HomeMy WebLinkAboutA002 - Council Action Form dated December 9, 2014 t
ITEM # 11
DATE 12-09-14
COUNCIL 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. The Church is seeking to construct a new facility on a 21-acre site at 3333
Stange Road where the proposed steeple is 72 feet in height where only 60 feet is
allowed. 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. This allowance applies to features that have
a footprint of 200 square feet or less. 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 of architectural features.
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. Church representatives 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 Amendment
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 limit in the zone or
75 feet. 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 buildin height limit. The
building height,including the architectural feature, shall not exceed the building hei htg limit
by the greater of one and one-half times either the maximum allowable height or a total height
of 75 feet.
Planning and Zoning Commission Recommendation. The Planning and Zoning
Commission met on November 19th and recommended denial (3-2) of the proposed
text amendment. Those commissioners who recommended denial felt that the
amendment was being proposed to serve a particular development project rather than
affecting the city as a whole. Some also were concerned about the unintended
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consequences of allowing this increase in height in a residential zone as it would apply
to all uses and a wide variety of architectural features.
Those commissioners supporting the request believed all text amendments that have
been considered by the Commission in the past have been as a result of a particular
development project.
The applicant, Pastor Randy Abell of Heartland Baptist Church, indicated that the scale
and proportions of the church are best served by the proposed steeple and that
reducing it in height would alter the architectural proportions of the building. Pastor Abell
noted that a rezoning to RH would solve the height problem.
ALTERNATIVES:
1. The City Council can approve on first reading an ordinance to amend Section 29.401
(4) of the Ames Municipal Code to increase the allowable height for architectural
features as proposed above.
2. The City Council can deny the proposed amendments as recommended by the
Planning and Zoning Commission.
3. The City Council can refer the proposed amendments to the Zoning Ordinance back
to staff for specific further information or for further options.
MANAGER'S 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 15-23 feet of height for architectural features for these
areas compared to the current limitations.
Staff notes that in all these districts (except the NC), the approval of religious institutions
that would likely include a steeple or spire requires a Special Use Permit approved by
the Zoning Board of Adjustment (ZBA). Among other things, the ZBA 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 could be modified to better suit its surroundings.
Uses other than religious institutions do not typically utilize architectural features
exceeding the height limit and therefore are unlikely to have wide spread use in the City
even with the proposed change.
Therefore, it is the recommendation of the City Manager that the City Council act
in accordance with Alternative #1, which is to 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.
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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 building height limit. The
building height, including the architectural feature, shall not exceed the building hei htg limit
by the greater of one and one-half times either the maximum allowable height or a total height
of 75 feet.
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