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Home My WebLink About~Master - New Zoning District for ISU Research Park Expansion ORDINANCE NO.4223 AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY ENACTING A NEW SECTION 29.903 THEREOF, FOR THE PURPOSE TO CREATING A NEW ZONING DISTRICT FOR ISU RESEARCH PARK EXPANSION; 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 a new Section 29.903 as follows: "29.903. Research Park Innovation District(RI) (1) Purpose. This District supports development of an integrated commercial service and concentrated employment area to: (a) Allow for mixing of use and interaction of people to foster a collaborative environment; (b) Create a node of activity and commercial services for the district; (c) Design development to promote the new innovation district by integrating multi-modal transportation facilities, intensification of land use, and a wide range of office and research uses;and (d) Promote a high level of architectural and site design features that signify the commitment to innovation and investment through architecture with visual interest and unique identity, site design incorporating stewardship of natural resources, district layout and development supporting the pedestrian environment, and green building techniques demonstrating the commitment to sustainability. (2) Permitted Uses. The RI Zoning District is to be established by the City Council through the requirements of 29.1507. Hub Activity Area uses may only be allowed for properties that are consistent with a City Council approved master plan accompanying a rezoning request. A Hub Activity Area means an area of concentrated commercial uses providing support services intended primarily to provide service and retail uses supportive of the surrounding businesses and their employees. The uses permitted in the RI Zone are set forth in Table 29.903(2)below: Table 29.903(2) RI Zone Uses APPROVAL APPROVAL USE CATEGORY STATUS REQUIRED AUTHORITY RESIDENTIAL USES Group Living N -- -- Household Living N -- -- Short-term Lodgings Y SDP Minor Staff OFFICE USES Y SDP Minor Staff TRADE USES Retail Sales and Services-General N -- -- Retail Sales and Services-General-Located Y SDP Minor Staff within Hub Activity Area APPROVAL APPROVAL USE CATEGORY STATUS REQUIRED AUTHORITY Retail Trade-Automotive,etc. N -- -- Restaurant-Located within Hub Activity Area-no Y SDP Minor -- drive throu hs Entertainment,Restaurant,Recreation Trade- N -- -- Outside Hub Activity Area Small Production Facility Y SPU ZBA Recreation Trade-Within Hub Activity Area Y SDP Minor/ Staff Wholesale Trade N -- -- INDUSTRIAL USES Research and Development Facilities and Y SDP Minor Staff Laboratories Manufacturing and Processing-all uses except Y SDP Minor Staff concrete batching and asphalt mixing; lumber and wood products manufacturing;manufactured homes and prefabricated structures manufacturing; printing and publishing;and rock crushing and screening Warehouse and Freight Handling N -- -- INSTITUTIONAL USES Colleges and Universities N -- -- Public Facilities and Services Y SDP Minor Staff Social Service Providers N -- -- Medical Centers N -- -- Parks and Open Areas(as designated in a Master Y SDP Minor Staff Plan) Religious Institutions N -- -- Schools N -- -- TRANSPORTATION,COMMUNICATIONS AND UTILITY USES Passenger Terminals Y SDP Minor Staff Basic Utilities-outside of the Hub Activity Area Y SDP Major City Council Commercial Parking Y SDP Minor Staff Personal Wireless Communication Facilities Y Article 13 -- Radio and TV Broadcast Facilities Y SDP Minor Staff Rail Line and Utility Corridors Y SDP Minor Staff Railroad Yards N -- -- MISCELLANEOUS USES Commercial Outdoor Recreation N -- -- Child Day Care Facilities Y SDP Minor Staff Detention Facilities N -- -- Major Event Entertainment N -- -- Vehicle Service Facilities N -- -- Vehicle Repair N -- -- Y = Yes: permitted as indicated by required approval. N = No: prohibited SP = Special Use Permit required: See Section 29.1503 SDP Minor = Site Development Plan Minor: See Section 29.1502(3) SDP Major = Site Development Plan Major: See Section 29.1502(4) ZBA = Zoning Board of Adjustment (3) Zone Development Standards. The zone development standards applicable in the RI Zone are set forth in Table 29.903(3)below: Table 29.903(3) Development Standards DEVELOPMENT STANDARDS RI ZONE Maximum FAR .35 for areas outside of Hub Activity Area/No limit within Hub Activity Area Minimum Lot Area One Acre Minimum Lot Frontage 100 ft. Minimum Building Setbacks: Street Lot Line University Ave 30 ft. Street Lot Line 10 ft. Side Lot Line 10 ft. Rear Lot Line 10 ft. Lot Line Abutting a Residential Zoned 50 ft. Lot Maximum Building Setbacks in Hub Activity Area 20 ft. for Principal Facade,excepting central common area Landscaping in Setbacks Abutting an R Zoned Lot 20 ft. @ L3. See Section 29.403 Maximum Impervious Surface Coverage 70% Minimum Landscaped Area 20% Maximum Height 100 ft. Parking Allowed Between Buildings and Streets Yes Parking Location Parking within the public right-of-way may count toward required on-site parking in the Hub Activity Area for an adjacent individual site as approved with a site development plan. Parking must be setback a minimum of 20 feet from a street lot line. Drive-Through Facilities Permitted No Outdoor Display Permitted No Outdoor Storage Permitted-not between building and Yes, See Section 29.405; Screened per Section the street 29.403(1)(c) Trucks and Equipment Permitted Yes (4) Site Development Plan Requirements. (a) In addition to Site Development Plan submittals,a Use Analysis Report shall be prepared by the applicant that shows the following: (i) Approximate number of employees; (ii) Approximate utility needs and effect upon existing systems, e.g.,projected water demand (Gallons Per Minute or Gallons Per Day), waste water generation (Gallons Per Day + Chemical oxygen Demand or Biochemical oxygen Demand), electricity demand (Kilowatts), storm water increase (Cubic Feet Per Second), solid waste generation(tons); (iii) Possible nuisance factors and means for alleviating those factors, such as noise, odor,smoke, dust, fumes,vibration,or heat;and (iv) Uses with a substantial inventory of hazardous materials, as regulated by the Ames Fire Department,shall be sited away from residential uses across University Boulevard. (b) No Site Development Plan approval will be issued for any use in the RI District if the determination is made by the approving authority exercising independent judgment, that there is reason to believe that the proposed use or structure, as presented by the application, will create a nuisance in terms of diminished air quality, smoke, noise, toxic matter, odor, vibration, glare, sewage waste, water quality, street system capacity, heat or other condition detrimental to the public health and safety or reasonable use, enjoyment and value of other properties; or diminish the quality or quantity of any utility service presently provided by the City. Furthermore,no approval or permit shall be issued unless there is compliance with all other applicable City, state, and federal regulations. (5) Design Guidelines (a) The goal is to create a development that acknowledges its natural surroundings, develops a human scale, and provides innovative contemporary architectural designs which harmonize with the environment, express individuality and promote worker health, wellness and productivity. Site Plan approvals must be found to conform to site development standards and the design guidelines. Design guidelines are to be applied with discretion by the Planning and Housing Director to promote consistency with the intent of the District and to adapt to individual site needs. (b) Site Design Guidelines (i) Use site design to locate buildings and site improvement in manner that is supportive of the pedestrian environment. (ii) Coordinate building and parking in manner that is supportive of a transition to trails and pedestrian areas. (iii) Extend walkways to both public streets and trail system. (iv) Coordinate shared access points for lots to reduce driveway intersections along bike and pedestrian facilities. (v) Locate support areas such as mechanical areas and storage areas away from pedestrian areas and behind the principal building. (c) Landscape Design Guidelines (i) Use landscape design to support sustainable site features, such as stormwater treatment and parking lot shading. (ii) Locate landscape areas in a manner which is complementary to adjacent open space areas in types of vegetation and planting. (iii) Incorporate vegetation that provides for screening of storage and equipment areas from trails and streets. (iv) Use landscape design to enhance pedestrian environments with shading of sidewalks and creating visual interest with art,trellis,gathering spaces,and interesting vegetation. (d) Architectural Design Guidelines (i) Identify and accentuate main building entrances with architectural elements or projections. (ii) Utilize high levels of glazing to identify areas of activity and interest for customers, employees, and public. Prefer location of office and other active uses at street sides of buildings to provide support for building identity and interest. (iii) Building massing should distinguish building components through variations in height,building relief,and exterior materials." 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 11`h day of August,2015. Diane R.Voss,City Clerk Ann H. Campbell,Mayor