HomeMy WebLinkAboutA005 - Council Action Form dated Jun 28 2022 ITEM: 37
DATE: 06/28/22
COUNCIL ACTION FORM
SUBJECT: TEXT AMENDMENT OPTIONS FOR CHANGES TO CAMPUSTOWN
SERVICE CENTER (CSC) ZONING DISTRICT 50% CLAY BRICK
BUILDING FACADE MATERIAL STANDARD
BACKGROUND:
At the May 10, 2022 meeting, City Council discussed a request from a property owner to
initiate a Zoning Text Amendment regarding the placement of clay brick on new buildings
in Campustown. The property owner, F F & F of Ames, LLC, has submitted a Minor Site
Development Plan application for a two-story bar and restaurant to be constructed at 2516
Lincoln Way. The project proposes to have a zero-lot line condition along its east property
line. The applicant has submitted a letter describing their issues with construction of a
zero-lot line building and use of clay brick without securing construction easements or
changing construction methods (Attachment A).
The City Council directed staff to initiate a zoning text amendment to modify the 50% clay
brick per fagade requirement for zero lot line buildings. In addition, Council directed staff
to consider design concerns regarding visibility of and quality of materials on facades that
do not have brick.
As part of the text amendment process, staff presented options to the Planning & Zoning
Commission at its May 18 meeting. The Commission reviewed three options:
1. Changing the clay brick percentage requirement for all buildings,
2. Creating an exception related to zero lot line buildings, or
3. Allowing for substitute materials to be used.
The Planning & Zoning Commission voted 6-0 to support the second option that allows
for an exception related to zero lot line buildings. The P&Z recommendation is consistent
with the proposed amendment within this Staff Report.
Subsequent to the P&Z recommendation, staff presented options to City Council at its
May 24 meeting to obtain feedback regarding the preferred choice. Staff felt this was an
appropriate step in this instance to ensure that the proposed text would meet City
Councii's interests before drafting formal text language. City Council directed staff to
continue with the text amendment and to include draft language that would
incorporate three adjustments that would:
1
1. Allow a non-clay brick fagade only when the building is placed at a zero-lot
line interior setback,
2. Allow a non-clay brick facade when the overall building would meet the 50%
requirement with priority placement of clay brick in highly visible locations,
and
3. Add a material requirement that side walls would be higher quality materials
than plain unfinished concrete masonry units.
The Draft Ordinance based upon Council's direction is attached to the report.
The use of the "clay brick" terminology was an evolution of the building material standard
away from generically referring to "masonry." Prior to 2017, the City did not specify that
each fagade must contain clay brick, just that clay brick must be the primary material on
a building. To clarify the intent that the majority of each building fagade contain clay brick,
the standard was changed to the current language requiring 50% clay brick on each
fagade.
The proposed amendment would apply to all properties in the Campustown Service
Center (CSC) zoning district. Future redevelopment projects would likely also have
zero lot conditions, meaning this is not a unique situation related to the Brother's
request. A new building in Campustown could present a zero-lot line situation in many
future redevelopment projects in the CSC district, as lots are smaller and the City's intent
of the district is to create a dense urban environment. Zoning standards such as the
required minimum floor area ratio (FAR) along with a 25-foot minimum height encourages
buildings to be built up to the property lines.
The draft language addresses City's Council direction by establishing exceptions to the
standard's 50% clay brick per fagade requirement. With the exception standard, the
building must still meet a 50% overall clay brick requirement and have brick located in
prominent locations. The exception also states that if available wall area is less than the
calculated brick requirement, no brick is required on zero lot line walls. Materials on a
zero side lot line are required to be compatible with other masonry materials in texture
and integral color.
2
ALTERNATIVES:
�. Approve on first reading the proposed text amendment to Table 29.803(3) creating
an exception for zero lot line interior setback walls to the 50% per fagade clay brick
requirement subject to meeting 50% clay brick overall, placement of brick in
prominent locations, and use of compatible materials on zero lot line walls in
texture and integral color.
Note, the requestor is interested in City Council waiving the rules and complete all
three readings of the ordinance on June 28tt' to allow them to proceed with their
Site Development Plan review.
2. Refer this item back to staff for further information.
3. Do not approve the proposed text amendment.
CITY MANAGER'S RECOMMENDED ACTION:
The requested zoning text amendment relates to a development condition of building at
a zero-side lot line. The developer does not believe they can set the building back to
allow construction of clay brick clad wall and still have a viable project. They believe they
can deliver a better project by using the same amount of brick overall but placing it on
the higher profile facades of the building.
Staff believes one of the principle identifying traits of Campustown is the predominance
of brick as building material. Clay brick is a time-tested material for aesthetic quality and
durability. Staff believes with an emphasis on concerns about aesthetics that extend
beyond just placement of clay brick, Alternative #1 meets the intent of the request but
also adds some additional design review requirements that may help blend sidewalls of
a building into the surrounding through color treatments.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1.
3
ATTACHMENT A:
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118E.2*th Street Suite 300wpy.ww 55404 po12-8/9-8225 p:612+7*8152w°mm^vx.com
May 4. 2U2%
RE: Brothers Bar&Grill-2518 Lincoln Way
Dear Mr. Diekmann;
VVe are requesting an alternative proposal mmeet the clay brick standard for the project amd
relates to the east property line, per our earlier conference phone discussion.
To meet a number of criteria the building provides a rear easement and a non-interior design
area to the west which will be a patio. Along the north,south and west faces we can construct
a vvaU assembly that includes appropriate mdns of clay brick.
We have a zero lot line along the street frontage and the east, in part to meet a floor area
ratio.
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scaffold upon another neighboring building,
Our proposal is to meet the overall required clay brick ratio by adding the brick ratio of the east
hegodo upon the west toQmdeof the building.
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Principal
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Direct: 812-998-8200
nshea@tamk.00m
ATTACHMENT B: Campustown Service Center (CSC) Zoning Boundary
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5
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE
CITY OF AMES, IOWA, BY ENACTING A NEW SECTION
THEREOF, TABLE 29.809(3) THEREOF, FOR THE PURPOSE
OF AMENDING CAMPUSTOWN SERVICE CENTER ZONING
DISTRICT BUILDING MATERIALS STANDARD REGARDING
CLAY BRICK;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 replacing and enacting a new Table 29.809(3)below:
"(3) Zone Development Standards. The zone development standards for the CSC Zone are set
forth in Table 29.809(3)below:
Table 29.809(3)
Campustown Service Center(CSC)Zone Development Standards
DEVELOPMENT STANDARDS CSC ZONE
Building Materials Clay brick shall comprise more than 50%of the exterior
wall surface of each building facade.Exterior wall surface
does not include windows,doors,their trim,or internal
courtyards not visible from the street.
(Ord. No. 4165, 12-10-13; Ord. No. 4278, 11-15-16, Ord 4312, 6-27-17)
(4)Standards for the Granting of Exceptions to Building Material Requirements:
(a)Exterior wall surfaces at a zero setback side interior may use alternative building materials with
integral color and texture that are complimentary of other masonry building materials in the Campustown
Service Area.
(i) The overall building must still comply with the 50%clay brick requirement,calculated for
all visible exterior wall surfaces in total with priority placement of clay brick given to prominent visible
facades viewed from public places,such as streets,plazas,and other parking lots. The amount of clay brick
may be reduced on the visible portions of a zero lot line wall, if the other exterior wall surfaces are not
sufficient to meet the clay brick requirement.
(b)Additions to buildings which do not have brick as an exterior material are exempt.
(5) Standards for the Granting of Exceptions to the Minimum Requirement for Two Story
Buildings in the CSC (Campustown Service Center)District.Before an exception to the requirement for two-
story buildings in the CSC (Campustown Service Center)can be granted,the Zoning Board of Adjustment
shall establish that the following standards have been,or shall be satisfied:
(a) Standards.The Zoning Board of Adjustment shall review each application for the purpose of
determining that each proposed one-story building,in the CSC 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) Procedure.The procedure to follow for an"exception"is described in Section 29.1506(3).
(6)Compliance.New buildings shall be constructed in full compliance with the above standards for
building design.In building additions or remodeling it is not required that the entire building be brought into
full compliance with the above standards for building design. It is only required that the addition or
remodeling comply. It is required that the addition or remodeling does not have the effect of increasing the
level or degree of nonconformity of the building as a whole.
(Ord.No. 3872, 03-07-06; Ord. No. 4252, 4-26-16)."
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 2022•
Diane R.Voss,City Clerk John A.Haila,Mayor