HomeMy WebLinkAboutA001 - Planning Commission Action Form dated May 4, 2022 ITEM #: 7
DATE: 05/04/2022
COMMISSION ACTION FORM
SUBJECT: Zoning Text Amendment to Remove the CSC Zoning District
Mid-Block 20-foot Setback Standard Along Lincoln Way
BACKGROUND:
At the December 27, 2019 meeting, City Council discussed a request from a property
owner to initiate a Zoning Text Amendment to eliminate a requirement for a mid-block 20-
foot break for each block face in Campustown (Ames Municipal Code Table 29.803(3)).
"In order to provide access for vehicles and/or utilities to the interior of the block, there
shall be a twenty-foot-wide opening between buildings, at the approximate mid-point of
each face of each block...".. This request was specifically made for a planned
redevelopment at 2516 Lincoln Way.
Based upon past interpretations of the standard, City Council authorized proceeding with
a text amendment focused on Lincoln Way block faces. City staff is now bringing forward
proposed changes to the text of Table 29.803(3) for consideration by the Planning and
Zoning Commission.
The CSC district includes the 2300-2700 blocks on Lincoln Way and then continues south
encompassing the primarily commercial district of Campustown. (Attachment A) CSC
Zoning was initially adopted in 2006 and applied to the outlined area. The 2700 Block
was rezoned to CSC in 2016.
The mid-block standard is intended to address the variety of access and utility
constraints that exist in Campustown while permitting for redevelopment of the
area. This mid-block break standard has historically been applied only if necessary
to serve the stated purposes of the standard for access or utility needs. However,
this approach has created ambiguity along with flexibility. Currently, only the 2300
and 2600 blocks of Lincoln Way have at least one opening at some point along the block
face, while the 2400 block and 2700 block do not have a break along Lincoln Way. Other
block faces in Campustown have a mix of alley, easements, or neither to meet the
standard.
The purpose of the Campustown Service Center(CSC) Zoning District is for development
"...to be very dense with building coverage, large buildings in scale with the predominant
building pattern in the Campustown commercial area, and buildings placed close together
...Building placement, the scale at the street, design and materials reinforce a dynamic,
pedestrian-friendly neighborhood character." Many of the redeveloped sites are in
alignment with this desired development pattern and a break in buildings exists on many
other block faces within the CSC district, with the exception of Lincoln Way.
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In December of 2019, Staff took a memo to City Council with three possible text
amendment options. These options included remove the break requirement only along
Lincoln Way, alter the language to state the mid-block break is applicable when
necessary, as determined by the Planning Director, or produce a comprehensive utility
and planned access study within the CSC District to identify block faces that could not be
served unless a break is provided. City Council, ultimately voted to move forward to
remove the required mid-block break only along Lincoln Way based upon staff feedback
that access to Lincoln Way for vehicles is undesirable and that utility access can occur
from other blocks. If the amendment is approved, the 20-foot break would still be required
along all other block faces within the CSC District, at a time redevelopment may occur.
ALTERNATIVES:
1. The Planning &Zoning Commission can recommend approval of the proposed text
amendment to Table 29.803(3) to eliminate a midblock break along Lincoln Way
block faces.
2. The Planning & Zoning Commission can recommend alternative language to the
proposed text amendments.
3. The Planning and Zoning Commission can recommend the City Council take no
action to amend the Ordinance, thereby not to adopt the proposed text
amendments to Table 29.803(3).
RECOMMENDED ACTION:
The initial text amendment request for a change came from an interest in redeveloping
the property at 2516 Lincoln Way that would be subject to the break standard. Alternative
1 would have the least impact to the CSC district as the break would still be required on
other block faces allowing utilities to serve any future re-development and would not alter
building, plumbing, fire or electric code requirements.
Therefore, it is the recommendation of the Planning & Housing Department that the
Planning & Zoning Commission adopt Alternative #1.
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ATTACHMENT A: Campustown Service Center (CSC) Zoning Boundary
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Table 29.809(3)
Campustown Service Center(CSC)Zone Development
Standards
DEVELOPMENT STANDARDS CSC ZONE
Minimum FAR 1.0,Except that the Zoning Board of Adjustment may
determine through review of a use subject to approval of a
Special Use Permit Use that such a proposed use and design is
compatible in character with its surrounding and is exempt
from meeting minimum FAR and minimum height.
Minimum Lot Area No minimum,except for mixed uses,which shall provide 250
sf of lot area for each dwelling unit
Minimum Lot Frontage No minimum,except for mixed uses,which shall provide 25
ft.
Minimum Building Setbacks:
Front Lot Line 0
Side Lot Line 0
Rear Lot Line 10 ft.
Lot Line Abutting a Residentially 10 ft.
Zoned Lot
Minimum Landscaped Area No minimum
Landscaping in Setbacks Abutting an High Screen. See Section 29.403
R Zoned Lot
Maximum Building Coverage No Maximum
Openings between buildings In order to provide access for vehicles and/or utilities to the
interior of the block,there shall be a twenty foot wide opening
between buildings,at the approximate mid-point of each face
of each block. This standard does not apply to the Lincoln
Way block face. In addition to this mid-block areaway or
drive, any lot without other means of access from a public
street or alley may have one driveway from the street of up to
20-ft in width.
Minimum Height 25 feet,Except that the Zoning Board of Adjustment may
determine through review of a use subject to approval of a
Special Use Permit Use that such a proposed use and design is
compatible in character with its surrounding and is exempt
from meeting minimum FAR and minimum height.
Maximum height in portions of CSC 115 feet
bounded by:
Lincoln Way
Stanton Avenue
Hunt Street
Hayward Avenue
Maximum height within fifteen(15) 30 feet,except buildings of three stories height or fewer with
feet of the right-of-way lines of. frontage on Lincoln Way and without residential use
Lincoln Way from Hayward Avenue
to Stanton Avenue
Welch Avenue from Lincoln Way to
Chamberlain Street
Maximum Height in all other locations 75 feet.
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