HomeMy WebLinkAboutA003 - Council Action Form dated May 9, 2017 x
ITEM # 46
DATE: 05-09-17
COUNCIL ACTION FORM
REQUEST: ZONING TEXT AMENDMENT TO AMEND THE BUILDING HEIGHT AND
ROOF DESIGN FOR INTERIOR CLIMATE CONTROLLED MINI-
STORAGE WAREHOUSE FACILITIES
BACKGROUND:
The City has extensive design requirements for mini-storage warehouse facilities within
the Highway Oriented Commercial (HOC) zoning district. The standards include review
by the Zoning Board of Adjustment for a Special Use Permit and design requirements
for building orientation, size, height, roof style, and site landscaping (Attachment 1). At
the request of U-Haul, City Council referred to staff a letter requesting a text
amendment to revise the building height and roof design requirements to
facilitate construction of a 3-story internally accessed mini-storage warehouse
facility within the HOC zoning district (Attachment 2). The applicant explains that the
text amendment will allow them to design the building in such a way as to be compatible
with the surrounding architectural style of other commercial buildings along South Duff
Avenue. The proposed text amendment would apply to all HOC zoned properties within
the City.
The property owner seeks relief from the maximum 20-foot building height and minimum
6:12 roof pitch to allow for an interior access self-storage facility for the property at 710
and 722 S. Duff Avenue. The request is to revise Section 29.1308(1)(c) and (d) to
increase the maximum building height to 40 feet and revise the roof design
requirements to reduce a pitched roof to a minimum 3:12 roof pitch and to permit flat
roofs with parapets. As proposed by the applicant, the text amendment would apply for
all HOC zoned mini-storage facilities, not just internally accessed storage. facilities as
referred by City Council.
HOC zoned properties are located along major thoroughfares throughout Ames.
Examples of locations include properties fronting on South Duff Avenue, South 16tn
Street, and Lincoln Way in the downtown area and west Ames. There are also some
small areas of HOC land off University Avenue, Airport Road and Dayton Avenue. HOC
zoning is the most common commercial zone in the city as it provides for most of the
retail, restaurant and small office areas in the city.
Standards were developed in 2004 to allow for mini-storage warehouse facilities within
the HOC zone when approved by Special Use Permit by the Zoning Board of
Adjustment (See Attachment 1, existing code standards from Section 29.1308). At that
time, mini-storage uses were a permitted use by-right only within General Industrial
zoning. The 2004 requirements relied upon the Special Use Permit process and design
standards to mitigate the industrial nature of the storage use. The Special Use Permit
requirement was instituted to address the appropriate location of such a use and
preserve scarce commercial land that may be viable for traditional commercial uses.
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The design standards were created to ensure compatibility and to screen the industrial
aesthetic traits of the warehouse facility with surrounding commercial areas as well as
with surrounding residential areas.
The overall goal of the standards in 2004 was to allow for limited opportunities for the
storage use while limiting their size to ensure that buildings are not too expansive and
that a pitched roof with multiple planes de-emphasizes the "box" look of mini-storage
warehouse facilities. Limiting the height of the structure to 20 feet was to ensure that
storage facilities did not exceed the scale of a typical one-story development in HOC
areas and to also discourage the use of commercial property for larger scale activities
that belong in industrial zoned areas. However, interior climate controlled facilities were
exempted from the 60 linear foot building size limitation that applied to externally
accessed units.
Proposed Amendments
The current standards are well written to meet the goals from 2004 by creating limited
opportunities for storage facilities and having strong and clear design requirements
geared towards one-story externally accessed facilities. Any changes that are made
should not be perceived to encourage or incent self-storage uses within HOC areas
rather than General Industrial areas.
The applicant's proposed changes create a 40-foot height limit and allowances for low
pitch or flat roofs to help achieve the maximum heights. The applicant proposal creates
a buildable envelope for a 3 to 4-story building to assist in their development of an
internally accessed climate control facility. With the current 20-foot height limit and
pitched roof requirement, they would only be able to achieve a two-story facility. By
changing the height limit to 40 feet and to allow lower pitched roofs it would be
incumbent upon the Zoning Board of Adjustment to consider compatibility of a larger
structure as part of the Special Use Permit process. The applicants proposed changes
would apply to all types of storage facilities within the HOC zone. The remaining overall
design standards would still apply.
Staff has proposed an alternative text amendment to meet U-Haul's interest. Staff
believes it would be better to word the proposed text amendment to state three
stories rather than 40 feet and to clarify that the lower roof pitch standard would
only apply to internally accessed facilities. Buildings adjacent to residential
property will be limited to 1-story. Staff also suggests reorganization of the
standards to clarify differences between internal and externally accessed units
and to apply the other site improvement and fencing requirements appropriately.
Both types of facilities would still be subject to a Special Use Permit. Please see
the attached draft ordinance for the proposed amended language.
PLANNING AND ZONING COMMISSION:
At the April 19, 2017 meeting with a vote of 6-0, the Planning and Zoning
Commission recommended that the City Council approve a text amendment for
interior access mini-storage facilities to be limited to a maximum of three stories and
that such buildings may have a flat roof. No one from the public spoke on this item.
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ALTERNATIVES:
1. The City Council can approve on first reading a text amendment for interior climate
controlled mini-storage facilities to be limited to a maximum height of three stories,
buildings may have a flat roof, and adjust site landscaping and fencing standards per
the attached draft ordinance.
The applicant has requested waiver of the rules and have second and third reading
of the ordinance on May grn
2. The City Council can direct staff to prepare an ordinance as requested by U-Haul for
an amendment to a 40-foot height limit and 3:12 pitch or flat roof standard.
3. The City Council can deny the proposed text amendment.
4. The City Council can refer this issue back to staff for further information.
CITY MANAGER'S RECOMMENDED ACTION:
This amendment, although proposed in response to one particular property, would apply
to any mini-storage warehouse facility in an HOC zone throughout the City. While staff
would support a revision to the text for interior climate controlled mini-storage facilities in
the HOC zone, the regulations for all other facilities should remain as existing as they
are appropriate to other types of facilities and locations within the City. Staff is also
concerned that the changes do not appear to create an incentive for this type of use on
many HOC sites as the mini-storage use should only occur when other retail
commercial uses are not viable.
Therefore, staff is proposing that an exception to the roof design (29.1308(1)(c)) and an
exception to the maximum building height (29.1308(1)(d)) be granted for only interior
climate controlled mini-storage facilities in the HOC zone to allow for a three-story
height maximum and to allow for flat roofs to be permitted. This would allow the
regulations for traditional exterior access facilities to remain intact, but give flexibility in
the regulations for interior facilities in a commercial zoned area. Staff also supports
reorganizing the standards to clarify that the internally accessed facilities requirements
are separate from external units.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1 as described above. The applicant has request that the 2nd
and 3 d readings of the ordinance be waived so that they can continue with the next step
in the process for the Special Use Permit for the site.
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Attachment 1: Existing Section 29.1308:Mini-Storage Warehouse Facilities
See.29.1308. NHNI-STORAGE WAREHOUSE FACILITIES:
Mini-storage warehouse facilities are.self-storage spaces designed:and used for the purpose of renting or
leasing individual storage space to tenants who have access to such space for the purpose of storing and removing
personal,properties. Mini-storage warehouse.facilities,are permitted in the General Industrial`(Gl)Zone only,except
that such facilities.may be located in the Highway Oriented Commercial District(HOC)by virtue of a Special Use
Permit authorized by the Zoning:Board of Adjustment: A Special Use Permit for;a mini-storage:warehouse,facility
shall be subject to the Zone Development Standards of the HOC.Zone and also,lie subject to the following additional
regulations:
(1) Architectural Standards.
(a) Architectural Theme.
(i) Facilities placed in or near a shopping center or other retail uses shall,be
designed to be consistent with the dominant theme or design of surrounding buildings.
(ii) Building surface colors shall be restricted to muted earth tones.
(iii) Allbuildings,including storage units shall be surfaced in.high quality materials
such as stone,split face block,or brick. Smooth-faced concrete block,painted masonry,tilt=up concrete panels and
prefabricated metal panels are prohibited.
(b) General Architectural Requirements.
(i) Buildings shall include design elements such as columns,.ribs or pilasters,piers,;
quoins,and fenestration patterns to prevent utilitarian,industrial,warehouse-like appearance.
(ii) Unit doors.shall be screened or sited so they are not visible from the street.
Storage unit doors must not face the street.
(iii) Unit doors shall be integrated into the overall design-theme of the site through
color and texture:
(iv) Buildings greater than forty feet(40')long must include a:change in wall plane,
recess;or reveal every,twenty feet(20').
(v)- Maximum,building length on the site perimeter is sixty feet(60% except where
the buildings are adjacent to an industrial land use or zone and/or Airport^C1ear.Zone.
(vi) .Interior climate controlled mini-storage facilities are mini-warehouse buildings
where:storage is primarily accessed from the interior of the building. Interior climate :controlled mini--storage.
facilities may exceed the sixty feet-(60)maximum building length at the perimeter. 'Exterior garages and/or bays
may be located on interior climate controlled mini-storage facilities,but shall not be located on the building that is
adjacent to and/or facing the site perimeter.
(Ord No. 3811, 1.1-23=04)
(c) Roof Design.
(i) Buildings shall include a roof pitch greater than or equal to 6:12, with roofs
incorporating a high quality surface such as architectural shingles, standing seam,metal or tile. Flat roofs are
prohibited.
(ii) Roofs shall include, four (4) or more planes, and have overhanging eaves
extending.at least one and one-half feet.(13)past the building wall.
(d) Height. No building shall exceed twenty feet(20D in height
(e) Building Placement Screening and,budding.location-shall be such'that overhead..doors
are not visible from off the site.
(2) Landscaping and Screening. Visual separation is desirable.between:mini-storage warehouse
facilities and adjacentland uses or development Landscaping shall provide a physical and visual separation.,
(a) High-.shrubs shall be spaced at a maximum:distance.of six(6)feet on center to form a
screen six.(6)feethigh.
(b) One Landscape Tree is required per, fifty (50) lineal feet of landscaped area or as
appropriate to-provide a tree canopy over the landscaped area.
(c) Ground cover plants shall fully cover the remainder of the landscaped area.
(d) River rock.or similar non-organic materials shall.not be substituted for the landscaping
area or used in combination with the minimum landscaping,requirementsin the zone-or this section.
(3) Fencing. Fencing is required for additional screening and as a security measure. Fencing shall
comply with Section 29.408(2),and comply with the following:
(a) Fencing shall provide a five(5)foot minimum setback from-the property line.
(b) Fencing shall be wrought iron or similar material with brick or stone:columns spaced at a
maximum of fifty(50)feet on center. Landscaping,as required-in Section 29.1308(2)(a),shall be provided on the
exterior side of the fence facing adjacent land uses. Fences containing'barbed wire, electric charges, or sharp.
materials are prohibited.
(c) Where a setback abuts a residential zone, a six (6) foot masonry wall is.required.
Landscaping,as required in Section29.1308(2)(a),shall be provided.on the exterior side of the fence'facing adjacent
land uses. .Masonry walls must be designed and constructed to facilitate maintenance andmot to modify natural
drainage in such a way as to endanger adjacent property.
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(4) Building Access.
(a) Doors providing,access to individual-storage units shall not be permitted on the front yard
side of-the building,nor on any side abutting a public street-or a-residential district.
(b) .Storage units and drive aisles shall:be sitedso a.truck or,car.parked of a unitcannot trap
another vehicle and prevent it from leaving the facility..
(c) Vehicular aisles providing access:to storage units on.both sides of,the aisles;:whether
interior or exterior,.,shall-not be less than twenty(20)feet wide.
(d) Aisles providing access to storage units:on only one side,of the aisle shall not be.less than
twenty(20)feet.wide provided that there:is more than one aisle available for circulation around:a building
(e) Loading docks shall not be permitted as part of the storage building.
(5) Signage:
(a) The only types of signs permitted are wall.signs and monument signs,and shall adhere to
the following:
(i) Wall-mounted Signs.
A. Only one wall-mounted sign:is permitted along a,street.frontage;
B. The number of wall-mounted signs shall not exceed two(2) signs per
facility.
(ii) Monument Signs.
A. Only one monument. sign::is ,permitted along a street -frontage per
facility.
B, The number of monument signs shall.not.exceed two(2).
C: The base of a monument sign shall-be landscaped with ground,cover
plants;at;a minimum :of three (3) feet from the base. River rock or similar:non=organic materials shall not be
substituted for the landscaping area or used in combination with.ground cover plants.
(b) Signage Size Restrictions.
(i) A wall sign:is a sign that.is displayed by being affixed to.the outside:of,an.
exterior wall of a building. Wall signs shall be affixed to only those walls thatface.a street. A wall sign shall be no
larger than thirty-two(32)square feet
(ii) Monument signs shall be no larger than sixty-four, (64) square feet, excluding
the base.
(c) Signage Height.Restrictions. The maximum permissible height fora monument sign is
eight(8)feet,including the sign base;that is,the-tope of a monument sign shall be no more than eight feet above the
grade of the site on which.it is erected.
(d) Signage.Lighting,Restrictions.
(i) The face of an illuminated sign shall,have a dark background.
(ii) The. lighting, of:both wall signs and monument signs shall be projected:
downward.
(iii). Signs that flash-light.in any manner are,prohibited.
(iv). Internally lighted signs and computerized/digital scrolling-signs are prohibited.
(6) Lighting. Lighting:shall be in accordance with Section 29A1.1,andwith the following conditions:
(a) Night lighting and security lighting shall be sensitively designed to ensure no off-site':
glare is directed to.neighboring parcels and that the overall intensity of the site lighting ismot in violation of.the
standards for Section.29.411 or unreasonably-intrusive on the use of adjoining property: All lights shall.be shielded
to direct.light onto the site and away from adjacent property.
(b) Building mounted. sconces shall be used instead.of.freestanding'light poles wherever
possible.
(c) When a mini-storage facility is adjacent to a residential zone; pole mounted lights shall
be turned off between 9:00 PM and 6:00 AM.
(7) Parking. Parking.shall be situated in conjunction with an office or management structure,for use
by staff,service or delivery personnel,or prospective tenants.
(a) For:developments less than:or equal to two hundred (200) storage units, a.minimum of
five(5)off-street parking spaces shall be provided..
(b) For developments greater than two hundred(200)storage units, five(5)off-street parking
spaces shall be provided on the property for the first two hundred(200),units;and.one additional,parking space is,
required for every one`hundred(100),storage units thereafter.
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(c) Except for purposes of loading and unloading, there shall be no parking or storage .of
trucks,trailers,and°moving vans.
(8) Prohibited Uses.
(a) The following uses arid.activities:shall be.prohibited:
(i) Anybusiness activity .other than. the rental of storage uni* including
miscellaneous or garage sales and transfdr=storacgio enterprises that,utilize vehicles as part of said business, is
prohibited.
(ii) Servicing or repair of motor vehicles, boats, trailers, lawnmowers, or similar
equipment is prohibited.
(iii) Outdoor storage of boats, vehicles; or other materials is prohibited. All items,
stored on the property shall be located within,buildings.
(iv) Storage of hazardous,toxic;or volatile'.substarices jr,prohibited.
(v) Residential uses,,other than one(1) unit for.a 24-hour facility caretaker not to
exceed 1,200 square feet:
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