HomeMy WebLinkAboutA001 - Council Action Form dated October 10, 2006 ITEM # O�14
DATE 10/10/06
COUNCIL ACTION FORM
SUBJECT: ZONING ORDINANCE TEXT AMENDMENT RELATED TO
LANDSCAPING REQUIREMENTS FOR SURFACE PARKING LOTS
BACKGROUND:
The Ames Zoning Ordinance provides for required landscaping and screening on all
types of development sites by Section 29.403 "Landscaping and Screening" (see full
text attached). In addition, Supplemental Development Standards provide for specific
requirements in each land use type, typically minimum landscaped area and buffers
between different uses. The City's land use policy also recognizes that different areas
of the community have different characteristics. Standards for Special, Overlay and
Floating zoning districts foster, preserve, and/or enhance these characteristics. This
Council Action Form addresses a possible zoning text amendment to reinforce the
flexibility of these standards for Special, Overlay and/or Floating Zoning Districts.
Section 29.403(4) describes "Landscaping Requirements for Surface Parking Lots."
The first paragraph describes the public benefits and purposes of having landscaping
and screening standards, then paragraphs (b) and (c) set out very specifically how to
design the parking lot landscaping. Generally, the landscaping is in narrow strips around
the perimeter of the site and in small islands dispersed across the parking lot. City staff
reviews site plans under these standards. The process for development review is clear,
predictable, fair, and efficient. However, this "one size fits all" approach does not
encourage flexibility or facilitate the use of progressive storm water management
techniques.
When the City Council was developing the area standards in recent Overlay Zoning
Districts, some people suggested that sometimes more flexible standards can be useful.
For example, plantings could be concentrated in more visible locations along an
entryway corridor. The plantings could also be placed in fewer, larger islands, which
often times will provide a better environment for plant growth, as well as for people.
Under the new federal Phase 2 Storm Water requirements, the City will now
encourage bioswales to help clean surface water runoff. Greater flexibility in
landscaping standards could help make better use of the minimum landscaped
areas to provide bioswales and other Best Management Practices for storm
water.
Both the Northeast and Southwest Gateway Overlay Districts contain performance
criteria for landscaping which imply that developers and designers can be innovative in
determining how to provide the public benefits of landscaping and screening in a way
that best fits their specific area of the community, site and/or proposed development
design. However, they currently must still comply with the very specific standards of
section 29.403(4), because that code section has not yet been changed to allow any
Council-approved exceptions.
The City Council could promote flexibility and innovation by allowing an
exception to the "Landscaping Requirements for Surface Parking Lots" when the
City Council has determined that a proposed site plan accomplishes the following
purposes of this landscaping as described in section 29.403(4)(a):
• reduce the effects of wind and air turbulence, heat and noise, and the glare of
automobile lights;
• preserve ground water strata;
• act as a natural drainage system and ameliorate stormwater drainage problems;
• reduce the level of carbon dioxide and return oxygen to the atmosphere;
• prevent soil erosion;
• conserve and stabilize property values;
• facilitate the creation of a convenient, attractive and harmonious community;
• to relieve the blight of the appearance of surface parking lots;
• generally preserve a healthful and pleasant environment.
Procedurally, this Council review of site planning now occurs in two ways:
• Master Plans, which are required in residential developments in the Suburban
Residential ("F-S") zoning district and in the regional scale commercial
development in the Northeast Gateway Overlay ("O-GNE") zoning district. The
City Council will be considering a master plan for the commercial development in
the East 13th Street "O-GNE" zoning district in the next two months.
• Major Site Development Plans, which are required for residential developments
in the Village Residential ("F-VR") zoning district and in the Planned Residential
("F-PRD") zoning district, for some uses in the Suburban Residential ("F-S")
zoning district and in the regional scale commercial development in the Northeast
Gateway Overlay ("O-GNE") zoning district.
Thus, if an exception was available to the Landscaping Requirements for Surface
Parking Lots upon City Council approval, this option could be available for each of these
development types. All other development is regulated with the Minor Site Development
Plan, which is reviewed and approved by staff, which would not have the authority to
grant an exception.
ALTERNATIVES:
1. The City Council can direct staff to prepare a zoning text amendment providing for
exceptions to Landscaping Requirements for Surface Parking Lots when the City
Council has determined that a proposed site plan accomplishes the purposes of this
landscaping as described in Section 29.403(4)(a) of the Municipal Code.
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2. The City Council can leave Section 29.403 of the Municipal Code as it currently
exists and not provide an exception to the Landscaping Requirements for Surface
Parking Lots.
3. The City Council can refer this issue to staff for further information.
MANAGER'S RECOMMENDED ACTION:
In the past several years, the City Council has progressed with the sub-area planning
that the Land Use Policy Plan calls for. The results include more place-specific
direction for development in sub-area plans, zoning codes, and incentive programs.
Specific goals, objectives, and direction as to how certain parts of the community should
evolve can serve as a basis for judgment as to whether specific development proposals
meet the community's needs and aspirations. Allowing more flexibility in these
proposals could also help "encourage innovative and attractive community
development," one of the City Council's goals for the community. The qualitative
requirements of the City's federal storm water permit might also be better addressed
with this flexibility.
For these reasons, it is the recommendation of the City Manager that the City
Council adopt Alternative No. 1, thereby directing staff to prepare a zoning text
amendment providing for Council-approved exceptions to the Landscaping
Requirements for Surface Parking Lots when the Council determines that a
proposed site plan accomplishes the landscaping purposes described in Section
29.403(4)(a) of the Municipal Code.
Upon this action, staff would draft a zoning ordinance text amendment and schedule
initial review by the Planning and Zoning Commission. The City Council would then
hold a public hearing on the text amendment.
If this amendment is approved and the City Council determines that this change is
benefiting the community, in the future Council could also consider additional text
amendments to provide the same flexibility in other types of development.
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CAFAPPROVAL
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To be sent to:
David Brown
Inspections Department
i'CA
elling or for any non-dwelling use permitted in the zone in which it is located providing that all yard requiremen
ar et.
(c) Area Requirements for Lots of Record. Where a lot ofrecord at the time of the effect' date
of this inance has less area than required in the zone in which it is located and the owner of such lot d of own
any other el or tract abutting thereon,the lot may nonetheless be used for a single family dwelling o r any non-
dwelling use mitted in the zone in which it is located.
Sec.29.402. SET CKS.
(1) Bui ' g Setback Standard. Except as provided below,all buildings an ctures,Principal and
Accessory,shall be locat o comply with the minimum and maximum Building Setba established for Principal
and Accessory Buildings li in each Zone Development Standards Table, Supple tal Development Standards
Table,condition or other regu on applicable to the lot or the use being employ t the site.
(2) Extensions int equired Building Setbacks.
(a) Principal ildings.
(i) Mi rojections allowed. Minor fea es of a building,such as eaves,chimneys,
open or lattice-enclosed fire escapes,bay dows,uncovered stairwa wheelchair ramps,and uncovered decks or
balconies,may extend into a required setbac to 3 feet. Such pr ' tion,however,may not extend to within 3 feet
of a lot line.
(ii) Full projection owed. addition to the minor projections listed in Section
4.3(B)(1)(a)above,the following features are allowe ect into required setbacks as follows:
a. Canopies, uees,awnings and similar features may fully extend to a
Street Lot Line in commercial and industrial zones;
b. Stai ys and wh chair ramps that lead to the front door of a building
may fully extend to a Street Lot Line;and
(iii) Porche open porch may p ' t into the required front yard not more than
8 feet,the required side yard not more t 3 feet,and the required re rd not more than 8 feet.
(b) Accessory ctures.
(i) ncovered accessory structures. Uncover ccessorystructures such as flagpoles,
lampposts, signs, radio anten and small satellite dishes less than 24 inc or less in diameter, mechanical
equipment,uncovered decks d play structures are allowed in a street setback or r setback,but not in a required
setback from an abutting sidential Zone. Satellite dishes greater than 24 inches in ' meter shall meet the district
setback requirements.
(ii) Covered structures. Covered structures such as storag uildings,greenhouses,
work sheds,cov decks and covered recreational structures are subject to the setbacks for bui ' gs in the applicable
Zone Develo ent Standards Tables.
Setbacks in Lots Abutting Residential Zones. In all zones other than Reside ' I Base Zones,
Buildi etbacks along lot lines that abut lots in Residential Zones must conform to the I ndscapin ndards set
fort the applicable Zone Development Standards Table.
(4) Rooftop Mechanical Equipment Setback. All rooftop mechanical equipment shall be se ck at
east 15 feet from all roof edges parallel to Street Lot Lines.
(5) Through Lots and Corner Lots. On through lots,and corner lots with two or more abutting stree
except lots within the RL,RM,and UCRM Zoning Districts,the required front setback shall be provided on all streets.
Ord.No. 3738, 10-14-03)
Sec.29.403. LANDSCAPING AND SCREENING.
The minimum areas required to be landscaped are listed in the Zone Development Standards Tables for Base
Zones. In the case of Special Purpose Districts and Overlay Zones,landscaping,screening,and buffer standards are
set forth in the applicable Article. Any required landscaping,as for required setbacks or parking lots,may be applied
toward the minimum landscaped area percentage requirement. Required landscaping and screening must meet the
levels referenced in each applicable Zone Development Standards Table and this Ordinance as set forth in Section
29.403(1),below.
(1) Landscaping and Screening Standards.
(a) L1,General Landscaping.
Sup#2006-2 Chapter 29,Article 4-2 Rev.4-1-06
(i) Generally. The L1 standard is a landscape treatment for open areas. It is generally
intended to be applied in situations where distance is the principal means of separating uses or development and
landscaping is required to enhance the area in between. While primarily consisting of ground cover plants,it also
includes a mixture of trees,high shrubs and low shrubs.
(ii) Required landscaping elements. The following landscaping elements must be
applied in the following ratios:
a. If the area to be landscaped is less than 30 feet deep, the required
minimum ratio is one Landscape Tree per 50 linear feet parallel to the lot line,plus 3 low shrubs per 300 square feet
of area to be landscaped.
(Ord.No. 3591, 10-10-00)
b. If the area to be landscaped is 30 feet deep or greater, the required
minimum ratio is one Landscape Tree per 1,000 square feet and either 3 high shrubs or 6 low shrubs per 1,000 square
feet of landscaped area. The shrubs and trees may be grouped. Ground cover plants must fully cover the remaining
area to be counted toward required landscaping.
(Ord. No. 3591, 10-10-00)
(b) L2,Low Screen.
(i) Generally. The L2 standard requires a combination of distance and low-level
screening to separate uses or development. The standard is generally applied where a low level of screening is adequate
to soften the impact of the use or development and where visibility between areas is more important than a total visual
screen. It is usually applied along front lot lines.
(ii) Required Landscape Elements. Low shrubs spaced at a maximum distance of 4
feet on center must form a continuous screen 3 feet high. In addition, one Landscape Tree is required per 50 lineal
feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. A 3-foot-high masonry
wall may be substituted for the shrubs,but the trees and ground cover plants are still required. A wood fence 3 feet
high, or a Moot high berm in combination with low shrubs spaced at a maximum of 8 feet on center also may be
substituted for the shrubs,but the trees and ground cover plants are still required. When applied along Street Lot
Lines,the fence or wall is to be placed along the interior side of the landscaped area. Appropriate adjustments shall
be made to preserve sight visibility at all intersections as per Section 29.408(5).
(Ord. No. 3591, 10-10-00)
(c) L3,High Screen.
(i) Generally. The L3 landscape standard uses screening to provide physical and visual
separation between uses or development. It is generally used in those instances where visual separation is desirable.
(ii) Required Landscape Elements. The L3 standard requires high shrubs spaced at
a maximum distance of 6 feet on center to form a screen 6 feet high. In addition,one Landscape Tree is required per
50 lineal feet of landscaped area or as appropriate to provide a tree canopy over the landscaped area. Ground cover
plants must fully cover the remainder of the landscaped area. A 6-foot high wooden fence with the fence posts on the
interior side unless the fence is finished on both sides may be substituted for some or all of the high shrubs. When a
6-foot high wooden fence is installed,high or low shrubs shall be planted at the rate of one shrub per 10 lineal feet,
and one Landscape Tree is required per 50 lineal feet or as appropriate to provide canopy over the landscape area. A
6-foot-high masonry wall may be substituted for the high shrubs spaced 6 feet on center,but the trees and ground cover
plants are still required. When applied along Street Lot Lines,if permitted as per Section 29.408(2),the 6-foot high
fence or wall is to be placed along the interior side of the landscaped area.
(Ord. No. 3591, 10-10-00)
(d) L4,High Wall.
(i) Generally. The L4 standard is intended to be used in special instances where
extensive screening of both visual and noise impacts is needed to protect abutting uses in areas where there is little
space for separation.
(ii) Required Landscape Elements. The L4 standard requires a 8-foot-high masonry
(but not concrete block)wall along the interior side of the landscape area. One Landscape Tree is required per 50
lineal feet of wall or as appropriate to provide a tree canopy over the landscaped area. In addition,3 high shrubs or
6 low shrubs are required per 30 lineal feet of wall. Ground cover plants must fully cover the remainder of the
landscaped area.
(Ord. No. 3591, 10-10-00)
Sup#2006-2 Chapter 29,Article 4-3 Rev.4-1-06
(e) F1,Partially Sight-Obscuring Fence.
(i) Generally: The F1 fence standard provides a tall,but not totally blocked,visual
separation. The standard is generally applied where a low level of screening is adequate to soften the impact of the
use of development or where visibility between areas is more important than a total visual screen. It is generally
applied in areas where landscaping is not necessary and where nonresidential uses are involved.
(ii) Construction Standards. Fences must be 6 feet high and at least 50% sight-
obscuring. Fences may be made of wood,metal,bricks,masonry or other permanent materials.
(f) F2,Fully Sight-Obscuring Fence.
(i) Generally. The F2 fence standard provides a tall and complete visual separation
and is primarily intended to be used in special instances where complete screening is needed to protect abutting uses
and landscaping is not practical. It is usually applied in nonresidential situations.
(ii) Construction Standards. Fences must be 6 feet high and 100%sight-obscuring.
Fences may be made of wood,metal,bricks,masonry or other permanent materials.
(2) Plant Materials.
(a) Shrubs and Ground Cover.All required ground cover plants and shrubs must be of sufficient
size and number to meet the required standards within 3 years ofplanting. Mulch(as a ground cover)must be confined
to areas underneath plants and is not a substitute for ground cover plants. Ground cover plants may include grass or
vines.
(b) Landscape Trees. Landscape Trees maybe deciduous or coniferous. Deciduous trees at the
time of planting must be fully branched,have a minimum diameter of 1-1/2 inches,measured 4 feet above the ground,
and have a minimum height of 6 feet. Coniferous trees at the time of planting must be fully branched and have a
minimum height of 3 feet.
(c) Existing Vegetation. Existing landscaping or natural vegetation may be used to meet the
standards for required landscaping, if protected and maintained during the construction phase of the development.
When the existing trees are at least 12 inches in diameter,measured 5 feet above the ground,they may count triple
toward meeting the requirements of a landscaping standard.
(d) Definition of Shrubs.
(i) Low Shrubs: Shrubs with a mature height of 3 to 6 feet.
(ii) High Shrubs: Shrubs with a mature height of 6 feet or greater.
(3) Installation and Maintenance.
(a) Installation. Plant materials must be installed to current nursery industry standards. Plant
materials must be properly supported to ensure survival. Support devices such as guy wires or stakes must be
adequately marked and must not interfere with vehicular or pedestrian movement.
(b) Maintenance. Maintenance of landscaped areas is the ongoing responsibility of the property
owner. Required landscaping must be continuously maintained in a healthy manner. Plants that die must be replaced
in kind within 6 months after receipt of notice to the owner by the Zoning Enforcement Officer. Failure to maintain
required landscaping shall be enforced in the same manner as any other violation of this Ordinance. Pursuant to
aprjcable law,fines shall be levied and orders issued requiring the installation of new plants.
(4) Landscaping Requirements For Surface Parking Lots.
(a) Purpose. The purpose of this section is to protect and promote the public health,safety and
general welfare by requiring the landscaping of surface parking lots in such a manner as will serve to reduce the effects
of wind and air turbulence,heat and noise,and the glare of automobile lights;to preserve ground water strata;to act
as a natural drainage system and ameliorate stormwater drainage problems;to reduce the level of carbon dioxide and
return oxygen to the atmosphere; to prevent soil erosion; to conserve and stabilize property values and to otherwise
facilitate the creation of a convenient,attractive and harmonious community;to relieve the blight of the appearance
of surface parking lots;and to generally preserve a healthful and pleasant environment.
(b) Setbacks and Perimeter Landscaping. The minimum surface parking area setbacks and
perimeter landscaping standards are set forth in Table 29.403(4)below.
Sup#2006-2 Chapter 29,Article 4-5 Rev. 4-1-06
Table 29.403(4)
Minimum Parking Area Setbacks and Perimeter Landscaping
Lot line abutting street 5 ft. P,L2 or 10 ft. @ L1
Lot line abutting a Residentially-Zoned 5 ft @ L3,except 10 ft. @ L4 in
Lot GI
Lot line abutting a Commercially or 5 ft. @ L2 or 10 ft. @ L 1
Industriall -Zoned Lot
(Ord. No. 3591, 10-10-00)
(c) Surface Parking Area Interior Landscaping. All surface parking areas must meet the
following interior landscaping requirements.
(i) Interior landscaping shall be required for parking lots, containing 16 or more
spaces, that include three or more rows of parking spaces separated by two or more drive aisles in a single location.
Such interior landscaping shall,at a minimum,include a 9.0'wide and 16'long landscaped island for every 20 interior
parking spaces and a landscaped median,a minimum of 15'wide running the full length of the drive aisle,for every
3 contiguous double loaded parking aisles.
At least one Landscape Tree,as defined in Section 29.403(2)(b),shall be installed
on each landscaped island. A minimum of one Landscape Tree is required per 50 lineal feet of landscaped median.
Shrubs or ground cover plants must cover the remainder of each landscaped island and median.
(Ord. No. 3591, 10-10-00)
(ii) Interior landscaping is not required for parking lots that have parking on one or
both sides of a single drive aisle.
(Ord. No. 3591, 10-10-00)
(iii) All landscaping must comply with the standards of Section 29.403,Landscaping
and Screening. Trees and shrubs must be fully protected from potential damage by vehicles.
(iv) Interior parking area landscaping must be dispersed throughout the parking area.
Some trees may be grouped,but groups of trees must be dispersed.
(v) Perimeter landscaping may not substitute for interior landscaping. However,
interior landscaping may join perimeter landscaping as long as it extends 4 feet or more into the parking area from
the perimeter landscape line.
(vi) Parking areas that are 30 feet or less in width may locate their interior landscaping
around the edges of the parking area. Interior landscaping placed along an edge is in addition to any required
perimeter landscaping.
(d) Planting Materials. No materials shall be approved for use in any Parking Lot Landscaping
Plan that has been judged unsuitable for such use in the City by the Department of Planning and Housing. The
following are minimum standards:
(i) All plant materials shall be of a heartiness suitable to the local climate;
1M (ii) Plant materials used for screening purposes shall provide effective screening by the
third growing season.
(e) Maintenance. The owner shall be responsible for providing,protecting and maintaining
all landscaping and health and growing condition,replacing it when necessary and keeping it free of refuse and debris.
M Surface Parking Lot Landscaping Plan. No surface parking lot of 16 or more spaces shall
be constructed, enlarged or reconstructed(excluding repaving)until a Parking Lot Landscape Plan for that surface
parking lot has been approved by the Department of Planning and Housing. The area surrounding and within the
parking lot devoted to landscaping shall be equal to or greater than 10% of the gross area of the paved surface
measured from the back of the curb. This measurement excludes stem-type,ingress and egress driveways,leading to
the parking lot.
(i) The Department shall not approve any surface parking lot landscape plan submitted
to it pursuant to this Section unless the plan conforms to the requirements of this Section.
(ii) Surface parking lot landscape plans shall be prepared and submitted in accordance
with these provisions and the provisions contained in Section 29.1502(3),"Minor Site Development Plan."
Sup#2006-2 Chapter 29,Article 4-6 Rev. 4-1-06