HomeMy WebLinkAboutA001 - Commission Action Form dated November 19, 2014 Memo
Department of Planning & Housing
Caring People
Qualify Programs
Exceptional Service
TO: Diane Voss, City Clerk
FROM: Charlie Kuester, Planner
DATE: November 20, 2014
SUBJECT: Zoning Ordinance Text Amendment Pertaining to Maximum Height of Architectural
Features in all Zoning Districts
Case File ZTA-14-10
The Planning and Zoning Commission took action on the above-mentioned amendment to the Zoning
Ordinance at its meeting of November 19, 2014.
The City Council will be reviewing this proposed amendment at its meeting of December 9, 2014.
I have attached a copy of the Commission Action Form dated November 19,2014.
Please contact me at extension 5400 if you have any questions regarding this agenda item.
CK\lb
Attachment
S:\Planning.Dep\PLAN_SHR\Council Boards Commissions\PZ\Letters&Memos\2014\Clerk Notice for ZTA for Max Height Arch Feature 12-09-14.doc
ITEM # 7
DATE 11-19-14
COMMISSION ACTION FORM
SUBJECT: TEXT AMENDMENT FOR MAXIMUM HEIGHT OF ARCHITECTURAL
FEATURES IN ALL ZONING DISTRICTS
BACKGROUND:
Heartland Baptist Church is seeking an amendment to the Zoning Ordinance regarding
the maximum allowable height for steeples and other architectural features of principle
structures. This allowance applies to features that have a footprint of 200 square feet or
less. The Church is seeking to construct a new facility on a 21-acre site at 3333 Stange
Road. The site is zoned Suburban Low-Density Residential (FS-RL).
Currently, Section 29.401 (4) (b) limits the height of such architectural features to 150%
of the maximum height allowed in the zone. For low-density residential zones, the
height of a structure is limited to 40 feet. The corresponding overall height, then, is 60
feet to the top of a steeple. For most medium-density zones, the height limit is 50 feet,
which allows an overall height of 75 feet to the top of a steeple. High density residential
and also commercial zones allow for even higher heights.
During review of the Church's plans, it was determined that the proposed steeple was at
72 feet, exceeding the height limit in the low-density zoning district. Several options
were presented to the Church, which ultimately chose to request a zoning text
amendment rather than rezoning the property to medium density or reducing the height.
The City Council authorized proceeding with considering a Zoning Text Amendment at
their meeting on October 14.
Proposed Amendments
The proposed amendment allows architectural features, such as steeples, spires, etc. to
be either the greater of one and one-half times the maximum height limits in the zone or
75 feet. The language regarding maximum heights has been altered to provide clarity.
The full text can be found in the attachment, but the relevant portion is here.
(b)Architectural features. Steeples, spires, cupolas, clock towers and similar features with a
footprint of less than 200 square feet are permitted above the height limit,but may not exceed
the building height limit by the greater of one and one-half times the maximum allowable
height in each zone or a total height of 75 feet.
ALTERNATIVES:
1. The Planning & Zoning Commission can recommend that the City Council amend
Section 29.401 (4) of the Ames Municipal Code to increase the allowable height for
architectural features.
1
T
2. The Planning & Zoning Commission can recommend that the City Council deny the
proposed amendments.
3. The Planning & Zoning Commission can refer the proposed amendments to the
zoning ordinance back to staff for specific further information or for further options.
RECOMMENDED ACTION:
The proposed amendment identifies a problem associated with a pending development
project. It would have an impact on only low-density residential districts (RL, FS-RL), the
urban-core medium density district (UCRM), and the some commercial districts (NC,
CCN, and CCR), all of which have a maximum height limit of 40 feet or less. The
change would allow an additional 15 feet of height for architectural features for these
areas. The amendment would equalize the height allowance between these zones and
the RM zoning districts.
Staff notes that in all these districts (except the NC), the approval of those uses that
would likely use a steeple or spire (religious institutions), requires a Special Use Permit
approved by the Zoning Board of Adjustment. Among other things, the Board is required
to consider the scale of the proposal and its context within the neighborhood as part of
its review. Staff believes through this process that a proposed substantial architectural
element that may be out of place with its surroundings or neighbors could be modified to
better suit its surroundings.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Planning and Zoning Commission act in accordance with Alternative #1,
which is to recommend that the City Council amend Section 29.406 (4) of the
Ames Municipal Code to increase the allowable height for architectural features
that are less than 200 square feet in size.
2
ATTACHMENT 1: SECTION 29.401 (4)
Existing:
(4)Maximum Height Exceptions. Maximum heights for structures are listed in the individual Zone
Development Standards Tables. Exceptions to the maximum heights are set forth below.
(a)Projections allowed. Chimneys, flag poles,radio and television antennae, satellite receiving
dishes, and other similar items with a width,depth or diameter of 5 feet or less may rise above
the height limit if within 5 feet above the highest point of the roof. Elevator mechanical
equipment may extend up to 16 feet above the height limit. Other rooftop mechanical
equipment which cumulatively covers no more than 10%of the roof area may extend 10 feet
above the height limit. Parapet walls may extend 10 feet above the height limit.
(b)Architectural features. Steeples, spires, cupolas, clock towers and similar features with a
footprint of less than 200 square feet are permitted above the height limit,but may not exceed
one and one-half times the allowable height.
Proposed:
(4)Maximum Height Exceptions. Maximum heights for structures are listed in the individual Zone
Development Standards Tables. Exceptions to the maximum heights are set forth below.
(a)Projections allowed. Chimneys, flag poles,radio and television antennae,satellite receiving
dishes, and other similar items with a width,depth or diameter of 5 feet or less may rise above
the height limit if within 5 feet above the highest point of the roof. Elevator mechanical
equipment may extend up to 16 feet above the height limit. Other rooftop mechanical
equipment which cumulatively covers no more than 10%of the roof area may extend 10 feet
above the height limit. Parapet walls may extend 10 feet above the height limit.
(b)Architectural features. Steeples, spires,cupolas,clock towers and similar features with a
footprint of less than 200 square feet are permitted above the height limit,but may not exceed
the building height limit by the greater of one and one-half times the maximum allowable
height in a zone or a total height of 75 feet.
3