HomeMy WebLinkAboutA004 - Council Action Form dated November 12, 2013 ITEM # 30d
DATE: 11-12-13
COUNCIL ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT TO CHANGE CAMPUSTOWN BUILDING
HEIGHT STEP-BACK
BACKGROUND:
The City's current Campustown Service Center zoning standards establish a maximum
height of 30 feet for those portions of buildings that are within 15 feet of the right-of-way
of three street blocks. These are Lincoln Way between Hayward and Stanton Avenues,
and Welch Avenue between Lincoln Way and Chamberlin Streets. (See Attachment A
Location Map)
On August 27, 2013, the City Council initiated a zoning text amendment to revise this
standard in response to a request by Kingland Systems. The request is to consider
allowing a three-story building with no 15-foot step-back above the second floor for its
site at Lincoln Way and Welch Avenue. Kingland's concern arises from the difficulty in
achieving an efficient layout and additional construction costs when incorporating a
step-back requirement on the upper level. On October 22, 2013, the City Council
opened the public hearing for this text amendment and then continued the hearing until
November 12tn
Zoning in Campustown allows for intense development of up to nine-story buildings.
Campustown Service Center zoning principally allows for commercial uses, but also
allows for residential uses above the ground floor in mixed-use buildings. At the time of
adopting the current zoning for the area, there were concerns about the intensity and
height of buildings planned for the area compared to the surrounding one- and two-story
building pattern. As a result, standards were adopted that required any building greater
than two stories in height to either be set back from the street 15 feet or to step back the
upper floors by 15 feet. In recognition of the limitations of this standard, additional
building height was allowed within the zoning district to still encourage high density
development.
The City Council referred to staff and the Planning and Zoning Commission a proposal
to exempt from the step-back requirement commercial buildings with site frontage on
Lincoln Way that are three stories or less and to prohibit residential units on the third
floor. This proposal would allow corner properties along Lincoln Way to have building
facades extend down Welch and Stanton Avenues without a step-back. The 15-foot
step-back requirement would be maintained for buildings over three stories. It would not
affect the majority of Campustown properties; and would meet Kingland Systems'
unique interests. (See attached Ordinance)
PLANNING AND ZONING COMMISSION RECOMMENDATION
1
On October 2, 2013, the Planning and Zoning Commission considered this proposed
zoning text amendment. The Commission discussed the redevelopment of
Campustown, which the Commission supports, and how the area may physically
change. There were questions about height and stories. A specific question arose
about the likely maximum height in terms of feet of a three-story building without a
height step-back. Staff stated that it is possible that three story buildings may be up to
50 feet in height. The Commission recommended approval of this amendment by a vote
of four in favor and one abstention.
Since this meeting, it has been determined that the proposed Kingland three-story
building will have a maximum height of 52 feet at its tallest point with an average height
of less than 50 feet.
ALTERNATIVES:
1. The City Council can approve the ordinance to exempt from the CSC Zoning District
the step-back standard for commercial buildings of 3 stories or fewer that do not
have residential uses and are located on sites that have frontage on Lincoln Way.
2. The City Council can disapprove the proposed text amendment.
3. The City Council can refer this zoning text amendment back to staff for modifications
or for additional information.
MANAGER'S RECOMMENDATION:
The required step-back in building height is an important tool for providing more intense
development in the core area of Campustown, while maintaining the character of the
area. However, buildings of three stories do not come near the maximum allowable
height and are much less likely to have the negative impacts associated with a "canyon
effect" than originally anticipated. With the width of Lincoln Way and the University open
space on the north side of the street, the character of the urban space is quite different
from Welch Avenue and other streets within Campustown that are more confined. The
proposed height of three stories also is not excessively greater than the right-of-way
width on Welch Avenue, which is 66 feet. This creates what staff believes is a
reasonable width to building height ratio. Additionally, commercial buildings do not have
public safety concerns with upper levels uses that are associated with residential uses.
Residential uses should appropriately maintain a requirement for the 15-foot step-back.
Therefore, it is the recommendation of the City Manager that the City Council
accept Alternative #1, thereby adopting the attached zoning text amendment to
exempt from the step-back standard commercial buildings of 3 stories or less
that do not have residential uses and are located on sites that have frontage on
Lincoln Way.
2
Attachment A
Location Map
Areas where exception would apply
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3
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY
OF AMES, IOWA, BY REPEALING SECTION 29.809(3) AND
ENACTING A NEW SECTION 29.809(3) THEREOF, FOR THE
PURPOSE OF AMENDING THE REQUIREMENTS FOR MAXIMUM
HEIGHT; REPEALING ANY AND ALL ORDINANCES OR PARTS OF
ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; PROVIDING A PENALTY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS,buildings or portions of buildings located within 15 feet of the right-of-way lines of Lincoln Way from
Hayward Avenue to Stanton Avenue and of Welch Avenue from Lincoln Way to Chamberlain Street may not
exceed 30 feet; and
WHEREAS, this required step-back in building height is an important tool for providing for more intense
development in the core area of Campustown,while maintaining the character of the area;and
WHEREAS, buildings of three stories in height located on Lincoln Way are in character with the height of
buildings in Campustown; and
WHEREAS, the cost for accommodating the step-back in building height has greater significance for a three-story
building compared to buildings with more stories; and
WHEREAS, safety for pedestrians along streets in Campustown is less a concern if there are no dwelling units
directly above them;
NOW THEREFORE BE IT ENACTED,by the City Council for the City of Ames,Iowa,that:
Section One. The Municipal Code of the City of Ames,Iowa shall be and the same is hereby amended by
repealing Section 29.809(3)and enacting a new Section 29.809(3)as follows:
(3) Zone Development Standards.The zone development standards for the CSC Zone are set forth
in Table 29.809(3)below:
Table 29.809(3)
Campustown Service Center(CSC)Zone Development Standards
DEVELOPMENT STANDARDS CSC ZONE
Minimum FAR 1.0[1]
Minimum Lot Area No minimum,except for mixed uses,which shall provide 250 sf of lot
area for each dwelling unit
Minimum Lot Frontage No minimum,except for mixed uses,which shall provide 25 ft.
Minimum Building Setbacks:
Front Lot Line 0
Side Lot Line 0
Rear Lot Line 10 ft.
Lot Line Abutting a Residentially Zoned Lot 10 ft.
Minimum Landscaped Area No minimum
Landscaping in Setbacks Abutting an R 5 ft.@ L3.See Section 29.403
Zoned Lot
Maximum Building Coverage 100%
Openings between buildings In order to provide access for vehicles and/or utilities to the interior of
the block,there shall be a twenty foot wide opening between
buildings,at the approximate mid-point of each face of each block. In
addition to this mid-block areaway or drive,any lot without other
means of access from a public street or alley may have one driveway
from the street of up to 20-ft in width.
Minimum Height 25 feet
Maximum height in portions of CSC bounded 115 feet
by:
Lincoln Way
Stanton Avenue
Hunt Street
Hayward Avenue
Maximum height within fifteen(15)feet of 30 feet,except buildings of three stories height or fewer with frontage
the right-of-way lines of. on Lincoln Way and without residential use
Lincoln Way from Hayward Avenue to
Stanton Avenue
Welch Avenue from Lincoln Way to
Chamberlain Street
Maximum Height in all other locations 75 feet.
Parking Allowed Between Buildings and No
Streets
Windows More than 50%of the area of primary or secondary facade between
the ground line and the second floor line shall be windows that allow
views into the interiors ace or be a display window.
Building Materials Clay brick shall comprise more of the exterior wall surface of the
building than any other material. Exterior surface does not include
windows or doors or their trim. This requirement does not apply to
additions to buildings which do not have brick as an exterior material.
Entrance There shall be at least one functional pedestrian entrance facing a
street.
Balconies There shall be no exterior balconies above the third floor.
Site materials No rocks,brick fragments or other hard,loose material over 3/4-inch in
size shall be used.
Drive-Through Facilities Permitted Yes
Outdoor Display Permitted Yes,See Section 29.405
Outdoor Storage Permitted No
Trucks and Equipment Permitted Yes
Section Two. Violation of the provisions of this ordinance shall constitute a municipal infraction
punishable as set out by law.
Section Three. All ordinances or parts of ordinances, in conflict herewith are hereby repealed to the extent
of such conflict,if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and publication as
required by law.
Passed this day of
Diane R.Voss,City Clerk Ann H. Campbell,Mayor