HomeMy WebLinkAboutA001 - Letter from Rudi/Lee/Dreyer on Todd and Sargent Office building office space r
ARCHITECTS RUDI / LEE/ DREYER
20 September 2006
Honorable Mayor Ann Campbell
City of Ames Council Members
515 Clark Ave.
Ames Iowa 50010
Re: Todd and Sargent Office Building, Ames Iowa
City Zoning Code 29.901(3)
FAR Requirements
Dear Honorable Mayor and Council
It has recently come to our attention under the General Industrial (GI) Zoning standards, specifically
Article 9, Industrial Sec. 29.901 —Table 29.901(3),that the code requires office space in GI zones to
be a minimum of 35 percent of the gross lot area.This requirement has impacted the ability for the
project to continue. I am writing to ask for your consideration in working with the project team and
city staff in re-examining the need for this specific code. I would like to share a few thoughts in regard
to the code requirements and the architectural ramifications.
I. The existing subdivision was originally developed as a mixed use project. It is my LISTENING
understanding that the original covenants were developed through collaboration with city staff IMAGINING
and Ford Development.The result of this collaboration has been a very effective and DELIVERING
extremely successful subdivision. The businesses include office space, general commercial and
light industrial. The current project is in keeping with the existing development and will add to
the Hwy 35 corridor image of Ames. In addition, six existing projects of this subdivision do
not meet the current code,two of which were built after the code was enacted.
2. The Todd and Sargent Corporate Headquarters is a unique design that will provide a positive
image for the Ames community. The 21,000 sf facility will house up to 75 professionals with
future expansion expectations. The building height and form will create a strong
corporate/industrial presence that will relate to the neighboring facilities and Hwy 35. This
scale of project requires almost three acres to provide the immediate and future business
needs including landscape areas, parking and future building expansion. Alternative
commercial lots of this size are limited in the Ames City limits.
3. The code requirements become a barrier to office space construction within the General
Industrial zone due to the amount of building area required, associative parking, set backs,
landscaping requirements and other restrictions. If the intent of the code is to preserve the
General Industrial land,this subdivision does not contain lots suitable for typical industrial
needs which would include minimum lots of ten to fifteen acre parcels. It is my opinion that
the best way to address General Industrial land needs is to incorporate the land reserved for
industrial zoning located to the east of Hwy 35. This will allow for a corridor along Hwy 35 to
reflect the current building types to the west of Hwy 35 and allow larger parcels to the east
providing more viable General Industrial lots.
2712 STANGE ROAD, AMES, IOWA 50010
515.268.5155 TEL / 515.268.5158 FAX
ARLL&architectsrid.com /www architectsrid.com Page I of 2
4. An important aspect of quality and viable growth is for businesses to have the ability to
expand and change as the business needs grow and change. The current FAR code will, in
most cases, necessitate maximizing the lot building area and in turn limit the building's ability
to be sold and be reconfigured or be expanded to address the needs of a successful business.
Todd and Sargent have been in the Ames community for fifty years and have demonstrated
continual growth, This project is a reflection of their success and the need for future
expansion capabilities. Thirty five percent of the gross lot area requires this building to be
almost 45,000 sf. This is over twice the current business need and requires the building to be
a minimum of four stories due to the other requirements including parking and setbacks.This
logic requires a business to find the right size lot to meet there current needs and yet allow
little opportunity for modifications and expansion.
I have worked with the City of Ames for almost twenty years and appreciate the city's efforts to
continue growing our community and the quality way of life we enjoy today. Being involved with
writing some of the Ames zoning ordinances, I understand the complexity involved and how often
zoning codes cannot fit all situations. I feel this is an example were the goal of the code is not fitting
the current Foal Development situation nor the over all goal of preserving General Industrial land. In
addition,this code does not allow for buildings to be effectively modified and expanded that provides
the value to any building and in tum,to the city. I do not believe that the code was intended to limit
the growth of this type of business.
I propose that the City of Ames re-examine the current code and modify the requirements allowing
this project to move forward and continue the growth of our community. It is important that the
owners understand the intent of the city as soon as possible as the construction season is winding
down. I appreciate your consideration. Please contact me if you have any questions or comments.
With your assistance we can add another quality business to the City of Ames.
Respectfully Submitted,
Jeffrey S. Fenimore AIA
Managing Principal
Architects Rudi Lee Dreyer
Todd and Sargent Office Building
September 20,2006 Page 2 of 2
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