The URL can be used to link to this page

Home My WebLink AboutA002 - Council Action Form dated July 25, 2006 ITEM # DATE 07/25/06 COUNCIL ACTION FORM SUBJECT: ZONING ORDINANCE CHANGE TO BUILDING HEIGHT IN THE EAST UNIVERSITY IMPACTED AREA BACKGROUND: On March 7, 2006, City Council adopted Ordinances No. 3872 and 3874, creating the East University Impacted Overlay zoning district, with a maximum building height of 60 feet for properties adjacent to Lincoln Way or Beach and a maximum building height of 45 feet in the rest of the zoning district (see Attachment A). These actions followed a sub-area planning process for the area around the south and west sides of the Iowa State University campus, which had an objective of ensuring that new development is compatible with existing characteristics of the area that are important to the community. At the conclusion of this process, however, the City Council still had concerns regarding building heights within the eastern portion of the area. The Council directed staff to initiate a zoning text amendment to reduce the maximum building height in this area from 60 feet to 45 feet. The attached amendment to paragraph 3(b) of Sec. 29.1110 "O-UIE" EAST UNIVERSITY IMPACTED DISTRICT would accomplish that change: A case can be made for the maximum building height to be 45 feet. The East University Impacted District has a striking identity and sense of place that is quite distinctive from other places in Ames—it is unique. The street alignment, landscaping, building form, and architectural features all contribute to its identity. The 45-foot maximum building height is based on analysis of the building heights of existing buildings in this area. As building height is measured under the Zoning Ordinance, most are well under 45 feet. The few that exceed it are not private residential buildings, with one exception: a new residential building along the Beach Avenue edge. While some of the University-affiliated buildings to the east and north may be taller than 45 feet, those buildings are set further back from the street and have more space around them than the buildings within the East University Impacted District. New buildings more than 45 feet tall, especially along the very visible District edge and entry into west Ames, will not be compatible with this unique neighborhood. A case can also be made for maximum building height to be 60 feet. The planning and resulting design standards for the entire University Impacted Area give much attention to transitions between it and the surrounding neighborhoods. For example, extra screening is required for parking adjacent to low density neighborhoods and the East University Impacted District extends west along Knapp Street as a transition between the West University Impacted District and the low density neighborhood to the south. The portion of the East University Impacted District along Lincoln Way and Beach Avenue could be seen as a transition area between it, Iowa State University to the north, and the Iowa State Center to the east. The building heights on this University land are much greater than within the East University Impacted District. Although there is more space among the buildings and between buildings and the streets, some buildings are also much taller than the 60 feet of the current regulations. This adjacent space along the edge also makes a 60-foot maximum height fit better than would be the case in the center of the District. A 60-foot allowable height along this transition area will make new development compatible with the existing neighborhood and the adjacent areas. A site plan was submitted in February for a new apartment building on the southwest corner of Sunset Street and Beach Avenue. This site plan was received before the current East University Impacted Area zoning ordinance was adopted, which means that site plan approval will be based on the zoning ordinance in effect at that time. That ordinance allowed a maximum building height of 100 feet. When and if the site plan is approved, the Planning Director may impose conditions. In this case, it is likely that these conditions will include a maximum building height of sixty feet, which staff understands is the intended height of the building for which the site plan has been made. This condition is reasonable and consistent with City Council's policies for land use. Recommendation of the Planning & Zoning Commission. With a vote of 5-0, the Planning and Zoning Commission recommended approval of the proposed amendment to the Zoning Ordinance to change the building height in the East University Impacted Overlay District at its meeting of June 21, 2006. Although there was very little discussion from the Commission at this meeting, the Commission has consistently supported a 45-foot maximum building height throughout the University Impacted Area planning process. ALTERNATIVES: 1. The City Council can approve the text amendment to reduce the maximum building height in the East University Impacted Overlay District to 45 feet. 2. The City Council can deny the text amendment to reduce the maximum building height in the East University Impacted Overlay District to 45 feet. 3. The City Council can approve a text amendment to reduce the maximum building height in the East University Impacted Overlay District to some other maximum height. 4. The City Council can return the text amendment to staff for further information. 2 MANAGER'S RECOMMENDED ACTION: From the beginning of planning for the University Impacted Area, the primary challenge has been to answer the question, "Compatible with what?" Arguments can be made that new development along the edge of the East University Impacted Area should focus on being more compatible with either the existing characteristics of this neighborhood of Greek system residences, or with the adjacent, taller Iowa State University and Iowa State Center structures. Defining compatibility is really a question of what the community values. During the public discussion on the draft Plan for the University Impacted Area, the idea emerged of a transition area on the east side of the University Impacted Area. Staff supported this concept including a 70-foot maximum building height, which the City Council adopted. The Final Plan and the Zoning Ordinance amendment was adopted with staff support, including this transition area and a 60-foot maximum building height within it. In March 2006, Council initiated this revision of this maximum building height to 45 feet. This City Council initiative, coupled with the input from the University community, Greek community, South Campus Area Neighborhood, and public during the adoption of the Plan and the Zoning Ordinance amendment, reflects the importance of the existing height of the buildings west of Beach Avenue. Therefore, it is consistent with Council direction of March 2006, for the City Council to adopt Alternative No. 1, approving the text amendment to reduce the maximum building height in the East University Impacted Overlay District to 45 feet. Also, since the University Impacted Area Plan has been incorporated into the City's Land Use Policy Plan by reference, it would also be consistent for the City Council to initiate a change to the Land Use Policy Plan and the University Impacted Area Plan to make them consistent with the Council's decision on the Zoning Ordinance. 3 Attachment A 0 NEW ZONING DISTRICTS �__ -...OAKLAMQST_..... _.......... for the LU UNIVERSITY IMPACTED AREA aa ^ 4 ...........ELLL8.6T._. ISU Campus 4 Affected Area - ,._ � �a •i iGHPRDSON CT CANPUETOWN SERVICE CENTER DISTRICT , LJ s ..... .......... E30R$T........!,.. o. r T -I ITMPP.&T E -° Legend W-Af Base Zones Campustown service Center-"CSC" ' s i � w Overlay Zones aaicsx`— i LrTT Q �A 01 1';•KILi)EESxW ®East University Impacted District-"O-UIE" x iq R ST-. N West University Impacted District-"O-UI W' ! f Existing underlying base zones not shown. E tC�w f l Prepared by Ames De p art ent of Planning and Housing.June 6 2005 4