HomeMy WebLinkAbout~Master - Purpose of allowing for a Lincoln Way Mixed Use Overlay Zone ORDINANCE NO. 4221
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES,IOWA,
BY REPEALING SECTION 29.1100 (1) AND ENACTING A NEW SECTION 29.1100 (1),
(2)(K)AND SECTION 29.1113 THEREOF,FOR THE PURPOSE OF ALLOWING FOR A
LINCOLN WAY MIXED USE OVERLAY ZONE; REPEALING ANY AND ALL
ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; AND ESTABLISHING AN EFFECTIVE DATE.
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
enacting new Sections 29.1100(1),(2)(k)and Section 29.1113 as follows:
"Section 29.1100. OVERLAY ZONES:
(1) Purpose.Each of these Overlay Zones is intended to supplement one or more established Base Zones,
in order to conserve the single-family residential character of certain areas of the City;preserve the historical resources
of the City;protect the environment;establish distinctive entries to the City;reflect the unique development and parking
needs of areas impacted by proximity to Iowa State University; and establish Lincoln Way as a multi-modal
transportation corridor while allowing for a mixed commercial/residential use type.
(2) Establishment.
(k)"O-LMU" Lincoln Way Mixed-Use Overlay
Section 29.1113. LINCOLN WAY MIXED USE OVERLAY DISTRICT.
(1) Purpose. The intent is to allow for multi-family housing that may not be accommodated in other
zones and to promote Lincoln Way as a commercial destination along a multi-modal transportation
corridor.The Lincoln Way Mixed Use Overlay supplements the base zone regulations of areas along
the Lincoln Way corridor zoned Highway Oriented Commercial"HOC"between Duff Avenue and
South Dakota Avenue by allowing for a mixed commercial/residential use option. This Overlay
preserves the primary use of the corridor for commercial uses while allowing for another housing
option forthe City ofAmesresidents and promotes high quality architectural design and compatibility
with the City's desired enhancement of the character for Lincoln Way.
(2) Permitted Uses.Subject to the requirements of Sec.29.1502 for Site Development Plan Review,and
in accordance with the requirements of this Sec.29.1113 and the Zone Development Standards of the
HOC base zone, Apartment Dwellings may be permitted in combination with HOC permitted uses
classified as Office Uses;Retail Sales and Services Uses;Entertainment,Restaurant,and Recreation;
and miscellaneous use of childcare. Stand alone Apartment buildings are not a permitted use in the
Overlay Zone.
(3) Site Development Plan Review. All mixed use projects, in combination with azoning application
for the establishment of the Mixed Use Overlay,shall apply fora Major Site Development Plan review
per Section 29.1502.
(4) Distinction Between Design Standards and Design Principles.The Design Standards are mandatory
requirements set forth to meet the purpose of the Overlay.Design Principles are intended to guide the
design components of a mixed use project and act as a frameworkto consider the project's consistency
with the Overlay's purpose for commercial use and promoting high quality design features and
architecture. In some instances,development maybe required to exceed the minimum standards and
principles as part of the Major Site Development Plan review.
(5) Design Standards. The following design standards are the minimum requirements necessary to
implement a mixed use project in the Overlay.
(a) Building Height.Buildings within the overlay district shall not exceed three-stories and shall
not exceed 42 feet.
(b) Floor Area Ratio. The maximum ratio for a project within the overlay shall not exceed a
1.0 floor area ratio.
(c) Minimum Commercial Area of the Building(s). A minimum of 75%of the lineal length
of the front facade of all buildings,as visible from Lincoln Way,shall be commercial uses.
(d) Orientation and Front Yard Setback Encroachment. Mixed use buildings shall be
oriented to Lincoln Way with a visual connection of commercial store fronts to the street.
A front yard setback encroachmentof 10 feet may be permitted for pedestrian oriented design
features of architectural projections, arcades,patios,etc.
(e) Parking. No parking shall be permitted between the buildings and the street. Parking
requirements must be consistent with Article 4 of Chapter 29.
(f) Sidewalks.Sidewalks shall be required from the commercial entrance(s)of each building to
the public right of way. Sidewalks shall also be provided for the connection of multiple
buildings when more than one structure is constructed on a site.
(g) Floor to Ceiling Height. Ground floor uses shall have a high floor to ceiling height,
generally of a minimum of 12 feet measured from top of commercial floor to the bottom of
the next floor structure.
(6) Design Principles.The following design principles shall be guidelines relied upon when considering
the site and architectural design components of a mixed use overlay project:
(a) Building design should recognize site patterns and help define entries to the interior of the
site,commercial spaces,residential building entrances,and public spaces. The project design
shall embrace pedestrian friendly design principles recognizing Lincoln Way as multi-modal
transportation corridor. Designs that allow for and promote active outdoor space for
commercial uses are desirable.
(b) Preference will be for commercial areas to be located parallel to Lincoln Way.
(c) Use architectural styles that promote a commercial appearance to a development with strong
visual connection to Lincoln Way. Commercial storefronts shall have a high percentage of
glazing.
(d) The architectural design shall utilize a variety of forms to create diverse elevations.
Residential units,office and commercial/retail spaces shall overlook the street and interior
areas. Buildings should include green building techniques minimizing sun impacts of heat
gain and glare for south facing windows.
(e) The materials used in design of the buildings should utilize quality materials thatinclude a
mix of clay brick /masonry and contemporary uses of woods and metals as materials to
accentuate and create interest on the building. The principle cladding materials of buildings
as viewed from the street and commercial entrances shall be clay brick or stone materials.
(f) The use of color,textures, and/or patterns should be used to accentuate the quality of the
architectural design and materials of the building.
(g) The layout of commercial floor area on the ground floor shall define the design of the overall
building rather than maximizing residential density.
(h) The commercial Floor Area Ratio for the property should meet aminimum 0.15 floor area
for the site.
(i) Commercial area design should account for customary dimensions and needs for a variety
of retail, restaurant, and office uses. Generally, a minimum of 50 feet of depth and a
maximum of 100 feet of depth is appropriate for Ft floor"inline"type commercial space.
(j) Residential unit access should be separate from commercial tenant access.
(k) Locate residential access in clearly identifiable and well lit locations.
(1) Parking should be provided in excess of minimum retail parking rates to provide a variety
of commercial tenant options,including restaurant uses with higher parking rates,rather than
maximizing parking areas for apartment units. Encourage developments to incorporate
prominent bike parking.
Section Two. All ordinances,or parts of ordinances,in conflict herewith are hereby repealed to the extent of
such conflict, if any.
Section Three. This ordinance shall be in full force and effect from and after its passage and publication as
required by law.
Passed this 23`d day of June , 2015
Diane R.Voss, City Clerk Ann H. Campbell, Mayor