HomeMy WebLinkAboutA002 - Staff Report dated November 13, 2024
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ITEM #: 2
DATE: 11-13-24
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST: Exception to the Minimum Requirement for Two-Story Buildings and
Minimum Floor Area Ratio in the Downtown Service Center (DSC) Zoning
District at 218-220 Main Street.
BACKGROUND:
In December of 2023, the owners of Ames Silversmithing, the Youngberg family, and their
representatives, met with staff to discuss changes to the building at 220 Main Street
(Attachment A). In October of that year, the Youngbergs purchased the adjacent building,
218 Main Street, with the intention of expanding the jewelry business. At the meeting in
December, staff and the applicants discussed the demolition of 218 in order to construct
an addition to their one-story building at 220. Uniquely, the abutting 216 Main Street
property is also affected by the proposal as the building surrounds an entrance and
stairway to the second floor of 216.
The architects for the project from SB&A explained that expanding the jewelry store into
the existing 218 would be difficult and that demolition of the existing structure to be
replaced by a new addition made the most sense for the desired project and store layout.
At that meeting, staff explained that the Downtown Service Center (DSC) zoning district
requires a minimum floor-area-ratio (FAR) of 1.0 and requires all new buildings have at
least two stories. These zoning requirements were put in place to create density and a
consistent appearance for the City’s historic center of commerce. The Zoning Ordinance
does not have a provision for partial compliance with this requirement: any change to the
property must bring the site into full compliance.
Historically, commercial buildings in downtown Ames were two -stories. Historic Sanborn
Fire Insurance Maps show that the buildings at 220 and 218 were both two-story from
1896 to at least 1961. The building now housing Ames Silversmithing was constructed in
1990 and expanded onto the neighboring, small property to the west in 2004. At that time,
the existing single-story building was demolished to make way for the expansion.
The requirement for a minimum FAR and a minimum story height have existed since 2000
when the Zoning Ordinance was rewritten, which the construction of the 220 Main Street
building in 1990 precedes. Recently, the City Council amended the Exception
process to allow for ZBA consideration of one-story building additions downtown
subject to certain compatibility criteria.
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Project Description
The applicant intends to build a new, one-story addition for Ames Silversmithing on 218
(Attachments B and C). The intent is to extend the building and match the existing, red
brick façade. The parcel at 218 is approximately 13 feet, 7 inches wide at the front
excluding a notch at the northeast corner 1 foot, 8 inches wide and 21 feet deep. This
notch contains half of the staircase that leads directly to the second story for the building
to the east of 218, 216 Main Street (current home of Treats on a Leash). The parcel at
218 widens to 15 feet, 3 inches after the notch.
The applicants have stated that they intend to replace the existing building at 218 with an
addition that will match the façade of the current building at 220. Due to the narrowness
of the parcel at 218, the owners of Ames Silversmithing feel that it is not desirable build
such a narrow second story (Attachment D).
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL:
The applicant’s complete application and supporting information accompany this report.
These materials include the applicant’s responses describing how the proposal meets the
standards for an exception for a minor area modification.
APPLICABLE LAW:
Chapter 29, Table 29.808(3), of the Municipal Code states the following:
Downtown Service Center (DSC) Zone Development Standards
Development Standards DSC Zone
Minimum FAR 1.0 …
… …
Minimum Height 2 Stories …
… …
Sec. 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) …
(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 proposed project does not replace a multi -story structure with
a one-story structure.
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(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).
The addendum reviews the project details in relation to the Criteria.
PUBLIC NOTIFICATION:
Notification of the public hearing was made to all owners of property within 200 feet of
218 and 200 Main Street. In addition, a notice was published in the newspaper and a sign
placed in front of 218 Main Street.
ALTERNATIVES:
1. The Zoning Board of Adjustment may approve the Exception to the Minimum
Requirement for Two-Story Buildings and Minimum Floor Area Ratio in the DSC
to allow a single-story addition to an existing building at 218 -220 Main Street by
adopting the findings of fact and conclusions stated herein and with the following
conditions applied:
a. The façade for the entrance to the second story to 216 Main Street include
architectural detailing consistent with features of the 216 building for the
extension of a brick parapet wall.
b. The site plan be amended to remove the proposed, but not permitted,
parking space behind 218 Main Street.
2. The Zoning Board of Adjustment may approve the Exception to the Minimum
Requirement for Two-Story Buildings and Minimum Floor Area Ratio in the DSC
to allow a single-story addition to an existing building at 218 -220 Main Street by
adopting the findings of fact and conclusions stated herein and with modified or
addition conditions.
3. The Zoning Board of Adjustment may deny the request for an Exception to the
Minimum Requirement for Two-Story Buildings and Minimum Floor Area Ratio in
the DSC to allow a single-story addition to an existing building at 218-220 Main
Street by adopting findings that the evidence does not support the explicit finding
of consistency with all the Exception criteria.
4. The Zoning Board of Adjustment may table this request for an Exception to the
Minimum Requirement for Two-Story Buildings and Minimum Floor Area Ratio in
the DSC and request additional information from City staff or the applicant.
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RECOMMENDED ACTION:
Many of the upper parapet walls of buildings on Main Street have simple designs that add
visual interest to the top of the buildings. This type of design can be accomplished with a
change in color of the bricks, a change in pattern (herringbone, basketweave, etc.),
texture (glazed brick), or depth (pushing bricks in or pulling them out). The applicant has
agreed to add this sort of visual interest over the entrance to the second story for 216
Main Street, but the details have not been finalized.
To the rear of the current Ames Silversmithing building, there is space between the rear
of the building and the rear of the parcel that the jewelry store uses for parking. To access
these spaces, a car must mount the curb and drive over the sidewalk. Staff has viewed
these spaces, also found elsewhere behind buildings on the south side of Main Street, as
legally nonconforming. No new parking spaces may be established as no driveway or
grant of access from the City’s central business district parking lot exists. The applicant’s
submitted site plan shows an additional parking space behind the new addition at 218.
This should be removed from the site plan as it is not an approved parking space.
Based upon the Findings of Fact and Conclusions above, it is the recommendation of the
Department of Planning and Housing that the Zoning Board of Adjustment act in
accordance with Alternative #1, approving an Exception for the Minimum Requirement
for Two-Story Buildings and Minimum floor Area Ratio in the Downtown Service Center
(DSC) Zoning District to allow a building addition at 220-218 Main Street, with conditions,
and by adopting the findings of fact and conclusions stated herein.
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ADDENDUM
FINDINGS OF FACT & CONCLUSIONS:
Based upon the project description and attached site plan the following findings of fact
and conclusions may be made:
Section 29.808(4)(b). Review Criteria. Before an exception can be granted, the Board
of Adjustment shall establish that the following standards have been or shall be satisfied:
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.
Findings of Fact: The proposed addition (218 Main Street) will enlarge, to the east,
an existing structure (at 220 Main Street) that was originally built in 1990. An
addition to the west was completed in 2004. The existing structure is one story.
Conclusions: The proposed single-story addition is for an existing single-story
addition. Therefore, it can be concluded that this criterion is met.
(ii) The proposed project does not replace a multi-story structure with a one-
story structure.
Findings of Fact: Decades ago, two-story buildings existed on both the 218 and
220 Main Street properties. City Assessor records indicate that the building at 218
Main Street was built in 1884, which indicates that the second story was removed
at some time, likely after 1961, when Sanborn maps show a two-story building.
Regardless, the current proposal is to replace an existing single-story structure
with a single-story addition. The new addition wil also occupy a larger footprint,
thereby increasing the FAR.
Conclusions: The proposed addition replaces a single-story with a single-story.
Therefore, it can be concluded that this criterion is met.
(iii) The proposed project retains or creates an active pedestrian street entrance.
Findings of Fact: The proposed façade extends the existing Ames Silversmithing
façade to the east. While there will not be an entrance in the old 218 Main Street
location, there will be a large window that will blend with the existing façade and
serve to create an active street front. The current windows for Ames Silversmithing
display jewelry and other wares and serve to allow light into the store and to
visually connect the public and private spaces.
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The entrance to the second story for 216 Main Street will be designed in a separate
architectural style from Ames Silversmithing, but will have the same façade height,
and will blend with the rest of the nearby buildings.
Conclusions: The new façade for Ames Silversmithing will recreate and extend the
existing, active façade. The entrance to the second story for 216 will have a design
that complements both buildings on either side. Therefore, it can be concluded
that this criterion is met.
(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.
Findings of Fact: While most buildings are two-story in downtown, the existing
building at 218 and the proposed addition will both be one-story, which aligns with
the adjacent Ames Silversmithing. The new façade for 218 will increase in height
to match 220. While the façade for the second story entrance will be of a different
design, it will also match the height of Ames Silversmithing.
Conclusions: Therefore, it can be concluded that this criterion is met.
(v) The proposed project deemphasizes the quantity and visibility of surface
parking spaces.
Findings of Fact: No parking can be seen from Main Street in the current or
proposed development.
Conclusions: Therefore, it can be concluded that this criterion is met.
(vi) The proposed project has a minimum floor area ratio of 0.50.
Findings of Fact: The owners of Ames Silversmithing intend to combine 218 and
200 Main Street into a single parcel. Once combined, the new parcel will be 4,170
square feet. The new, proposed building will be approximately 3,055 square feet.
This comes to an FAR of 0.73, which exceeds 0.50
Conclusions: Therefore, it can be concluded that this criterion is met.
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Attachment A
Location Map
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Attachment B
Proposed Façade
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Attachment C
Site Plan
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Attachment D
Applicant Responses to Code Standards for Exception
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