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CITY O
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PLANNING HOUSINGMemo
Department of Planning&Housing
Caring People
Quality Programs
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TO: Diane Voss, City Clerk
FROM: Kelly Diekmann,Director
DATE: September 20, 2018
SUBJECT: Zoning Text Amendment for Alternative Landscape Plan
The Planning and Zoning Commission took action on the above-mentioned amendment to the Zoning
Ordinance at its meeting of September 19,2018.
The City Council will be reviewing this proposed amendment at its meeting oA®Oetober2=.
I have attached a copy of the Commission Action Form dated September 19,2018.
Please contact me at extension 5400 if you have any questions regarding this agenda item.
KD\lb
Attachment
S:\Planning.Dep\PLAN_SHR\Council Boards CommissionsTMetters&Memos\2018\Memo to Clerk for ZTA for Alternative Landscape Plan 09-19-18.doc
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ITEM: 7
DATE: 09/19/18
COMMISSION ACTION FORM
SUBJECT: ZONING TEXT AMENDE-NT LLOW ALTERNATIVE LANDSCAPE
PLAN APPROV CN ONJUNCION W H A SPECIAL USE PERMIT
BACKGROUND:
In conjunction with the Fareway request to amend the Neighborhood Commercial (NC)
zoning district standards, there is a request to consider allowing alternative landscape plan
approvals as part of a Special Use Permit process. The request stems from the current
requirement that within NC zoning that certain sized sites require approval of a Special Use
Permit and that the options to pursue a separate Major Site Development Plan for alternative
landscaping prior to the Special Use permit is viewed as an extra procedural step.
Currently, the City's landscape standards allow for any site to propose an alternative
landscape plan through a Major Site Development Plan process. The Major Site
Development Plan process includes a review and recommendation by the Planning and
Zoning Commission with final approval by the City Council. A Special Use Permit is an
approval process that only involves the Zoning Board of Adjustment. Each of the approval
processes requires public notice of hearing on the proposed project.
Staff has limited discretion for alternative landscape approvals, but does not have the
authority to approve wholesale differences in landscaping design. An alternative landscape
plan is an option available to a developer to propose landscaping that deviates from the strict
requirements of the Zoning Ordinance for front yard and parking lot landscaping identified
within Article IV of the Zoning Ordinance. The intent of this option is to allow a project to
included customized landscaping that meets the intent of the current ordinance, but utilizes
different plantings to meet the intent. It is not meant to be a means of reducing the quality
and standards of landscaping that applies to a site. The current language of Article IV is as
follows with the language of the Special Use Permit option inserted with underlining:
Section 29.403.3
(J)Alternative Design Approvals
(i) Major Site Development Plan and Special Use Permits. A landscape plan prepared by a
certified Landscape Architect with alternative design and plantings may be approved
under the requirements of a major site development plan after review and approval by
the City Council when found to address the purposes of the ordinance and provides for
a unique or high quality landscape environment that exceeds the quality of the base
standards.
(ii) A use subject to approval of a Special Use Permit may include a landscape plan
prepared by a certified Landscape Architect with alternative design and plantings for
review and approval by the Zoning Board of Adjustment when the proposed plan is
1
found to address the purposes of the ordinance and provides for a unique or high quality
landscape environment that exceeds the quality of the base standards.
(L)The Department shall not approve any landscape plan submitted to it pursuant to this section unless
the plan conforms to the requirements of this section or conforms to an approved Master Plan or a
Major Site Development Plan which the City Council or Special Use Permit approved by the ZBA has
determined meets the purposes described in Section 29.403.
ALTERNATIVES:
1. The Planning &Zoning Commission can recommend approval of the text amendments
to allow for Zoning Board of Adjustment approval of an alternative landscape plan in
conjunction with a use subject to approval of a Special Use Permit.
2. The Planning & Zoning Commission can recommend modified language for the text
amendment
3. The Planning & Zoning Commission can recommend the City Council decline to
approve a zoning text amendment.
RECOMMENDED ACTION:
Traditionally the City has allowed for flexibility in site plan review of landscaping only within
the confines of the Planning and Zoning Commission and City Council review process. The
Zoning Board of Adjustment typically address specific defined standards as a quasi-judicial
review board determining conformance with objective standards or permit criteria. The
Special Use Permit is a type of application that includes review of site development plan
details by the Zoning Board of Adjustment along with consideration of the operational aspects
of the use. Allowing for the consideration of the alternative landscape plan by the ZBA would
create more efficiency for an applicant, but does not create a new standard or process
overall. If the amendment was not approved, Fareway could still propose an alternative
landscape plan as a Major Site Development Plan prior to its review of the Special Use
Permit.
With an interest in streamlining an approval process, staff would support the proposed text
amendment with no other changes to the landscape standards themselves.
Therefore, it is the recommendation of the Department of Planning and Housing that
the Planning and Zoning Commission approve Alternative #1.
2
Re: Materials for ZTA for Alternative Landscape Plan Going to City Council on
10/23/18
ann to: Lorrie Banks 09/20/2018 08:27 AM
Cc: Diane R Voss
Date correction for the email of October 23rd (10-23-18)for Coun il.
Planning and Housing Director
515.239.5400-main 1515.239.5181 direct 1515.239.5404-fax
kdiekmann@city.ames.ia.us I City Hall, 515 Clark Avenue I Ames, IA 50010
www.CitvofAmes.org "' Caring People'" Quality Programs'" Exceptional Service'"
CITY OF
â–ºXAmes"
-----Lorrie Banks/COA wrote: -----
To: Diane R Voss/COA@COA
From: Lorrie Banks/COA
Date: 09/20/2018 08:12AM
Cc: Kelly Diekmann/COA@COA
Subject: Materials for ZTA for Alternative Landscape Plan Going to City Council on 10/23/18
Attached please find the materials that you will need for a Zoning Text Amendment for the Alternative
Landscape Plan going to City Council on 9/23/18.
CITY OF
W""",,-, e s`u
Lorrie Banks
Principal Clerk
Planning& Housing/Public Works/Fire-Inspections
515.239.5400-main 1 515.239.5298- direct 1 515.239.5404-fax
(banks@city.ames.ia.us I City Hall, 515 Clark Avenue I Ames, IA 50010
www.CitvofAmes.org I "Caring People-Quality Programs- Exceptional Service
[attachment"Memo to Clerk for ZTA for Alternative Landscape Plan 09-19-18.pdf' removed by Kelly
Diekmann/COA]
[attachment"Landscape Plan Special Use 09-19-18.pdf' removed by Kelly Diekmann/COA]
Materials for ZTA for Alternative Landscape Plan Going to City Council on
10/23/18
L Lorrie Banks to: Diane R Voss 09/20/2018 08:12 AM
Cc: Kelly Diekmann
Attached please find the materials that you will need for a Zoning Text Amendment for the Alternative
Landscape Plan going to City Council on 9/23/18.
CITY OF
e . "
Lorrie Banks
Principal Clerk
Planning& Housing/Public Works/Fire-Inspections
515.239.5400-main 1 515.239.5298- direct 1 515.239.5404-fax
(banks@city.ames.ia.us I City Hall, 515 Clark Avenue I Ames, IA 50010
www.CitvofAmes.org "' Caring People^'Quality Programs^' Exceptional Service
Memo to Clerk for ZTA for Alternative Landscape Plan 09-19-18.pdf Landscape Plan Special Use 09-19-18.pdf