Facilities Y SP ZBA
Rail Line and Utility Corridors Y SP ZBA
Railroad Yards N
MISCELLANOUS USES
Commercial Outdoor Recreation N
Child Day Care Facilities Y SP ZBA
Detention Facilities N -
Major Event Entertainment Y SP ZBA
Vehicle Service Facilities I N --
Adult Entertainment Business 11 Y I SDP Minor I Staff
Y = Yes:permitted as indicated by required approval
N =No:prohibited
SP =Special Use Permit required:See Section 29.1503
SDP Minor =Site Development Plan Minor:See Section 29.1502(3)
SDP Major =Site Development Plan Major:See Section 29.1502(4)
ZBA =Zoning Board ofAdjustment
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(3) Zone Development Standards.The zone development standards for the CSC Zone
are set forth in Table 29.809(3)below:
Table 29.809(3)
Campustown Service Center(CSC)Zone Development Standards
DEVELOPMENT STANDARDS CSC ZONE
Minimum FAR 1.0 1
Minimum Lot Area No minimum,except for mixed uses,which shall provide 250 sf of
lot area for each dwelling unit
Minimum Lot Frontage No minimum,except for mixed uses,which shall provide 25 ft.
Minimum Building Setbacks:
Front Lot Line 0
Side Lot Line 0
Rear Lot Line 10 ft.
Lot Line Abutting a Residentially Zoned Lot 10 ft.
Minimum Landscaped Area No minimum
Landscaping in Setbacks Abutting an R 5 ft.@ L3.See Section 29.403
Zoned Lot
Maximum Building Coverage 100%
Openings between buildings In order to provide access for vehicles and/or utilities to the interior of
the block,there shall be a twenty foot wide opening between
buildings,at the approximate mid-point of each face of each block.
In addition to this mid-block areaway or drive,any lot without other
means of access from a public street or alley may have one driveway
from the street of up to 20-ft in width.
Minimum Height 25 feet
Maximum height in portions of CSC 115 feet
bounded by:
Lincoln Way
Stanton Avenue
Hunt Street
Hayward Avenue
Maximum height within fifteen(15)feet of 30 feet
the right-of-way lines of:
Lincoln Way from Hayward Avenue to
Stanton Avenue
Welch Avenue from Lincoln Way to
Chamberlain Street
Maximum Height in all other locations 75 feet.
Parking Allowed Between Buildings and No
Streets
Windows More than 50%of the area of primary or secondary fagade between
the ground line and the second floor line shall be windows that allow
views into the interiors ace or be a display window.
Building Materials Clay brick shall comprise more of the exterior wall surface of the
building than any other material. Exterior surface does not include
windows or doors or their trim. This requirement does not apply to
additions to buildings which do not have brick as an exterior material.
Entrance There shall be at least one functional pedestrian entrance facing a
street.
Balconies There shall be no exterior balconies above the third floor.
Site materials No rocks,brick fragments or other hard,loose material over'/,-inch in
size shall be used.
Drive-Through Facilities Permitted Yes
Outdoor Display Permitted Yes,See Section 29.405
Outdoor Storage Permitted No
Trucks and Equipment Permitted Yes
(4) Standards for the Granting of Exceptions to the Minimum Requirement for
Two Story Buildings in the CSC(Campustown Service Center)District.Before an exception to the
requirement for two-story buildings in the CSC(Campustown Service Center) can be granted, the
Zoning Board of Adjustment shall establish that the following standards have been, or shall be
satisfied:
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(a) Standards.The Zoning Board of Adjustment shall review each application
for the purpose of determining that each proposed one-story building, in the CSC zone, meets the
following standards:
(i) Physical circumstances exist for the property which result in a lot
with a size and shape that is not conducive to a multi-story structure,and
(ii) It can be demonstrated that there is a direct benefit to the
community to have a one-story structure, at the proposed location, as opposed to a multi-story
structure.
(b) Procedure. The procedure to follow for an "exception" is described in
Section 29.1506(3).
(5) Compliance. New buildings shall be constructed in full compliance with the above
standards for building design. In building additions or remodeling it is not required that the entire
building be brought into full compliance with the above standards for building design. 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 nonconformity of the building as a whole.
See.29.1100. OVERLAY ZONES.
(2) Establishment.The Overlay Zones established by this Ordinance are;
(a) "O-SFC"Single Family Conservation Overlay;
(b) "O-H"Historic Preservation Overlay;
(c) "O-E"Environmentally Sensitive Area Overlay;and
(d) "O-G"Gateway Overlay.
(e) "O-UIE"East University Impacted District
(f) "O-UIW"West University Impacted District
(g) "O-SLF"South Lincoln Fringe Overlay
(h) "O-GNE"Northeast Gateway Overlay District
(i) "O-GSE"Southeast Entryway Gateway Overlay District
(Ord.No. 3718, 7-22-03; Ord.No. 3818, 2-8-05)
Sec.29.1110."O-UIE"EAST UNIVERSITY IMPACTED DISTRICT
(1) Purpose. The purpose of the East University Impacted District is to include areas
where the majority of the facilities were developed by"Greek"organizations as housing for students,
in order to maintain housing opportunities and housing density,to the extent that base zoning would
allow, while assuring the provision of such requirements as adequate parking and architectural
compatibility with the valued characteristics of existing structures and landscapes, such as location,
height, materials and the appearance of variety of forms and of architectural styles, by creating
regulatory standards for commercial and high density residential uses,but not impacting single or two
family uses.
(2) Demolition.Demolition of existing structures shall be strictly prohibited except in
the instance of meeting either subsection(a)or(b)below:
(a) The owner can provide evidence that the structure was never used by
"Greek"organizations as housing for students.
(b) The structure cannot be used for the original intended purpose and/or no
alternative reasonable use can be identified and the property owner can show evidence that an
economic hardship will be created if the structure cannot be removed. To prove economic hardship,
the applicant shall submit where appropriate to the applicant's proposal,the following information to
be considered.
(i) Estimate of the cost of the proposed demolition,
(ii) Estimate of any additional cost that would be incurred to
rehabilitate the building for the intended use.
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(iii) A report from a licensed engineer or architect with experience in
rehabilitation as to the structural soundness of the structure or structures on the property and their
suitability for rehabilitation.(This shall be required only when the applicant's proposal is based on an
argument of structural soundness.)
(iv) Estimated market value of the property in its current condition;
after completion of demolition; after any changes recommended by the City Council; and after
renovation of the existing property for continued use.
(v) An estimate from an architect,developer,real estate consultant,
appraiser,or other real estate professional experienced in rehabilitation as to the economic feasibility
of rehabilitation or reuse of the existing structure on the property.
(vi) Amount paid for the property,the date of purchase,and the party
from whom purchased,including a description of the relationship,if any,between the owner of record
or applicant and the person from whom the property was purchased, and any terms of financing
between the seller and buyer.
(vii) If the property is income-producing,the annual gross income from
the property for the previous two years;itemized operating and maintenance expenses for the previous
two years; and depreciation deduction and annual cash flow before and after debt service, if any,
during the same period.
(viii) Remaining balance on any mortgage or other financing secured
by the property and annual debt service,if any,for the previous two years.
(ix) All appraisals obtained within the previous two years by the owner
or applicant in connection with the purchase,financing,or ownership of the property.
(x) Any listing of the property for sale or rent,price asked and offers
received,if any,within the previous two years.
(xi) Assessed value of the property according to the most recent
assessments.
(xii) Real estate taxes for the previous two years.
(xiii) Form of ownership or operation of the property, whether sole
proprietorship,for-profit or not-for-profit corporation,limited partnership,joint venture,or other.
(xiii) Approval of a minor site development plan and architectural
drawings as meeting the requirements of subsection(3)through(6)below and all other applicable
standards of the City of Ames.
(c) Determination of Economic Hardship.The City Council shall review all
the evidence and information required of an applicant and make a determination whether the denial
of a demolition permit has deprived,or will deprive,the owner of the property of reasonable use of,
or economic return on, the property. After reviewing the evidence, the Council may deny the
application,may approve demolition,or may table the application for a Demolition Permit for a period
of time not to exceed 30 days.The 30-day period will permit an opportunity for other alternatives to
be evaluated. If a suitable alternative is not presented to the Council within the 30-day period, the
Demolition Permit shall be issued.
(d) Ordinary Maintenance Permitted;Public Safety.
(i) Ordinary Maintenance Permitted. Nothing in this Chapter shall be
construed to prevent the ordinary maintenance or repair of any exterior feature in this district that do
not involve alterations or changes in the exterior features of a building. For the purposes of this
Ordinance, changes made in the color of the exterior surfaces of a building are considered to be
ordinary maintenance and repair.
(ii) Public Safety. Nothing in this Chapter shall prevent the
construction,reconstruction,alteration,restoration, or demolition of any interior or exterior feature
which the City Building Official shall certify is required for public safety because of an unsafe or
dangerous condition.
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(3) Development Standards.
(a) Front yard setbacks. The minimum required front yard setback of 25 feet
in the RH district shall be maintained in this overlay district with the following exception:Along the
north side of Knapp Avenue the front yard setback may be reduced to ten feet,provided the front
fagade presents individual unit entrances and there are variation in plane of the fagade,and/or variation
in details and materials for each residential unit to clearly distinguish each unit from the abutting
unit(s).
(b) Maximum Building Height. Maximum building height shall not exceed
forty-five(45)feet with the following exception: the maximum building height for properties abutting
Lincoln Way or Beach Avenue may increase to sixty(60)feet
(c) Maximum Residential Building Coverage. Maximum residential building
coverage shall not exceed 11,000 square feet with the following exception: for residential buildings
on properties abutting Lincoln Way and Beach Avenue the maximum building coverage may be
increased to a maximum of 14,000 square feet.
(4) Architectural Design Standards.
(a) Building Materials. Clay brick shall comprise more of the exterior wall
surface of the building than any other material on each of the exterior sides of any residential structure.
This requirement does not apply to additions to buildings which do not have brick as an exterior
material. Natural stone may be used as an accent on corners, at doorways and around windows.
Timber-framed stucco may be used as an exterior material above the first floor of the residential
structure,but it shall not constitute more than 50 percent of the total exterior fagade materials on the
entire building,excluding windows and doors and their trim. Wood or metal siding may be used as
an exterior material on dormers or other similar features, but it shall not constitute more than 10
percent of the total exterior materials.
(b) Building Form. In order to promote variation in building form as seen from
the street, all residential buildings shall have both primary and recessed facades and the recessed
fagade or facades shall be at least four feet from the primary fagade. In addition,the ratio of the total
length of all primary facades and the total width of the building shall be between 0.35 and 0.70,where
the total width of the building is measured parallel to the street and at the building's widest part.
(c) Roof Types.
(i) In order to look similar to other existing residential dwellings,give
form to the structures 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:
a. Roof elements commonly found on residential dwellings
in this zoning districts,such as pitched roofs equal to or steeper than 6:12,cupolas,dormers and gables
with ends facing the street. These residential roof elements shall also have a durable,high-quality
surface,such as architectural shingles,standing seam metal or tile.
b. Variations in roof forms and also variation in height of
roof elements.
C. Roof forms that correspond to and bring attention to
elements and functions such as entrances,arcades,porches,building corners and/or focal points.
(ii) Flat roofs or single-slope roofs shall not be permitted for any
residential structure.
(d) Pedestrian Entrances.
(i) There shall be at least one functional pedestrian entrance facing
a street.
(ii) The primary entrance of any building shall face and open directly
onto a walkway that connects with the public sidewalks.
(iii) In order that primary building entrances are clearly defined and
sheltered from the summer sun and winter weather,they shall be recessed or framed by a sheltering
element such as an overhang,arcade or portico,providing at least six feet of width and four feet of
depth.
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(e) Windows and Doors.Primary facades shall be subdivided and proportioned
by openings, such as windows or doors, along no less than forty(40) percent of the length of the
facade.For windows to be included in this calculation,they must be transparent.
(f) Special Requirements for Properties Abutting Lincoln Way and Beach
Avenue. An exception to the allowable building material,building form and roof type requirements
in the district may be allowed,if it can be demonstrated that the proposed building materials,building
form and roof type would be consistent with the existing and proposed buildings in the same block,
abutting block on either side and on the block across the street from the subject property with specific
reference to: (i)building style;(ii)building materials; (iii)height of each story;(iv)type, size, and
arrangement of windows and doors; (v) variation in the setback line of the front facade; and (vi)
projections from the facade such as,balconies,bays,porticos,porches,pergolas and canopies. All
other standards and requirements shall apply.
(g) Compliance. New buildings shall be constructed in full compliance with
subsections(a)through(g)above. In building additions or remodeling it is not required that the entire
building be brought into full compliance with subsections(a)through(g)above. 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 nonconformity of the building as a whole.
(5) Landscaping and Fences.
(a) Landscaping. Quantity of landscaping shall be 150%of that required by
Section 29.403(5).
(b) Site materials.No rocks,brick fragments or other hard,loose material over
3/4-inch in size shall be used.
(c) Fences. Any parking lot adjacent to a Low-Density Residential Zoning
District requires type F-2 screen.
(6) Parking Requirements. For all dwelling units located in the East University
Impacted Area,the parking requirement shall be as follows:
(a) 1.5 parking spaces per residential unit for one bedroom residential units
in an apartment dwelling.
(b) 1.25 parking spaces per bedroom for residential units of 2 bedrooms or
more in an apartment dwelling.
(c) All other uses shall provide parking as required in Table 29.406(2).
Sec.29.1111. "O-UIW"WEST UNIVERSITY IMPACTED DISTRICT.
(1) Purpose.The purpose of the West University Impacted District is to include areas
adjacent to the Iowa State University campus and affiliated facilities, in order to increase housing
diversity opportunities and housing density,to the extent that base zoning would allow,while assuring
the provision of such requirements as adequate parking and architectural compatibility with the valued
characteristics of existing structures,such as location,height,materials and the appearance of facades
facing streets,by creating regulatory standards for commercial and high density residential uses,but
not impacting single or two family uses.
(2) Development Standards.
(a) Front Yard Setbacks.Buildings shall be placed with the primary facade at
the front setback line.
(b) Maximum Building Height shall not exceed forty-five(45)feet in height.
(3) Architectural Standards.
(a) Windows and Doors. Primary facades shall be subdivided and
proportioned by openings, such as windows or doors, along no less than forty(40) percent of the
length of the facade.For windows to be included in this calculation,they must be transparent.
(b) Building Materials.Brick shall comprise more of the exterior wall surface
of the building than any other material. Measurement of the exterior surface does not include windows
or doors or their trim. This requirement does not apply to additions to buildings which do not have
brick as an exterior material.
(c) Pedestrian Entrances:
(i) There shall be at least one functional pedestrian entrance facing
a street.
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(ii) The primary entrance of any building shall face and open directly
onto a walkway that connects with the public sidewalks.
(iii) In order that primary building entrances are clearly defined and
sheltered from the summer sun and winter weather,they shall be recessed or framed by a sheltering
element such as an overhang, arcade or portico,providing at least six feet of width and four feet of
depth.
(d) Compliance. New buildings shall be constructed in full compliance with
subsections(a)through(c)above. In building additions or remodeling it is not required that the entire
building be brought into full compliance with subsections(a)through(c)above. 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 nonconformity of the building as a whole.
(4) Landscaping and Fences
(a) Site materials.No rocks,brick fragments or other hard,loose material over
3/4-inch in size shall be used.
(b) Fences. Any parking lot adjacent to a Low-Density Residential Zoning
District requires type F-2 screen.
(c) Street Trees.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 any other required planting.
(5) Parking Requirements. For all dwelling units located in the West University
Impacted Area,the parking requirement shall be as follows:
(a) 1.5 parking spaces per residential unit for one bedroom residential units
in an apartment dwelling.
(b) 1.25 parking spaces per bedroom for residential units of 2 bedrooms or
more in an apartment dwelling.
(c) All other uses shall provide parking as required in Table 29.406(2).
See.29.1506. EXCEPTIONS.
(4)(b) DSC and CSC minium height exceptions pursuant to Sec.29.808(4)and 29.809(4).
(5)(b) DSC and CSC Minimum Height Exceptions. The Board may grant exceptions to
the minimum height requirements for buildings in the DSC and CSC districts in accordance with the
standards set forth at Sec.29.808(4)and 29.809(4)."
Section Two. Violation ofthe provisions of this ordinance shall constitute a municipal infraction punishable
by a penalty of$500 for a person's first offense,and$750 for each subsequent offense.
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 7th day of Marc.h 2006
Diane R.Voss,City Clerk Ann H. Campbell,Mayor
00891
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