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Home My WebLink AboutA004 - Council Action Form dated May 8, 2007 2 ITEM # ✓ 1 DATE 05/08/07 COUNCIL ACTION FORM SUBJECT: TEXT AMENDMENT TO THE MAXIMUM HEIGHT OF BUILDINGS IN THE COMMUNITY COMMERCIAL/RESIDENTIAL NODE (CCR) ZONE BACKGROUND: Referral by the City Council. On February 20, 2007, the City Council referred to staff a letter from Gary L. Reed, P.E., Civil Design Advantage, requesting a revision to the City of Ames zone development standards associated with the Community Commercial/Residential Node (CCR) Zone. Request by the Applicant. The applicant is requesting that the maximum permitted height of buildings in the CCR zone be changed from 35 feet to 45 feet. The request includes a suggestion that the proposed maximum permitted building height of 45 feet require that the roof pitch of the main roof be a minimum of 6/12. The applicant believes the revision to the maximum permitted height of buildings in the CCR zone will promote efficient, vertical development in an area that could support a hotel or motel complex. Submittal of a Minor Site Development Plan. The developer for Hilton Garden Inn has submitted a Minor Site Development Plan for an undeveloped parcel of land in the existing CCR zoning district, located at 4610 Mortensen Road. The proposed Inn is to be located adjacent to the west side of the cul-de-sac on Dickinson Avenue, just to the north of U.S. Highway 30. The proposed Inn has a sloped roof with a building height of 40'-8", as measured between the surrounding ground and the mid-point between the eaves and the ridge. This proposed building height exceeds the maximum permitted building height of 35 feet in the CCR zoning district. Consideration of the Minor Site Development Plan for the Hilton Garden Inn at 4610 Mortensen Road has been placed on hold by the applicant, pending a decision by the City Council on the request to increase the maximum permitted building height to 45 feet. Community Commercial/Residential Node (CCR) Zone. The Community Commercial/Residential Node (CCR) Zone is intended to provide a shopping and services area where there is a shared attraction involving one trip to two or more destinations within a node, as well as residential uses. Each Community Commercial Residential Node is characterized by a cluster of mixed commercial uses typically found in business districts. Uses within the nodes are more limited than those permitted in the Highway-Oriented Commercial (HOC) Zone. Residential uses are permitted only in combination with a commercial building and only above the first floor, which shall be devoted to commercial space. Definition of Building "Height". Section 29.201(83) of the Municipal Code defines "Height" as follows: 29.201(83) Height means the vertical distance of a structure measured from the average elevation of the finished grade lying fifteen feet from the structure to: the highest point of the roof or parapet, for flat roofs; or, the mid-point between the eaves and the ridge, for sloped roofs. Land Presently Zoned as CCR. Land zoned as CCR is shown on Attachment A. Presently there are two locations with land zoned as CCR. One location is between Mortensen Road and U.S. Highway 30 (west of Dickinson Avenue and south of Poe Avenue). A second location is directly across the street at the northwest corner of the intersection of Mortensen Road and Dickinson Avenue. This includes a total of approximately 24.16 acres of land divided between three parcels. Two of the three parcels of land zoned as CCR are developed, as shown in the following table. Land Zoned as Community Commercial/Residential Node CCR Address Size Land Use 4610 Mortensen 5.22 Acres Vacant 4611 Mortensen 4.47 Acres 1 st Floor Commercial 2nd &3`d Floor Residential 56 Residential Units 4720 Mortensen 14.47 Acres 1st Floor Commercial 2nd &3`d Floor Residential 640 Res. Units Approved 560 Res. Units Built Total 24.16 Acres 696 Units Approved for Construction Height of Existing Buildings in the CCR Zone. The height of buildings constructed on land in the CCR Zoning District is described in the following table. Height of Existing Buildin s in the CCR Zone Address Building Height to Top of Parapet 4611 Mortensen 41'-3 %" 3 stories w/flat roof)* 4720 Mortensen 34'-8" 3 stories w/flat roof This exceeds the maximum allowed building height (35 feet) by a total of 6 feet — 3 3/ inches. The building height is non-conforming. Roof Style of Existing Buildings in the CCR District. To date, there have been eight buildings constructed in the CCR zoning district, located along Mortensen Road. All of these buildings were constructed with a "flat" roof. If a minimum roof pitch of 6/12 is required for all buildings in the CCR zone, all eight of the existing buildings would become non-conforming, since they have flat roofs. 2 To avoid making all of the existing "flat roof" buildings into nonconforming structures, the proposed regulations are written such that buildings with flat roofs would continue to be allowed at a maximum height of 35 feet, and buildings with sloped roofs could be constructed at a maximum height of 45 feet, provided the roof has a minimum pitch of 6/12. In effect, the regulations would provide a height bonus of 10 feet if the roof met minimum pitch requirements. Maximum Permitted Height of Buildings in Surrounding Zones. Surrounding zoning districts (See Attachment A) and the maximum height of buildings allowed in each district is described in the following table. Maximum Permitted Height of Buildings in Surrounding Zoning Districts Zoning District Maximum Permitted Building Height Community Commercial Node CCN 35 feet Residential High Density RH 100 feet, or 9 stories, whichever is lower Residential Low Density RL 40 feet, or 3 stories, whichever is lower Zone Development Standards. The zone development standards for the CCR Zone are set forth in Table 29.806(3) below. Please note that the proposed "Maximum Height" for buildings (45 feet) is shown in bold. The existing "Maximum Height" for buildings is 35 feet. Table 29.806(3) Community Commercial/Residential Node (CCR) Zone Development Standards DEVELOPMENT STANDARDS CCR ZONE Maximum FAR .75 Minimum Lot Area, Single Building 25,000 sf Minimum Lot Area, Center 100,000 sf Maximum Building Area, Single Building 150,000 sf Maximum Building Area, Center 800,000 sf Minimum Lot Frontage 60 ft. Minimum Building Setbacks: Front Lot Line 0 Side Lot Line 0 Rear Lot Line 0 Lot Line Abutting a Residentially Zoned Area 10 ft. side 10 ft. rear Landscaping in Setbacks Abutting a 5 ft. @ L3 See Sec 29.403 Residentially Zoned Lot Maximum Building Coverage 65% Minimum Landscaped Area 15% Maximum Height 35 ft., or 45 ft. with a minimum roof pitch of 6/12 Parking Allowed Between Buildings and Yes Streets Drive-Through Facilities Permitted Yes Outdoor Display Permitted Plants and produce only. See Sec. 29.405 Outdoor Storage Permitted No Trucks and Equipment Permitted Yes 3 Recommendation of the Planning & Zoning Commission. At the April 18, 2007, Commission meeting, by a vote of 7-0, the Planning and Zoning Commission recommended approval of the proposed amendment to the Zoning Ordinance to change the development standards for the height of buildings in the Community Commercial/Residential Node (CCR) Zone to both retain the current 35-foot limit and to allow a maximum height of 45 feet for buildings with sloped roofs and a minimum roof pitch of 6/12. ALTERNATIVES: 1. The City Council can approve the proposed amendment to Table 29.806(3) of the Municipal Code to change the development standards for the height of buildings in the Community Commercial/Residential Node (CCR) Zone to both retain the current 35-foot limit and to allow a maximum height of 45 feet for buildings with sloped roofs and a minimum roof pitch of 6/12. 2. The City Council can deny the proposed amendment to Table 29.806(3) of the Municipal Code to change the development standards for the height of buildings in the Community Commercial/Residential Node (CCR) Zone to both retain the current 35-foot limit and to allow a maximum height of 45 feet for buildings with sloped roofs and a minimum roof pitch of 6/12. 3. The City Council can refer this proposed text amendment back to staff for further information. MANAGER'S RECOMMENDED ACTION: Approval of this text amendment, to permit a building height of 45 feet in the CCR zoning district, is appropriate to allow the construction of three-story buildings with sloped roofs, while continuing to allow buildings with flat roofs at a maximum height of 35 feet. This change would provide an incentive to construct buildings with varied roof forms and massing for greater architectural interest. Therefore, it is the recommendation of the City Manager that the City Council approve Alternative No. 1. This is a recommendation for approval of the proposed amendment to Table 29.806(3) of the Municipal Code to change the development standards for the height of buildings in the Community Commercial/Residential Node (CCR) Zone to both retain the current 35-foot limit and to allow a maximum height of 45 feet for buildings with sloped roofs and a minimum roof pitch of 6/12. 4 f -t - - . Q -C)"NIN000O-- i A� cc LL J5 y n•m�.�w 9�.#h Z —t v0 ! s,Yl�`�lQ; wf T x nl li r` co CID 3At/NOSANN31 _ I C)a-cq, -c-1 CIVIL DESIGN ADVANTAGE L.L.C. ENGINEERS G SURVEYORS a � � February 1, 2007 Honorable Mayor and City Council FEB - 8 2007 City of Ames 515 Clark Avenue CITY CLERK Ames, Iowa 50014 CITY OF AMPS, IOWA RE: Request for Revision to Zone Development Standards Community Commercial/Residential Node (CCR) Honorable Mayor and City Council; Please accept this letter as a formal request for revisions to the City of Ames Zone Development Standards associated with the Community Commercial/Residential Node (CCR). Specifically, we are requesting revision to the CCR Zone Development Standards related to building height. Currently, Section 29.806 "CCR" Community Commercial/Residential Node restricts maximum building height to 35 feet per Table 28.806(3) within the Ames Zoning Ordinance (see attached). We are requesting the maximum height development standard be revised to 45' if the development can show application of residential elements to their structure. This could be achieved by allowing the 45' height if the pitch on the main roof was at a ratio of 12 horizontal to 6 vertical, or steeper. We believe the revision to the CCR development standards related to maximum building height will promote efficient, vertical development in an area that could support a hotel or motel complex. We have been approached by users that are interested in locating close to the major US Highway 30/South Dakota Avenue interchange. The current height restriction does not allow a vertical hotel complex to locate in this area. We have gathered signatures of the major property owners within the area to reflect support for this request. Please do not hesitate to contact me if you have any questions. Sincerely, CIVIL DESIGN ADV T E, LLC Gary L. d, P.E. Project Manager SSO1 NW 112TH STREET,SUITE G • GRIMES,IOWA 50111 • P S1S+369+4400 • F S1S+369+4410 • WWW,CIVILOESIGNAOVANTAGE.EOM V We support the request for revision to the maximum height within the CCR Zoning District. Specifically, we support the request to maintain the 35' building height restriction but allow a 45' height if the pitch of the main roof was at 12 horizontal to 6 vertical or steeper. F r Phinn, LC For Jensen Develo ent Corp. IdSg.U"� 4k Aockx For mes Co unity Bank For Ames Pet Hospital Brian Kinneer Brent Haverkamp V cc: Matt Eller, Eller Developments Megan Tjernagel, Eller Developments IVIL DESIGN ADVANTAGE L.L.C. ENGINEERS G SURVEYORS April 24, 2007 Honorable Mayor and City Council City of Ames 515 Clark Avenue Ames, Iowa 50010 RE: Request to Waive Second and Third Readings for Text Amendment to the Maximum Height of Principal Buildings in the CCR Zone Honorable Mayor and City Council; We understand that the City Council will address and consider the first reading of the proposed Text Amendment to the Maximum Height of Principal Buildings in the Community Commercial/Residential Node (CCR) Zone at the regular City Council meeting on Tuesday, May 8, 2007. On behalf of the applicant Eller Development, Inc., we hereby request the City Council consider waiving the second and third readings for the proposed Text Amendment. The Minor Site Development Plan for a Hilton Garden Inn to be located at 4610 Mortensen Road has been placed on hold pending a decision by the City Council regarding the proposed Text Amendment. Please contact me should you have any questions. Sincerely, CIVIL DESIGN ADVANTAGE, LLC i Brad Kuehl, Project Manager cc: Matt Eller and Grant Tjernagle, Eller Development, Inc. 5501 ,k, 112TII STREET,SUITE 6 • GRIHE5.IOWA 50111 • P 515++359+4400 • E 515+369+4410 • WWW.CIVILOESIGIIAOVAPITAGr.COI-I