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HomeMy WebLinkAboutA001 - Council Action Form dated May 23, 2006 ITEM # I f DATE May 23, 2006 COUNCIL ACTION FORM SUBJECT: DESIGN STANDARDS FOR SOUTHWEST GATEWAY LOCATED AT U.S. HIGHWAY 30 AT SOUTH DAKOTA AVENUE BACKGROUND: On January 24, 2006, City Council received an update on planning for the community's entryways in general and draft design standards for the Southwest Gateway in particular. Attachment A shows the area where the standards would apply. Attachment B is the draft of the proposed standards. City Council directed staff to receive public input on the draft Southwest Gateway Overlay standards by requesting written comment, conducting a public meeting, and seeking a recommendation from the Planning and Zoning Commission, before bringing the draft standards before City Council for direction on amending the City's Zoning Ordinance and Map. On March 2, 2006, staff held a public meeting to review this draft of the proposed standards. Attachment C summarizes the comments of the five people who attended. No developer was represented. One property owner was represented. Recommendation of the Planning & Zoning Commission. At its meeting of April 19, 2006, the Planning and Zoning Commission reviewed the draft standards and the public input received. By a vote of 6-0, the Commission recommended to the City Council the following changes to the draft Southwest Gateway Overlay standards and/or proposed zoning district area. a. Take advantage of the opportunity presented by the areas adjacent to the common retention pond as a central pedestrian amenity for the area. b. Encourage and offer incentives for collaborative planning among multiple properties and property owners to share and reduce parking. c. Encourage and offer incentives for collaborative planning among multiple properties and property owners to provide significant green space within the development. d. Provide for as much planting of large overstory trees as possible. The Manager's Recommended Action section below contains more discussion about each of these recommendations of the Planning and Zoning Commission. 1 ALTERNATIVES: 1. The City Council can initiate a zoning text amendment and zoning map amendment to implement the Southwest Gateway Overlay zoning district and standards, with specific modifications. 2. The City Council can initiate a zoning text amendment and zoning map amendment to implement the Southwest Gateway Overlay zoning district and standards, as proposed by Attachments A and B. 3. The City Council can refer the proposal for the Southwest Gateway Overlay zoning district and standards back to staff for further information. 4. The City Council can choose not to proceed further with the Southwest Gateway Overlay standards and zoning district. MANAGER'S RECOMMENDED ACTION: The City Manager offers the following comments and recommendations about each recommendation of the Planning and Zoning Commission: a. Take advantage of the opportunity presented by the areas adjacent to the common retention pond as a central pedestrian amenity for the area. Facilities such as landscaped walks and plazas would accomplish this, which the property owners can incorporate into their projects. However, the Planning and Zoning Commission is proposing something beyond this optional approach. Typically, this would involve either of two approaches: • Zoning development standards requiring the amenity. The Northeast Gateway Overlay District requires courtyards, squares or plazas. Village Residential and Planned Residential Districts require park and open space. Some development adjacent to the pond is already complete and design is already underway for the rest. This type of mandatory provision has not been part of the draft that has been distributed to developers and property owners since January. • Offering incentives for developing the amenity. One way to do this is to establish this area as an Urban Revitalization Area and then develop standards for the landscaped walks and plazas to be eligible for partial abatement of property taxes. In the South Lincoln Urban Revitalization Area, public plazas and neighborhood recreation facilities are eligible for tax abatement, although no one has yet applied for the program. The incentive approach would require additional research and development of the criteria and various actions and public hearings by the City Council. 2 Without an expression of interest by adjacent developers, it would not be productive to pursue this incentive approach. If the developers and the City Council are interested in partnering to develop areas adjacent to the common retention pond as a central pedestrian amenity, the City Manager would recommend the incentive approach using the Urban Revitalization Program. b. Encourage and offer incentives for collaborative planning among multiple properties and property owners to share and reduce parking. Sharing parking is consistent with one of the purposes of this Community Commercial Node base zoning district, which Municipal Code Section 29.802(1) describes as a "services area where there is a shared attraction involving one trip to two (2) or more destinations within a node." The City could require fewer parking spaces if connections among the different uses encourages pedestrian movement. Joint use parking allowed by the zoning code is appropriate where two different, adjacent uses have peak parking demand at different times of day. Mesa, Arizona and Champaign, Illinois have "collective" parking standards that reduce the parking required when commercial uses on separate parcels follow a common site plan. Champaign provides for shared parking that is 85% of the sum of required parking for each use, but not less than the largest amount required for any of the uses computed separately. For multiple parcels developing a common site plan within this overlay district, the City Manager recommends a shared parking standard that is 85% of the sum of required parking for each use, but not less than largest amount required for any of the uses computed separately. C. Encourage and offer incentives for collaborative planning among multiple properties and property owners to provide significant green space within the development. Providing green space is consistent with the City's intentions for its entryways as stated in the Land Use Policy Plan. The zoning code requires "useable open space" for some residential areas. In the Community Commercial Node, the zoning code does not require open space. Since such useable open space would be similar to the pedestrian amenity proposed area around the pond, if the Council chooses to promote this type of useable open space, staff would recommend it be incorporated into the voluntary Urban Revitalization Program recommended above. The Community Commercial Node base zoning district requires a minimum "landscaped area" comprising 15% of the site area. No additional landscaping is required in the Southeast Gateway Overlay district, where the underlying zoning is Highway Commercial. Substantial open space and landscaping is required in 3 the Northeast Gateway Overlay district, where the underlying zoning is Planned Regional Commercial. If the purpose of the reduced shared parking provision is the public benefit of more attractive landscaping at this gateway area, then the shared parking provision could be combined with an increased requirement for landscaped area. If the Council chooses to promote additional landscaped area, staff would recommend that where the shared parking standard is applied, the minimum required landscaped area comprise 20% of the site area. This percentage is lower than the 25% required in the Convenience Commercial Nodes but more than the 15% required in all other commercial zoning districts. d. Provide for as much planting of large overstory trees as possible. This is consistent with the purpose of the gateway overlay and could be accommodated within the private property or where space is available in the public right-of-way. Extra landscaping is required in several of the City's Urban Revitalization Areas and as a zoning requirement in the South Lincoln Mixed Use District and the East and West University Impacted Overlay districts. The City Manager recommends that the proposed zoning standards include a requirement for one Landscape Tree for every 60 feet of street frontage in addition to all other landscaping required under Article 4 Development Standards. Article 4 pertains to landscaping for parking lots and screening. One tree per 60 feet of street frontage is consistent with other districts that require additional trees. Distinctive community entryways welcome and guide visitors into the community and are sources of pride for residents, as well as being a policy of the City and the subject of several other overlay districts already enacted. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative #1, thereby initiating a zoning text amendment and zoning map amendment to implement the Southwest Gateway Overlay zoning district and standards, with the following modifications: • For multiple parcels developing a common site plan within this overlay district, a shared parking standard that is 85% of the sum of required parking for each use, but not less than largest amount required for any of the uses computed separately. • Where the shared parking standard is applied, the minimum required landscaped area comprise 20% of the site area. • A requirement for one Landscape Tree for every 60 feet of street frontage in addition to all other landscaping required under Article 4 Development Standards. 4 if the City Council wishes to encourage developers to create pedestrian amenities around the pond and/or other open space, they should direct staff to prepare for Council action a Southwest Gateway Urban Revitalization Area and Plan for these purposes. Staff would bring the proposals for that Area and Plan back to Council for review and for the Council to set a date for a public hearing on the Plan. This activity would be separate from the zoning overlay and would allow the process to continue to amend the Zoning Ordinance and Zoning Map to create the Southwest Gateway Overlay District. The next step in that process would be a public hearing before the Planning and Zoning Commission on the Zoning Ordinance and Zoning Map. 5 Attachment A --- e b G reenway t, Low-De 'ty u Residen al I High-D Aisity tial 0 240TH ST--- Village/Suburban Reside it University/Af iliated Proposed Southwest Gateway Overlay Zoning District N Legend w F Southwest Gateway Overlay *► Potential Focal Point Features S ®Southwest Corridors _„ Designations shown are from the 560 280 0 560 Feet �.._ City Limits Ames Land Use Policy Plan 1 • Attachment B DRAFT JANUARY 2006 Southwest Gateway Overlay Standards Current development standards (CCN Zoning): 1. No setbacks 2. Maximum Floor Area Ratio of 0.75 3. Maximum building size of 150,000 s.f., 35 feet height 4. Maximum building coverage 65% 5. Front yard parking permitted 6. Minimum landscape area 15% 7. Perimeter landscaping(for parking) 5 ft. @L2 or 10 ft. @L1 Proposed additional standards: 1. Permitted Uses. The underlying, base zoning establishes permitted uses. However, the following uses are prohibited in the O-GSW District: Recreation vehicle parks Commercial parking Adult entertainment facilities Recreation vehicle and boat sales Cemeteries Stables Recycling centers Passenger terminals Detention facilities Agricultural, industrial or construction machinery sales Radio&TV broadcast facilities Sales of manufactured housing Vehicle storage facilities 2. 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. (See Section 29.404 for standards on connecting walk to one street) 3. Landscaping. a) Integrate storm water management systems into the site in ways that enhance the public space and sustain landscape plantings native to the area. b) Use native tree and shrub species, or their cultivars, for the majority of trees and shrubs planted on the site. c) 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). d) Design parking areas with a combination of landscape plantings, screening, and buffers to avoid the visual appearance of vast expanses of hard-surface paving, to avoid narrow strips of grass and/or plantings and to provide larger landscape areas in strategic locations rather than smaller landscape areas scattered throughout. e) 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. f) Chain link fences and fences containing barbed wire, electric charges or sharp materials are prohibited. 1 Attachment B DRAFT JANUARY 2006 4. 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) private utility cabinets vi) meters vii)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. 5. 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. 6. Drive-through facilities. a) Locate drive-through windows, menu boards, mechanical equipment, and associated stacking lanes to minimize impacts on adjacent properties for which zoning permits residential use. b) Integrated such site features with the building design and screened from off-site property with screening materials that meet at least the L2 standard. 7. Building Type. These standards are intended to promote building design characteristics that enhance the appearance of this relatively small but highly visible entry area. They are not intended to establish specific architectural styles or building designs, but it is intended that each building have a unified design character using architectural grade products and materials. a) No pre-engineered buildings are permitted that are the vertical ribbed, shallow roofed, all-metal buildings typically found in agricultural or industrial applications similar to the hangar buildings located at the Ames Municipal Airport or to the building at 925 Airport Road. However, the regulations are intended to allow exterior metal material as one exterior of the materials in designs similar to buildings located at 2321 North Loop Dr. and 2711 and 2901 South Loop Drive. 2 Attachment B DRAFT JANUARY 2006 b) To provide architectural interest and variety, incorporate in the architectural design of all buildings variations in i) building height ii) building mass iii) roof forms and rooflines iv) wall planes v) building facades vi) color vii)materials viii) texture c) Use consistent architectural detail and character on all sides of the buildings, which are visible from adjoining properties and/or public streets. 8. Building Materials. a) 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. b) Prohibited materials are: i) smooth-faced concrete block ii) painted masonry iii) painted wood. 9. Roofs. a) No ribbed or corrugated sheet metal or fiberglass panel products shall be permitted as a roofing material on any pitched roof. b) Pitched roof shall have a minimum pitch of 4:12. c) Flat roofs are permitted, but only if concealed by parapets, sloped roof forms or other architecturally integrated features and also variation in height of these roof elements. d) Employ roof forms that correspond to and bring attention to elements and functions such as entrances, arcades,porches,building corners, and/or focal points. 10. Windows and doors. a) Incorporate a combination of arcades, pedestrian-level display windows, multiple fenestrations, storefronts, and store entrances into building frontages and sides of buildings oriented to any street or highway. b) The primary pedestrian entry of the building shall face or be no more than 90 degrees from facing a street and shall be identified, defined, and reinforced by significant architectural elements of mass, such as building recesses, canopies or porticos supported by columns or protrusions in the front facade, or if the entrance faces the street, significant variations in the roof or parapet. 11. Signs and lighting. a) Billboards are prohibited. b) 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. c) 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. d) All outdoor lighting fixtures shall be fully shielded. e) All outdoor lighting fixtures shall be placed so as to minimize light trespass and glare beyond the property boundary. (Current code restricts trespass but not glare.) 3 Attachment B DRAFT JANUARY 2006 f) 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. Design Review Process. City staff shall conduct pre-design conferences as requested by any applicant to clarify the provisions of this ordinance. Applicants are encouraged to request such conferences. 4 • Attachment C SUMMARY OF PUBLIC INPUT Southwest Gateway Overlay Standards March 2, 2006 Attendees: Chad Gustafson, Ery Klaas, Leonard V. Larsen, Joe Lynch, Catherine Scott 1 . Interest in allowing reduced parking in exchange for more coordinated planning among separate parcels that also promotes more significant landscape areas. 2. Does screening requirement for mechanical equipment apply to public utilities? 3. Support the building type standard, but with the understanding that it allows innovation and creativity in designing buildings and selecting materials. 4. Some support for requiring an overall plan as a means to better determine where parking and buildings will be in relation to each other and to the street and how screening, buffering and other landscaping will be addressed. 5. Need more consideration of pedestrian experience in approaching and using the area. 6. Concern about allowing pylon signs, especially two on each parcel. 7. Question on whether towers for cellular telephones are allowed. 5