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Home My WebLink AboutA007 - Staff Report dated January 9, 2019 Item #: Date: 01-09-19 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT MEETING DATE: January 9. 2019 REQUEST: To allow an Exception to the minimum two-story height requirement and minimum 1 .0 Floor Area Ratio requirement in the DSC zone. DEVELOPER/ OWNER: R. Friedrich & Sons, Inc. LOCATION: 100 6'•h Street ZONING: "DSC" — Downtown Service Center BACKGROUND AND PROJECT DESCRIPTION The Developer and owner of 100 6ch Street is in the process of seeking entitlements for the development of a commercial office expansion at 100 6`1 Street. The site is made up of three separate parcels zoned Downtown Service Center (DSC). The site is located on the perimeter of the Downtown. The development proposal consists of commercial office uses as part of an expansion to the current office building. The current building houses the offices of Friedrich Iowa Realty. The proposed project will require the removal of an existing apartment building immediately south of office building on one of the lots proposed to be consolidated with this property. (See Attachment B & C for existing and proposed conditions) The proposed project requires approval of Exceptions to the DSC zoning standard requirements of minimum FAR of 1 .0 and he minimum two-story requirement. DSC has unique minimum development intensity requirements compared to other commercial zones in order to maintain the traditional pedestrian and commercial character of the Downtown area. However, approval of an Exception to these minimum development standards by the Zoning Board of Adjustment is permitted under certain circumstances as defined within the Zoning Ordinance. The owner proposes to combine two abutting lots to the west and south with the lot at 100 61h Street to create a new 21 ,755 square foot parcel and expand the existing single- story building to create a total building floor area of 12,283 square feet, including the basement and above ground floor area. The Floor Area Ratio (FAR) would be 0.56 upon 1 completion of the lot consolidation and completing the proposed building expansion. The proposed addition and remodel maintains pedestrian access from both 6tn Street and Duff Avenue, as well as adding a new entrance on the west side of the building from the parking lot. The proposed building addition would be predominately one-story at approximately 12 feet in height. The addition includes a raised mezzanine located in the middle of the building addition and it extends to a peak of approximately 28 feet in height. The mezzanine is approximately 26 feet in width and includes a small area of upper level floor space. The building is proposed to have a brick fagade consisting of two different shades of brick with wall panels along the majority south fagade. The new entrances are principally glass extending from the ground level up toward the top of the new mezzanine level. Individual windows are proposed along the remainder of the facades. The mezzanine design has a gabled roof design and is located at the middle of the new addition. The upper fagade treatment of the mezzanine includes small windows lining the north and south facades of the mezzanine. (See Attachment D- Proposed Elevations) There is an existing parking lot west of the current building which is proposed to be maintained with seven new surface parking stalls added along the south side of the existing parking lot where covered garage parking currently exists. The remainder of the parking lot will be largely unchanged aside from some re-striping for design purposes. Access to the parking lot will be possible from an existing entrance on 6t" Street and an abutting alley way along the west side of the property. Final configuration of the parking lot will be reviewed as part of a Minor Site Development Plan. The Zoning Board of Adjustment is authorized to consider a request for an Exception to the Minimum Two-Story requirement in the DSC zone and minimum 1 .0 FAR requirement. The outcome of the Board's decision on an Exception request will determine how the applicant proceeds with the additional approval requirements for a Plat of Survey to consolidate the parcels and ultimately a Minor Site Development Plan for site and building improvements. APPLICABLE LAW: Chapter 29, Section 29.808(4)(b) of the Municipal Code, states: "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 6 t h 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, 2 (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. Chapter 29.1506(5)(c) of the Municipal Code, states: "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)". FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site and architectural plans and in addition to the facts provided in the application, the following findings of fact and conclusions may be made regarding the standards of approval. i. The proposed project is an expansion or enlargement of an existing building and not for new construction. Findings of Fact: The proposal is to remodel and expand the existing Friedrich Iowa Realty building to the south. The proposed expansion is interconnected with the existing building and would double the size of the current building. Conclusions: This standard is met based on the presence of an existing commercial building on the site and the proposed design. 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. Findings of Fact: The property, once consolidated, will have 180 feet of frontage along 6th street. The proposed building expansion will maintain the existing 81 feet of building facade along 6th street. The property does not abut 5th street and is not a through lot. Conclusions: This standard is met based on the proposed project. 3 iii. The proposed project retains or creates an active pedestrian street entrance. Findings of Fact: The existing building has a primary entrance on 6th Street and a secondary entrance along Duff Avenue. The proposed project includes the addition of new central lobby oriented to the west parking lot. The Duff Avenue frontage includes a new entrance and a courtyard between the building and the street. The proposed design will maintain an active pedestrian entrance along 611 Street. Conclusions: One of the critical elements of Downtown is the walkable orientation of buildings with storefronts and entrances located up to the street. The exception requires an active entrance to ensure that new development maintains both visual and use continuity with a traditional downtown design approach. The applicant had articulated the current entrance on 6th meets this requirement and will continue to be an active entrance, despite the construction of a new lobby area oriented to the west. Maintaining the 6th Street entrance including the new Duff Avenue design features for entrances and pedestrian amenities meets the intent of having active pedestrian entrances abutting streets and sidewalks. iv. The proposed project demonstrates a height and building placement that emphasizes an urban design of Main Street style development characterized by with buildings in downtown and a height compatible n a street edge with buildings. maintaining or creating g g Findings of Fact: The project proposes a mezzanine with floor space above the first floor and maintains the existing building located at 100 6th street. The mezzanine is proposed to run east to west a portion of the length of the building between the existing building and the proposed expansion area. The mezzanine design proposes small windows on either side along the north and south fagade as well as large windows along the east and west facade. The height of the first floor is proposed at 12'-1" with a total building height including the mezzanine peak of 28'-3"1/2". A total of 12% (567 square feet) of the 4,800 square foot building addition is two stories in height with the mezzanine. The raised portion of the fagade for the mezzanine accounts for 25% (26 feet) of the new combined 102 foot fagade along Duff Avenue. The adjacent structures vary in height and stories from single-story buildings up to three stories. The building immediately to the south of the site is three stories with a two story building at the end of the block. The Elks Lodge to the west is 1 .5 to 2 stories in height. Properties on the north side of 6 t h street are zoned Neighborhood Commercial and do not require two stories. Conclusions: The proposal maintains the existing fagade line along 6" Street and Duff Avenue where the current building fagade is located. This is a 4 preexisting nonconformity as a one-story building, however it does have an actively used basement for additional floor area. The proposed expansion brings the fagade of the new addition closer to Duff Avenue than the current apartment building. The proposal can be seen to create an appearance of height and presence similar in nature to that of the surrounding buildings on the periphery of Downtown. While not encompassing the entire area of the building as a second story the mezzanine does provide an element of height and architectural interest similar to a two-story building. This standard is met based on the proposed project. V. The proposed project deemphasizes the quantity and visibility of surface parking spaces. Findings of Fact: Parking is not required for commercial uses in the DSC zone. The site currently has nonconforming parking lot improvements. However, the proposed project adds seven surface parking spaces along the south side of the property where covered garage parking currently exists for the apartment building. The parking lot is not proposed to be expanded elsewhere and is not proposed to be extended closer to 6'1 Street. Site landscaping requirements will be applied during site plan review and will require some front yard and parking lot landscaping that will contribute toward softening the appearance of the parking lot, depending on the extent of changes proposed to the existing nonconforming parking lot. Conclusions: Based on the plans submitted this can be seen to not increase the quantity or visibility of parking at this location. This standard is met based on the proposed project. vi. The proposed project has a minimum floor area ratio of 0.50. Findings of Fact: The proposed floor area is 12,283 square feet. The proposed consolidated lot size is 21 .775 square feet. The floor area ratio (FAR) when dividing the proposed new lot size against the total floor area is.56 FAR. Conclusions: The proposed floor area ratio exceeds .50 and is found to satisfy the minimum floor area ratio required when not achieving a full 1 .0 FAR. This standard is met based on the proposed project. 5 PUBLIC COMMENTS: Notification was made to all owners of property within 200 feet. A notice of public hearing was placed on the property and published in the newspaper. As of this writing, no comments or inquiries have been received. ALTERNATIVES: 1 . The Zoning Board of Adjustment can approve this request for an Exception to the Minimum Two-Story Height and Minimum 1 .0 Floor Area Ratio of Section 29.808(4) of the Zoning Ordinance for the proposed project at 100 6th Street. 2. The Zoning Board of Adjustment can deny this request for an Exception to the Minimum Two-Story Height and Minimum 1 .0 Floor Area Ratio of Section 29.808(4) of the Zoning Ordinance for the proposed project at 100 6th Street. 3. The Zoning Board of Adjustment can refer this request back to staff and/or the applicant for further information. DEPARTMENT RECOMMENDATION: The Zoning Ordinance allows for an exception to minimum two-story height and minimum 1 .0 floor area ratio in the Downtown Service Center Zone for projects with street frontage along 6t' Street when considered by the Zoning Board of Adjustment. The proposed project achieves a .56 floor area ratio and has a design that provides a building height and design similar to other buildings along 611 street and in the immediate vicinity. The project proposes facades that stay as they are now in relation to the street edge and also come closer to Duff Avenue. The project proposes pedestrian entrances on all street fronts. Approval of the requested Exception will allow for the applicant to submit a Plat of Survey to the City Council for approval and a Minor Site Development Plan to staff for review and approval. Therefore, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment accepts Alternative #1. This will approve the request for an Exception to the minimum two-story height requirement and the minimum required 1.0 floor area ratio (FAR) in Section 29.808 of the Zoning Ordinance. 6 Attachment A- Location & Zoning F7 UCRM IJ 8 J- Proposed Building Expansion . -E] ST 6i HST EBTH ST BTHST S-GA S-GA � w ST QT a 0 f' E 5TH ST :1 t,,K� T i� `1 TE 1 HOC J Location and Zoning 100 6th Street 7 Attachment B- Existing Conditions lip M�M�Y Y01 �y. WIXw YbiVV!' �[!E y t c Attachment C- Proposed Project 6uu aaw6ue o>as u XO-4 V — euwwa+]xo� MMIA T'M 11 2NIO O V ano�v�ails -ovo �I i� �� IX/ffAYENUE p 9,s B a �c I av\�••�� { �ie I� x A, I II{ I a I a Iva _. 9 o� a� N nS a > D N L s • P all I. P � l 1R r- ip Qi % �s P ! PRELIMINARY- NOT FOR CONSTRUCTIONP Friedrich Iowa Realty O 515 Duff Aw I Amy.,IA 50010 suoiJI?nal�j pasodWd -G 1uaulyae11`d Attachment D- Cont. is 'ELEVATIONS,VIEWS,AND COLORS ARE CONCEPTUAL ONLY AND SUBJECT TO CHANGE P Perspectives PO--HU'lly 1* I_1 Friedrich Iowa Realty 11 /28/ 18 D' 515.5975461 F. 515.5975461 WWW.KORP117 11