HomeMy WebLinkAboutAtt6 ITEM #: 28
DATE: 10-09-18
COUNCIL ACTION FORM
SUBJECT: TEXT AMENDMENT TO DOWNTOWN SERVICE CENTER (DSC)
ZONING FOR EXCEPTION TO MINIMUM STORIES AND MINIMUM
FLOOR AREA RATIO
BACKGROUND:
The City Council held a workshop on June 19th about Downtown related issues, including
development standards. Mr. Kurt Friedrich spoke at the workshop and identified minimum
development standards of a 1.0 floor area ratio (FAR) and two-stories as constraints on
redevelopment. The City Council responded by asking for information about how areas
other than Main Street, but within the DSC zoning, might have height and FAR standards
that were different.
On July 31 st, staff reported back offering alternatives: to amend the FAR standard, to
modify the minimum two-story requirement, to modify the exception criteria, or to rezone
south side of 6th Street to Neighborhood Commercial. The staff report described the pros
and cons of the original list of options and can be found here. After much discussion of
goals for Downtown intensification and integrity of the desired design features for
Downtown, City Council initiated a consideration of a change to modify the
exception criteria for the perimeter of Downtown, specifically the 6th Street area.
City staff returned to the City Council on September 25th with proposed ordinance
language for review and sought direction to move forward with publishing notice for
adoption of a zoning change. Staff proposed an exception process that is restricted to
additions and includes design requirements as justifications for exception. Although the
properties are on the perimeter of the Downtown, the intent of the exception process is to
ensure the design of a building and site are similar to the scale and features of a traditional
downtown main street, but at a lower intensity of use than required for other areas of
Downtown. Staff has prepared standards that articulate minimum design requirements to
ensure compatibility of character within the limits of the exception process. Staff has
prepared an ordinance for an exception process addressing the following issues:
1. The proposed project must be an expansion or enlargement of an existing
building and not for new construction,
2. The property must have frontage on 6th Street. For properties on a through lot,
existing buildings on the south half of the lot shall have a second story along the
entire 5th Street frontage,
3. The proposed project must retain or create an active pedestrian street entrance,
4. The proposed project must demonstrate a height and building placement that
1
emphasizes an urban design of Main Street style development characterized by
a height compatible with buildings in Downtown and maintaining or creating a
street edge with buildings,
5. The proposed project must deemphasize the quantity and visibility of surface
parking spaces, and
6. The proposed project must have a minimum floor area ratio of 0.50
More information on the criteria are included in the addendum. Draft zoning text
changes are included as Attachment 3.
The Planning and Zoning Commission reviewed the proposed text amendment at its
September 5th meeting. After reviewing the applicability of the proposed exception and
discussing how it would relate to properties with 5th street frontage, the Commission voted
6-0 to recommend adopting new exception criteria for building additions on sites with
frontage along 6th street.
Staff has received no public comment on the proposed changes. However, staff did reach
out to Mr. Friedrich to discuss his concept for redevelopment of his property at the corner
of 6th and Duff. It appears from our discussion that many of the criteria of the exception
can be met. However, Mr. Friedrich's concept plan shows an orientation of the primary
entrance to a parking lot to the west, located in the middle of the site. Other doorways are
also planned for the project as secondary egress points, rather than pedestrian entrances.
Mr. Friedrich is concerned that his planned design may not achieve the pedestrian
primary entrance criterion and would prefer to not to have an absolute requirement for a
primary entrance with a street orientation. Although not a stated requirement of the DSC
zoning, staff believes that street entrances are essential to the traditional Downtown
character of Ames.
ALTERNATIVES:
1. The City Council can adopt on first reading, the attached zoning text amendment
to allow for exceptions to minimum number of stories and floor area ratio for
additions within the DSC zoning district.
2. The City Council can direct staff to modify the text of the proposed ordinance.
3. The City Council decline to act on the ordinance, thus retaining the existing
language.
CITY MANAGER'S RECOMMENDED ACTION
The proposed amendment is narrowly scoped to properties with frontage along 6th Street
and for additions to existing buildings. The criteria are designed to require features typical
of a traditional Main Street design while lowering the intensity of use requirements. Some
of the exception criteria are more specific than the DSC base zoning requirements, such
as the pedestrian entrance requirement to a street. Staff believes the combination of
2
standards address the concerns about intensity of use while incorporating expectations
for a compatible design as part of the evaluation for the exception.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1 which is to adopt on first reading the zoning text
amendment to allow for a zoning exception to minimum stories and FAR for
properties along 6th Street.
3
Addendum
The current downtown zoning standards were adopted in 2000 to further the objectives
of the Land Use Policy Plan (LUPP) for the DSC, intended to be the most intense area of
development of the city and to ensure new development is of the same character as the
current surroundings. Goal 8 of the LUPP addresses Downtown. The Urban Core Policies
section of Chapter 2 describe the expected intensity as 1.0 FAR for the traditional
Downtown Area. Additionally, the LUPP describes the intent to preserve older buildings
and support their reuse versus their demolition and replacement.
The Downtown Service Center zoning district (DCS, shown in Attachment 1) is "intended
to provide for high-density development within the City's Urban Core.... Development is
intended to be very dense with high building coverage, large buildings in scale with the
predominant building pattern in the Downtown commercial area, and buildings placed
close together. Development is intended to encourage pedestrian activity with a strong
emphasis on safe, vital and attractive streets." The Downtown Service Center
requirements (Section 29.808) can be found in Article 8 of the Ames Zoning Ordinance.
To that end, the Development Standards for DSC require a minimum Floor Area Ratio'
(FAR) of 1.0 and a two-story minimum height2 (with an exception for certain uses that
require a Special Use Permit). The standards also allow for (but do not require) a zero
setback on all sides of the building. There are no other specific design standards as part
of the zoning, although Design Guidelines exists for projects eligible for Urban
Revitalization property tax abatement.
These standards are typical of many cities' downtown standards and certainly reflect the
development patterns of much of the Main Street and 5th Street corridors in Ames. The
perimeter of Downtown, including 6th Street, has a less cohesive development pattern
than the core of Downtown and more closely resembles the development pattern of the
Neighborhood Commercial (NC) zoning district on the north side of 6th Street.
The current zoning allows for an exception from the zoning standards in two
circumstances. The Zoning Board of Adjustment (ZBA) is able to review, on a case-by-
case basis, a request for a reduction in the height based on site specific findings about
the unique site and use. Uses requiring a Special Use Permit may also be approved for
exceptions to height and FAR. Other permitted uses, such as retail, office, and mixed use
are required to conform to both standards. The proposed text amendment is to create
an additional exception .option subject to ZBA approval based upon specific
criteria. Relevant criteria and options are described below.
6th Street Only
The exception allowance in Section 29.808 is explicit in referring to only lots that have
frontage on 6th Street. Currently, there are twelve lots with frontage on 6th Street between
Duff Avenue and Grand Avenue. Of these, 5 are zoned S-GA. The seven impacted
parcels are identified in Attachment 2. Additionally, some of the lots have frontage along
The Floor Area Ratio is calculated by dividing the gross floor area of all buildings on a lot by the lot area.
2 The two-story minimum height is intended to apply to the whole building, not just a portion if it does not
meet FAR.
4
5th Street. The intent of the exception process is to retain the requirement for two-story
buildings along 5t" Street frontage if it is a through lot situation.
New Construction vs. Existing Structures
The proposed exception would apply only to additions and expansions to existing
buildings that may not meet current FAR and/or height standards. This substantially limits
the use of the exception compared to allowing it to apply to all new construction.
The current general exception for the height requirement for new construction is retained
and clarified to apply to height and FAR, but explicitly notes as applying only to new
construction. The current exception applies to all of the DSC zoning. The threshold of
approval of an exception for new construction is a higher threshold than the criteria
proposed by staff.
Construction of a new building should meet the existing height and FAR standards as
there would not be similar impediments to meeting those standards. The exception would
not be allowed to apply to a surface parking lot only due to the recommendation of at least
at 0.50 FAR even with approval of an exception. This standard means each property must
be developed with a building, not just a parking lot.
Design Criteria
An exception is granted by the Zoning Board of Adjustment per the authority granted in
Section 29.1506 (4) in Article 15. Subparagraph 29.1506 (4)(b) will need to be updated
to include FAR in the DSC. The intent is to only grant the exception when the proposed
design meets the overall objectives of the City and not have it based upon use.
The proposed standards include a requirement that a facade shall support pedestrian
orientation with front facade placed near the street and that there be a primary pedestrian
entrance. Additional pedestrian entrances may face an adjacent parking lot but, to
maintain the pedestrian orientation consistent with the existing built environment in the
urban core, there must be a primary street entrance.
The proposed design would also need to be of a height that is compatible with buildings
in downtown, meaning that the height of a one story building be extended with a parapet
or including some element of two-stories even if there is not a whole second floor. The
criteria also include a requirement to maintain or create a building edge along the
sidewalk—a feature typical of the urban development patterns of Main Street.
The exception also is written to allow for only a 50% reduction in the minimum required
FAR. This assists in assuring the goal for intensity of use is still met and that projects do
not focus solely on providing on-site parking with a small amount of building area.
The exception extends design authority to the Site Plan review to consider the whole of
the site not just the building to address parking design. The likely replacement of building
area with parking and the relationship of the parking to the street is an important
consideration with the exception allowance.
5
Attachment 1: Downtown Service Center Zoning [North to Right]
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Attachment 2: 6th Street Corridor [North to Right]
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Attachment 3: Proposed Amendments for DSC FAR and Height Requirements
Section 29.808
(4) Standards for the Granting of Exceptions to the,Minimum Requirement for Two Story
Buildings and the Minimum 1.0 Floor Area Ratio in the DSC (Downtown Service Center)
District. Before an exception to the requirement for two-story buildings or the minimum
1.0 floor area ratio in the DSC (Downtown Service Center) can be granted, the Zoning
Board of Adjustment shall establish that the following standards have been, or shall be
satisfied:
(a) Standards for New Construction. The Zoning Board of Adjustment shall
review each application for the purpose of determining that each proposed one-
story building, in the DSC zone, meets the following standards:
(i) Physical circumstances exist for the property which result in a lot with a
size and shape that is not conducive to a multi-story structure, and
(ii)lt can be demonstrated that there is a direct benefit to the community to
have a one-story structure, at the proposed location, as opposed to a
multi-story structure.
(b) Standards for Existing Structures. The Zoning Board of Adjustment shall
review each application for the purpose of determining that each proposed
expansion or enlargement of a building not meeting the minimum number of
stories or floor area ratio, meets the following standards:
M The proposed proiect is an expansion or enlargement of an existing
building and not for new construction,
(ii) The property has frontage on 6th Street. For properties on a through lot,
existing buildings on the south half of the lot shall have a second story
along the entire 5th Street frontage,
(iii) The proposed project retains or creates an active pedestrian street
entrance,
(iv) The proposed project demonstrates a height and building placement
that emphasizes an urban design of Main Street style development
characterized by a height compatible with buildings in downtown and
maintaining or creating a street edge with buildings,
(v) The proposed project deemphasizes the quantity and visibility of
surface parking spaces, and
NO The proposed project has a minimum floor area ratio of 0.50
(bc) Procedure. The procedure to follow for an "exception" is described in Section
29.1506(3).
8
Section 29.1506 EXCEPTIONS
(4) When Authorized. The Zoning Board of Adjustment is authorized to grant the
following exceptions:
(a) Parking stall exceptions pursuant to Sec. 29.406(9)(c).
(b) DSG and CSC minimum height exceptions pursuant to Sec.
29.809(4). (Ord. No. 3872, 03-07-06)
(c) DSC minimum height and floor area ratio exceptions pursuant to Sec.
29.808(4).
(ed) Exceptions for minor area modifications. The Board is authorized to grant
exceptions from the requirements of the zoning ordinance to allow minor area
modifications for single family attached and detached dwellings that are existing
in developed areas, but not in cases of new construction. These are authorized
for the following situations:
(i) reduction of required residential side yard setbacks for principal
structures by no more than two feet
(ii) reduction of required residential front and rear yard setbacks for
principal structures by no more than five feet;
(iii) reduction of minimum lot area requirements by no more than 10%;
(iv) reduction of required residential front, rear and side yard setbacks
without limit as required to provide handicapped access ramps to a
dwelling;
(v) reduction of front, rear, and side yard setbacks without limit to allow
reconstruction of a historically accurate structure.
(de) Commercial Parking lot side and rear landscape setback requirement of
29.403.
(efl Commercial Parking Lot area percentage requirement of 29.403.
(5) Review Criteria. Before an exception can be granted, the Board of Adjustment shall
establish that the following standards have been or shall be satisfied:
(a) Parking Stall Dimension Exceptions. The Board may grant specific limited
exceptions to the minimum parking space and drive aisle dimensions in
accordance with the standards set forth at Sec. 29.406(9)(c).
(b) DSG and CSC Minimum Height Exceptions. The Board may grant exceptions
to the minimum height requirements for buildings in the DSG and CSC districts in
accordance with the standards set forth at 29.809(4).
(c) DSC Minimum Stories and FAR exceptions. The Board may grant exceptions
to the minimum number of stories and floor area ratio requirements for buildings
in the DSC district in accordance with the standards set forth at 29.808(4)
(sd)...
9
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF
THE CITY OF AMES,IOWA,BY REPEALING SECTION
29.808(4)(a)(i)(ii),(b),SECTION 29.1506(4)(a)(b)(c)(d)(e),(5)(a)(b)
AND ENACTING A NEW SECTION 29.808(4)(a)(i)(ii),(b)(i)(ii)
(iii)(iv)(v)(vi),(c)AND SECTION 29.1506(4)(a)(b)(c)(d)(e)(f),
(5)(a)(b)(c)AND RE-LETTERING FORMER SUBSECTIONS
(5)(c)(d)(e)(0 AS(5)(d)(e)(f)(g)THEREOF,FOR THE PURPOSE
OF EXCEPTION TO MINIMUM STORIES AND MINIMUM
FLOOR AREA RATIO 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 29.808(4)(a)(i)(ii),(b)(i)(ii)(iii)(iv)(v)
(vi),(c), Section 29.1506(4)(a)(b)(c)(d)(e)(f),(5)(a)(b)(c)and re-lettering former subsections
(5)(c)(d)(e)(f)as(5)(d)(e)(f)(g)as follows:
"Sec.29.808. "DSC" DOWNTOWN SERVICE CENTER.
(4) Standards for the Granting of Exceptions to the Minimum Requirement for Two Story Buildings
and the Minimum 1.0 Floor Area Ratio in the DSC (Downtown Service Center) District. Before an
exception to the requirement for two-story buildings or the minimum 1.0 floor area ratio in the DSC
(Downtown Service Center) can be granted, the Zoning Board of Adjustment shall establish that the
following standards have been, or shall be satisfied:
(a) Standards for New Construction.The Zoning Board of Adjustment shall review
each application for the purpose of determining that each proposed one-story building, in the DSC zone,
meets the following standards:
(i) Physical circumstances exist for the property which result in a lot with a size
and shape that is not conducive to a multi-story structure, and
(ii)It can be demonstrated that there is a direct benefit to the community
to have a one-story structure,at the proposed location,as opposed to a multi-story structure.
(b) Standards for Existing Structures. The Zoning Board of Adjustment shall review
each application for the purpose of determining that each proposed expansion or enlargement of a building
not meeting the minimum number of stories or floor area ratio,meets each of the following standards:
(i) The proposed project is an expansion or enlargement of an existing building
and not for new construction,
(ii) The property has frontage on 61h Street. For properties on a through lot,
existing buildings on the south half of the lot shall have a second story along the entire 5'1'Street frontage,
(iii)The proposed project retains or creates an active pedestrian street entrance,
(iv) The proposed project demonstrates a height and building placement that
emphasizes an urban design of Main Street style development characterized by a height compatible with
buildings in downtown and maintaining or creating a street edge with buildings,
(v) The proposed project deemphasizes the quantity and visibility of surface
parking spaces,and
(vi)The proposed project has a minimum floor area ratio of 0.50.
(c) Procedure. The procedure to follow for an "exception" is described in Section
29.1506(3).
See.29.1506. EXCEPTIONS.
(4) When Authorized. The Zoning Board of Adjustment is authorized to grant the following
exceptions:
(a) Parking stall exceptions pursuant to Sec.29.406(9)(c).
(b) CSC minimum height exceptions pursuant to 29.809(4). (Ord.No.3872,03-07-06)
(c) DSC minimum height and floor area ratio exceptions pursuant to Sec. 29.808(4).
(d) Exceptions for minor area modifications. The Board is authorized to grant exceptions
from the requirements of the zoning ordinance to allow minor area modifications for single family attached
and detached dwellings that are existing in developed areas,but not in cases of new construction.These are
authorized for the following situations:
(i)reduction of required residential side yard setbacks for principal structures by no more
than two feet;
(ii) reduction of required residential front and rear yard setbacks for principal structures
by no more than five feet;
(iii)reduction of minimum lot area requirements by no more than 10%;
(iv) reduction of required residential front, rear and side yard setbacks without limit as
required to provide handicapped access ramps to a dwelling;
(v)reduction of front,rear,and side yard setbacks without limit to allow reconstruction of
a historically accurate structure.
(e) Commercial Parking lot side and rear landscape setback requirement of 29.403.
(f) Commercial Parking Lot area percentage requirement of 29.403.
(5) Review Criteria. Before an exception can be granted,the Board of Adjustment shall establish that
the following standards have been or shall be satisfied:
(a) Parking Stall Dimension Exceptions.The Board may grant specific limited exceptions to
the minimum parking space and drive aisle dimensions in accordance with the standards set forth at Sec.
29.406(9)(c).
(b) CSC.Minimum Height Exceptions. The Board may grant exceptions to the minimum
height requirements for buildings in the CSC districts in accordance with the standards set forth at 9.809(4).
(c) DSC Minimum Stories and FAR exceptions. The Board may grant exceptions to the
minimum number of stories and floor area ratio requirements for buildings in the DSC district in
accordance with the standards set forth at 29.808(4)".
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 day of
Diane R.Voss,City Clerk John A.Haila,Mayor