HomeMy WebLinkAboutA034 - Hearing on ZTA modifying the Northeast Gateway Overlay District Standards - first passage of OrdinanceITEM #:37
DATE:06-23-26
DEPT:P&H
SUBJECT:TEXT AMENDMENT TO MODIFY THE NORTHEAST GATEWAY OVERLAY
DISTRICT (O-GNE) STANDARDS
COUNCIL ACTION FORM
BACKGROUND:
The City Council has directed Planning Division staff to amend the Northeast Gateway Overlay
(O-GNE) in response to a request from R-Pact Holdings, LLC & Jordan Elwell Properties to
facilitate streamlined zoning for future commercial development. The proposed changes are a
companion item to the recently approved rezoning action removing the Contract Rezoning
Agreement and Masterplan for property at 3299, 3312, 3699 East 13th Street and 1699 570th.
The O-GNE requirements in the Zoning Ordinance were created in 2005 to create a unique
overlay district that expanded upon the Planned Regional Commercial base zone to guide
specifically how malls and large shopping centers would be expected to be designed.
Significant elements of the Overlay include multiple public hearing approval processes,
enhanced building requirements, interconnected “lifestyle center/mall” site improvement
requirements, and environmentally sensitive design requirements that did not apply to other
parts of the City.
A specific element of the O-GNE are standards for buffering of Ketelsen Marsh to the north of
the site that is in rural Story County and managed by Story County.
The O-GNE was specifically created to help guide and dictate design with a planned regional
mall concept that was approved in 2007 as part of the development agreement process, that
has now been rescinded by recent Council action. O-GNE currently has both general
guidelines and specific mandatory standards. An extensive Masterplan is required to address
a number of specific issues which include, but are not limited to:
easements,
access to this and surrounding property,
lighting limitations,
how green spaces and plantings will interconnect with the full site,
multi-modal circulation patterns,
signage,
architectural styles,
environmental mitigation.
Once the overall Masterplan is approved by City Council, individual Site Development Plan
approvals by the City Council are also required for each building.
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PROPOSED CHANGES:
One of the main goals of the changes for the property owner are to simplify the Master Plan
process and streamline the expectations of the overlay for design. The rationale is that the
current standards are based upon a mall concept that will never be built by the owner and an
interest to provide more general standards to allow for future development that is as of yet
undetermined.
The overall approval process has been streamlined in terms of general approval and building
specific approvals. The new standards (See Attachment A) keep a Master Plan process
for projects in the O-GNE in order to address the broad range of uses and large site
sizes of the area. However, the required level of detail is simplified to focus on general
layout and uses, with some expectation of an architectural style/theme. Actual building
details will be subject to Site Plan review primarily by staff, but could be referred to
Council if required during the Master Plan process.
The new Master Plan expectations will maintain a design requirement of vehicular and
pedestrian interconnectivity, native landscaping, building façade design materials and some
elements of lighting and signage.
Design standards are being rewritten to still identify important design elements for this
highly prominent entry point “gateway” to the City. However, they are more general
than the current language and fall back to some general zoning standards that apply
citywide, such as stormwater management and lighting controls that did not exist in
2005.
At the time of approval of the mall project, there was public input about concerns of trash and
other pollution impacting the Marsh area. A buffer and design requirements were then
included with the Overlay. Notably, protection of the Ketelsen Marsh area to the north with an
appropriate buffer, similar to the current protection buffer is being maintained. Staff added to
the O-GNE language a 20% variability option to reduce the buffer size based upon
information from a qualified biologist about potential wetland conditions and
compatibility with the Marsh to the north.
The combination of requirements are intended to support an overall development on either the
south or north side of E 13th Street with thoughtful cohesive design while eliminating some
requirements that can otherwise be reviewed during the Staff level review process.
The process provides more flexibility during the review process, primarily at the Master Plan
level in order to adapt to future projects while identifying City priorities up front in the
standards. Staff also notes a minor cross reference in Section 29.406(18) is being amended to
address a supporting cross reference to these new criteria.
PLANNING & ZONING COMMISSION ACTION:
At the May 20 Planning & Zoning Commission meeting the Commission considered the Text
Amendment proposal. Staff explained the proposed changes. The Commission had no
significant comments. The Planning & Zoning Commission voted 6-0 to recommend Council
approve the text amendment.
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PUBLIC NOTICE:
Public notice was provided only as a publication. As a text amendment, no property owner
notice is required. Staff also listed the change on its Planning Division website project list. No
comment has been received about this site.
ALTERNATIVES:
1. Approve on first reading the ordinance related to amendments to the O-GNE Northeast
Gateway Overlay as shown in the attached draft ordinance.
2. Approve amending the O-GNE Northeast Gateway Overlay Standards with modified
standards.
3. Do not amend the O-GNE Northeast Gateway Overlay Standards.
4. Defer action on this item and request more information from staff.
CITY MANAGER'S RECOMMENDED ACTION:
Staff believes that the revisions to the O-GNE are consistent with the original intent and
purpose for this highly prominent location. Maintaining an O-GNE zoning district is
consistent with goals of Ames Plan 2040 for maintaining an expectation of quality
development within the overlay and addressing the unique attributes of this location.
Expectations for cohesive attractive building aesthetics and well thought out
commercial areas are reinforced and can be achieved through the proposed revisions
and new Master Plan process. Therefore, it is the recommendation of the City Manager that
the City Council approve Alternative #1.
ATTACHMENT(S):
DRAFT ZTA for O-GNE Standards.pdf
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ORDINANCE NO. ___________
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF
THE CITY OF AMES, IOWA, BY AMENDING SECTION
29.1109 AND SECTION 29.406(18)(C) THEREOF, FOR
THE PURPOSE OF MODIFYING THE NORTHEAST
GATEWAY OVERLAY DISTRICT (O-GNE) STANDARDS
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 amending sections 29.1109 and 29.406(18)(c) as follows:
“ * * *
Sec. 29.1109. “O-GNE” NORTHEAST GATEWAY OVERLAY DISTRICT.
(1) Purpose. The intent of the “O-GNE” Northeast Gateway Overlay district is
to ensure that regional commercial development within the “O-GNE” zoning designation
results in a high quality development that meets the community and regional economic
needs of the City while addressing environmental performance, efficiency, multi-modal
transportation, aesthetics, and user experience related to site and building design
features. The standards are also intended to help guide design and use compatibility with
future planned residential uses to the east of 570th Street.
(2) Applicability. The “O-GNE” District must be designated by ordinance
amending the Official Zoning Map.
(3) Master Plan. City Council approval of a Master Plan, after a review and
recommendation by the Planning and Zoning Commission, is required prior to the
submittal of any Major or Minor Site Development Plan for development of land in the “O-
GNE” district. A major amendment to a Master Plan requires only City Council approval.
The Master Plan must address the conceptual layout of an overall site for uses
with general building foot print and square footages, site access, internal circulation
routes, and open spaces, and unless deferred by City Council, conceptual Building
Architectural Style(s) or Site Development “Theme” for features such as lighting, signage,
landscaping, building materials, and building proportions, that would guide future Site
Development Plan review to ensure development has a cohesive and coordinated
appearance amongst buildings and site features. The requirement to establish a style or
theme is not intended to prevent use of corporate architecture that utilizes similar materials
and design elements identified within the Master Plan.
Phasing of site improvements, if any, and delegated approval authority must be
addressed within the Master Plan.
(4) Site Development Plan. Subsequent to approval of a Master Plan,
individual Site Development Plans(s) will be approvable by the Planning and Housing
Director if it is found to be in general conformance to the Master Plan and the City
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development standards and regulations as defined in 29.1502. In the event the proposed
Site Development Plan modifies substantial elements of the Master Plan, deviates from
the Master Plan, or otherwise includes a use requiring Council approval, the application
must be processed as a Major Site Development Plan.
An Integrated Site Development Plan of Chapter 23-Subdivision Code is not
required to allow for shared site features included with an area of an approved Master
Plan.
(5) Design Standards. The Overlay includes a combination of design
standards that apply to site layout and building design. Design standards listed below
provide direction on the design intent of features for the site and are to be adhered to in
the design process with flexibility of their application to individual site features as meeting
the intent for the overall development. Zoning development standards require
compliance, but a project may be approved that utilizes flexibility of the 29.1502(7)
Alternative Design Review.
(6) Layout of Commercial. The overall site layout should accommodate a
cluster of commercial retail/restaurant uses as a node within the overall site design. Out
parcels, big box stores, and other uses may also be approved as standalone uses. A
concentrated “mall” type of layout is not required.
(7) Access, Circulation, Parking.
(A) Provide a complete and continuous network for circulation of
pedestrians and bicyclists.
(i) Provide frontage improvements with shared use paths and
sidewalks to City standards with driveway spacing in accordance with SUDAS, focused
on limited access points to E. 13th Street.
(ii) Internal to a development, clusters of buildings must be
interconnected with sidewalks. At least one prominent sidewalk spine must connect to E
13th Street. Large sites may require multiple pedestrian connection points to public streets
from building(s) within the site.
(B) The north and south development sites with concentrated
commercial development must accommodate a CyRide public transportation access route
onto the site for a pickup and drop off location with the convenient ability to turn around
and circulate out of the site to E 13th Street. Accommodating includes providing for an
agreement or easement for travel onto the site and for the design and dimensions of
parking lot and drives that meet needs of a bus.
(C) Provide Bicycle parking consisting of four visitor spaces for the first
10,000 square feet of commercial space. Provide an additional one visitor space for every
additional 10,000 square feet of floor area, but in no event will more than 3% of the
required vehicle parking after the first 10,000 square feet be required for bicycle parking.
Bicycle parking must be distributed to different areas of a development site.
(D) All parking must be permitted to be considered shared parking for
all uses located on a Master Planned site unless separated by E 13th Street.
(E) Locating drive-through lanes along the perimeter of a site abutting
E 13th Street or 570th Street is discouraged. If a drive-through queuing or pickup area is
located along the perimeter of the site, additional architectural treatment of the drive-
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through and pickup area with a trellis, decorative screen wall, or other design element
must be provided. Decorative landscaping must be incorporated along the perimeter of
all drive-throughs and specifically along 570th Street for purposes of screening and
compatibility to residential uses.
(8) Stormwater/Landscaping/Screening.
(A) Regional stormwater system(s) for an entire site are preferred for
compliance with Ames Municipal Code Chapter 5B. A design preference is to integrate
stormwater management systems in a treatment train approach into different areas of a
site in ways that utilize primarily landscape plantings native to the area and if possible,
include focal elements of the site such as flowing water, decorative ponds, and fountains.
All stormwater features are to be attractively designed and landscaped.
(B) Use native trees, ornamental grasses, and shrub species, or their
cultivars, for a minimum of 50% of required trees, grasses, and shrubs planted on the site.
An alternative landscaping approach may be approved with the Master Plan.
(C) The overall site must provide for a high degree of tree diversity. No
more than 4 trees of one species or 20% of any one tree species, whichever is more, is
permitted.
(D) Provide landscaping, in combination with architectural treatments,
to screen storage areas, trash enclosures, utility cabinets, mechanical equipment, service
areas, and other similar elements. Break up large blank facades of buildings along public
streets and primary drives with foundation landscaping or with designated planters.
Provide landscaping adjacent to pedestrian walkways.
(E) All parking lot and loading areas are subject to the general
landscape requirements of Article IV unless an Alternative Plan is approved.
(9) Building Design and Materials.
(A) The approved Architectural Style and Themes identified with the
Master Plan shall guide building design and material choices related to the following
standards:
(i) Building facades must include masonry materials comprised
of brick, natural stone or reconstructed stone, architectural features or accent features on
all building elevations oriented to public areas of the site including facades adjacent to
streets and highways. Architectural metal siding may be approved as an additional accent
material. Concrete block or CMU and smooth tilt-up concrete walls do not meet this
standard as being an accent. Screen walls, decorative walls or fencing may also be
required to include complimentary materials as accents to primary design elements.
(ii) Increase visual identity and interest by providing for
variations in wall planes and rooflines, such as incorporating variations in building height,
building mass, roof forms, rooflines, changes in wall planes, and articulation of building
facades in the architectural design of all buildings. Parapets must be used to conceal flat
roofs and mechanical equipment. Projecting parapets must incorporate returns.
(10) North Buffer Establishment and Purposes.
(A) A buffer area with a maintenance plan must be established between
any development within the “O-GNE” District and Ketelsen Marsh along the north property
line of said development from the east boundary line of I-35 to the west boundary of 570th.
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The buffer is intended to maintain the function of existing or restored wetlands and for
compatibility with the Ketelsen Marsh. The buffer must be a minimum of six hundred feet
(600 ft) in width along the existing south public use boundary of Ketelsen Marsh and must
be one hundred feet (100 ft) in width along the south side of the remainder of the north
boundary of the “O-GNE” District, as depicted below:
(B) The final recommendations for the design and establishment details
of the buffer must be prepared by an expert in Environmental Sciences to ensure that the
design is correct for the site and compatible with the existing vegetation at Ketelsen Marsh.
The City Council may consider up to a 20% variation in the buffer design upon review of
findings concerning the quality of functional value of wetlands in the area of the buffer,
including consideration of restoration or other improvements.
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(C) Native vegetation must be established in the buffer consisting of
local ecotype native species, if available, appropriate for the site and consistent with
existing vegetation at the marsh.
(D) Prior to approval of the buffer design, the developer must consult
with the Director of the Story County Conservation Board concerning plant types and
proposed maintenance plan. A conservation easement or separate outlot must be created
for the buffer and include reference to the approved Maintenance Plan.
(E) A combination of brown, black or green chain link fencing and
vegetation must be installed in the buffer area to intercept trash from the development and
to minimize adverse effects of light on the marsh ecology.
(F) Communications towers are prohibited within the buffer.
(11) Signage & Lighting.
(A) A Sign Master Plan may be approved by staff that addresses sign
design and sign area allowances for all buildings and property within the area of the Master
Plan. Signage allowances for sites and buildings will be reviewed as part of the Site
Development Plan before applying for a sign permit to meet requirements of Chapter 21.
(B) All ground-mounted signs must be monument style with a
decorative base and a total height not exceeding twelve (12) feet in height measured from
the ground to the top of the sign cabinet. Exceptions include internal directional signage
and menu boards and a maximum of one 50-foot-tall decorative pylon sign along I-35
frontage and one 35-foot decorative pylon sign along E 13th Street frontage for the south
and the north site. Advertising of businesses on a given site either north or south of E 13th
Street cannot be considered off premise signage as a planned shopping center.
(i) Digital Displays. If digital displays are approved for use on a
pylon sign with the Master Plan it must include message hold limitations and must
automatically adjust lighting intensity for ambient conditions. At the time of sign approval
for a pylon sign with a digital display, a NITS limitation for brightness will be reviewed to
address light control and glare concerns. No digital displays may be approved along the
570th Street frontage.
(C) All outdoor lighting fixtures must be placed so as to minimize light
trespass and glare beyond the property boundary. All lighting to be directed downward
consistent with the Outdoor Lighting Code. All pole and wall mounted lights must not
exceed a placement height of 25 feet measured from the ground to the luminaire, inclusive
of any based, pole, building feature for locations within 200 feet of a public street frontage.
(i) Decorative lighting for architectural features, pedestrian
spaces, plazas, etc. may be approved by staff as unshielded or architectural uplighting to
accent public spaces or design elements of a building when determined to meet the intent
of low intensity lighting and dark sky protection.
(ii) Use of facade or parapet strip lighting is discouraged overall
and prohibited along the 570th frontage.
(D) Outdoor lighting must not exceed 0.3 footcandles at the property
line along public streets and highways.
* * *
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Sec. 29.1109. “O-GNE” NORTHEAST GATEWAY OVERLAY DISTRICT.
(1) Purpose. The intent of the “O-GNE” Northeast Gateway Overlay) district
is to ensure that regional commercial development, which occurs on land with the “O-
GNE” zoning designation, results in a high-quality development, which is representative
of the most desirable design quality and character that exists in the community. Over the
entire district, the design is to integrate open space, landscaping, entry features and
artwork, storm water management, buildings, parking, access by all modes of
transportation, lighting, and signs in a manner that respects the environment, is
representative of the native Iowa landscape, and exhibits energy efficiency.
(2) Applicability. The “O-GNE” District shall be designated by ordinance
amending the Official Zoning Map.
(3) Master Plan. Approval of the Master Plan by the City Council is required
prior to the submittal of any Major Site Development Plan proposing development of land
in the “O-GNE” district.
(a) Land Area to be Included. The Master Plan shall include all land
area within the “O-GNE” District.
(b) Written Narrative. The Master Plan submittal shall include a written
narrative, describing how each Design Guideline and Design Standard is addressed by
the Master Plan.
(c) Existing Conditions. The Master Plan shall describe the following
existing conditions:
(i) Topography (contours at two-foot intervals);
(ii) Location and type of existing structures;
(iii) Type, size, and location of plant materials;
(iv) Dimensions and location of easements;
(v) Location and dimensions of public right-of-way on the site,
and adjacent to the property boundaries;
(vi) Location and dimensions of accesses to the site (including
accesses to agricultural crop land);
(vii) Size and location of utilities;
(viii) Size and location of known drainage tiles;
(ix) Location of designated wetlands (including plans for
mitigation);
(x) Flood plain and floodway boundaries; and,
(xi) Type and location of signs, lighting, and fences.
(d) Proposed Development. The Master Plan shall include a
statement of the following elements of the proposed development:
(i) Building placement and approximate dimensions;
(ii) Parking locations and approximate dimensions;
(iii) Location, type, and size of landscaping, screening, buffers,
and open space;
(iv) Location and design of public and private gateway features
and common areas; and,
(v) Circulation pattern for all modes of transportation on the
site.
(e) Other Items. The Master Plan submittal shall state the following:
(i) General storm water management plan;
(ii) Architectural styles and exterior materials to be used;
(iii) Strategy for mitigating any potential negative impacts to
the environment on the site and on surrounding properties;
(iv) Plan for the type, design, materials, and scale of signs;
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(v) Plan for outdoor lighting;
(vi) Phasing plan for development;
(vii) Lot layout and dimensions;
(viii) Type of use(s) planned for each building; and,
(ix) Conceptual exterior elevations and building materials for
each building.
(f) Procedure for Approval of the Master Plan. The procedure for
approval of the Master Plan is described as follows:
(i) Applications for approval of the Master Plan shall be
submitted to the Department of Planning and Housing.
(ii) The Director of the Department of Planning and Housing
shall prescribe the forms on which applications are made. Applications shall include the
name and address of the applicant, the name and address of the owner of each lot
involved, and the relationship of the applicant and the property owner in connection with
the application. If the applicant or property owner listed on the application is an entity
other than a natural person, the application shall also include detailed information
regarding the principals of the entity. The Director of the Department of Planning and
Housing shall prescribe any other material that may reasonably be required to determine
compliance with this Ordinance, with sufficient copies for necessary referrals and records.
(iii) Applications that are not complete shall be returned to the
applicant, with a notation of the deficiencies in the application.
(iv) Staff Review. Upon receipt of a complete application, the
Director of the Department of Planning and Housing shall forward copies to the city staff
for a determination of compliance with applicable requirements and policies of the city.
Upon completion of staff review, the Director of Planning and Housing shall forward the
application and the staff recommendations to the Planning and Zoning Commission.
(v) Planning and Zoning Commission. Commission review
shall not be concluded until consideration is given to comments at a public hearing, which
may be scheduled as part of the regularly scheduled meeting. Notification of the public
hearing shall be made by mail and posting, in accordance with Sections 29.1500(2)(d)(i)
and (iii). Within 30 days of the hearing, the Planning and Zoning Commission shall submit
the written recommendation to the City Council setting forth the reasons for its
recommendation of acceptance, denial or modification of the application.
(vi) City Council Decision. After the transmittal of the
recommendation from the Planning and Zoning Commission, the City Council shall
consider the application at a public hearing conducted as part of a regularly scheduled
meeting. Notification of the public hearing shall be made by mail and posting, in
accordance with Sections 29.1500(2)(d)(i) and (iii). The City Council action shall be by
motion.
(4) Major Site Development Plan. Upon approval of the Master Plan by the
City Council, an application may be submitted to the City for approval of a Major Site
Development Plan to allow the development or redevelopment of any lot, tract or parcel
of land in the “O-GNE” district. Approval of each Major Site Development Plan by the City
Council is required, prior to the issuance of a Building/Zoning Permit for development on
any lot, tract or parcel of land in the “O-GNE” district. The applicant shall comply with
Sections 29.1502(1) (2) & (4), and 29.1108(3), as applicable.
In addition, a written narrative, describing how each Design Guideline and Design
Standard is addressed by the Major Site Development Plan, shall be included as part of
the application.
(5) Amendments to the Approved Master Plan and Major Site
Development Plans. Amendments to the approved Master Plan and Major Site
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Development Plans may be needed as development in the “O-GNE” district progresses.
(a) Applications for approval of amendments to the Master Plan and/or
any Major Site Development Plan shall be submitted to the Department of Planning and
Housing.
(b) The Director of the Department of Planning and Housing shall
prescribe the forms on which applications for amendments are to be made. Applications
shall include the name and address of the applicant, the name and address of the owner
of each lot involved, and the relationship of the applicant and the property owner in
connection with the application. If the applicant or property owner listed on the application
is an entity other than a natural person, the application shall also include detailed
information regarding the principals of the entity. The Director of the Department of
Planning and Housing shall prescribe any other material that may reasonably be required
to determine compliance with these regulations, with sufficient copies for necessary
referrals and records.
(c) Applications that are not complete shall be returned to the applicant,
with a notation of the deficiencies in the application.
(d) Minor Amendments. Minor amendments to the approved Master
Plan and/or any Major Site Development Plan shall be approved by the Planning and
Housing Director following a review and recommendation by City staff. Minor
amendments are defined as changes that:
(i) Do not constitute a change in the land use of the project, or
the overall layout and design;
(ii) Do not alter the overall landscape design, except a change
to the landscape buffer between commercial development and Ketelsen Marsh to the
north will be considered to be a “Major Amendment”, or;
(iii) Do not alter the height, placement, or dimensions of
buildings in a manner that is inconsistent with the overall site layout and design, as
determined by the Planning and Housing Director.
(e) Major Amendments. Major amendments to the approved Master
Plan and/or any Major Site Development Plan shall be approved by the City Council and
shall include all changes other than those listed as “Minor Amendments” in Section
29.1109(5)(d).
(i) Staff Review. Upon receipt of a complete application for a
major amendment to the approved Master Plan and/or any Major Site Development Plan,
the Director of the Department of Planning and Housing shall forward copies to the City
staff for a determination of compliance with applicable requirements and policies of the
city. Upon completion of staff review, the Director of Planning and Housing shall forward
the application and the staff recommendations to the Planning and Zoning Commission.
(ii) Planning and Zoning Commission. Commission review
shall not be concluded until consideration is given to comments at a public hearing, which
may be scheduled as part of the regularly scheduled meeting. Notification of the public
hearing shall be made by mail and posting, in accordance with Sections 29.1500(2)(d)(i)
and (iii). Within 30 days of the hearing, the Planning and Zoning Commission shall submit
the written recommendation to the City Council setting forth the reasons for its
recommendation of acceptance, denial or modification of the application.
(iii) City Council Decision. After the transmittal of the
recommendation from the Planning and Zoning Commission, the City Council shall
consider the application at a public hearing conducted as
part of a regularly scheduled meeting. Notification of the public hearing shall be made by
mail and posting, in accordance with Sections 29.1500(2)(d)(i) and (iii). The City Council
action shall be by motion.
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(6) Distinction Between Design Guidelines and Design Standards. The
Design Guidelines are intended to express the intent of the community for the
development of land in the “O-GNE” district. The Design Standards are the minimum
design requirements established to implement each particular Design Guideline.
(7) Guidelines for Overall Design. The overall design is cohesive and one
of continuity with the landscape. The design shows a respect for the natural features of
the site and surrounding properties, as well as exhibiting the best the community has to
offer and informing the visitor of the community’s common design values through the use
of building materials and design features.
The site design and gateway appearance shall be reflective of the community. This
is accomplished through the use of materials common to the area; through the repetition
of architectural design features found elsewhere in the community; through the use of
energy efficient and environmentally friendly measures; by placing a variety of buildings
in a naturalistic park-like setting; by using design elements of other community gateways;
by portraying the people and history of Ames in the design; and, by providing convenient
and safe access for pedestrians, bicyclists, and motorists.
(8) Standards for Overall Design. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for “Overall
Design”:
(a) Include design elements in the entry features for the site, such as:
lighting, monuments, artwork, water, prairie savannah plants, brick, stone, decorative
paving patterns, vertical architectural elements, as well as design elements and materials
of other community gateways.
(b) Include courtyards, squares, and/or plazas, in the site design.
(c) Reserve a prominent area of the site for a “community welcome
center”.
(d) Direct access between commercial development and Ketelsen
Marsh is prohibited.
(e) Ketelsen Marsh. Development of property within the “O-GNE”
District shall be compatible with and seek to preserve or enhance the ecology of Ketelsen
Marsh by addressing the following items:
(i) Hydrology: Development within the “O-GNE” District shall
be designed to prevent adverse impacts on the hydrology of the marsh area.
(a) Developers of property within the “O-GNE” District
shall hire a professional hydrologist to review the impacts of any modifications to existing
surface and subsurface drainage or water flow on Ketelsen Marsh.
(b) The professional hydrologist shall provide a work
plan indicating the data collection, methodology, interpretation and reporting. The soil
borings used by the professional hydrologist shall be at the proper time, to a sufficient
depth and left open the necessary period of time to profile the water table and subsurface
water flow.
(c) If the hydrology report determines that the existing
surface and/or subsurface drainage and water flows toward Ketelsen Marsh, then the
storm water management plans (addressed in other sections of the overlay) shall describe
long-term measurement and management of pollutants (i.e.: oil, gasoline, and antifreeze)
that can damage the marsh ecosystem.
(ii) Buffer Establishment and Purposes.
(a) A buffer area shall be established between any
development within the “O-GNE” District and Ketelsen Marsh along the north property line
of the development from the east boundary line of I-35 to the west boundary of 570PthP.
The buffer shall be a minimum of six hundred (600) feet in width along the existing south
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public use boundary of Ketelsen Marsh and shall be one hundred (100) feet in width along
the south side of the remainder of the north boundary of the “O-GNE” District, as follows:
Native vegetation shall be established in the buffer consisting of local ecotype native
species correct for the site and consistent with existing vegetation at the marsh.
(b) A combination of brown, black or green chain link
fencing and vegetation shall be installed in the buffer area to intercept trash from the
development and to minimize adverse effects of light on the marsh ecology. The design
and establishment details of the buffer shall be prepared by an expert in biology to ensure
that the design is correct for the site and consistent with the existing vegetation at Ketelsen
Marsh.
(c) Specific design and establishment details shall be
coordinated with the Director of the Story County Conservation Board. Upon completion,
an agreement to insure both permanence and maintenance of the buffer area shall be
entered into between the developer and the Story County Conservation Board.
(f) Communications towers are prohibited.
(g) Energy Efficiency Standards. Development in the “O-GNE” district
shall comply with the energy efficiency standards in effect with respect to the City of Ames
at the time of application to the City of Ames for each individual building permit.
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(9) Guidelines for Site Layout. The site layout is guided by the Master Plan,
which integrates the roadways, bikeways, pedestrian walkways, parking, buildings, and
landscaping in a coordinated fashion into a naturalistic landscape, properly manages
storm water, and provides convenient and safe access for all modes of travel to and within
the site. Design of the commercial development is to create a unique site plan unified with
the entire “O-GNE” District.
(10) Standards for Site Layout. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for “Site Layout”:
(a) Locate buildings, open space, and plantings to enhance the
network of pathways, roadways, and pedestrian areas, define spaces of the appropriate
scale for each of these, and buffer those areas from nuisances. Areas of the site designed
for enhanced use by pedestrians, are to provide the greatest benefit to the most users and
improve the functional relationships and linkages on and off the site.
(b) Arrange buildings to create view corridors on and off the site,
between pedestrian destinations, including building entrances, and open space.
(c) Distribute parking areas around buildings in order to shorten
walking distance, and to reduce the overall scale and impact of parking areas.
(d) Use a consistent design theme or palette for site layout and building
architecture.
(e) Mitigate negative impacts and incorporate the mitigation measures
into the topography, landscape features and drainage characteristics of the site and
surrounding properties.
(f) Screen service areas, storage areas and refuse enclosures from
public view, with a combination of landscaping, fences and walls. Cluster the locations of
service and refuse areas.
(g) Locate drive-through windows, menu boards, and associated
stacking lanes to minimize impacts on other areas of the development site, as well as
impacts on adjacent properties. Such site features are to be integrated with the building
design and screened from off-site property.
(Ord 4048, 10-26-10)
(11) Guidelines for Access and Circulation. Traffic, access, and circulation
accounts for all modes of travel. The road design accommodates the anticipated motor
vehicle traffic volume and promotes pedestrian safety. The transportation system
facilitates visitors to explore the community.
(12) Standards for Access and Circulation. The following Design Standards
are the minimum requirements necessary to implement the Design Guidelines for “Access
and Circulation”:
(a) Provide an integrated system of open space and pathways for
pedestrians and bicyclists, which lead to the perimeter of the site for connections to the
rest of the community.
(b) Provide a complete and continuous network of separate pedestrian,
bicycle, and motor vehicle pathways and roadways, as well as open space that connects
all building entrances, parking areas, transit stops, and adjacent properties.
(c) Provide accommodations for the circulation of public transportation
on the site.
(d) Provide a change in paving materials, and a change in
textures/colors where pedestrian walkways cross drives to emphasize the conflict point,
improve visibility, enhance safety, and provide aesthetic appeal.
(e) Provide bicycle parking at locations that do not obstruct the flow of
pedestrians, are identified with signage, are visible, and are located near customer
entrances.
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(13) Guidelines for Landscaping. The site design shall employ landscaping,
open space, green space, public space, trees, buffering, and the natural environment to
integrate the buildings, parking lots, artwork, and architectural entry features.
(14) Standards for Landscaping. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for “Landscaping”:
(a) Integrate storm water management systems into the site in ways
that enhance the public space and sustain landscape plantings native to the area, with
such features as: flowing water, ponds, landscaped waterways, and other water features.
Storm water management systems shall incorporate at least one element of “Low Impact
Development” (LID) techniques identified by the United States Environmental Protection
Agency (EPA) such as bio-detention areas, grassed swales and/or use of porous
pavement. Storm water features are to be attractive, as well as functional.
(b) Use native tree and shrub species, or their cultivars, for the majority
of trees and shrubs planted on the site.
(c) Design large areas of landscaping (such as open spaces, buffers,
waterways, and storm water retention areas) to exhibit a natural setting, rather than a
manicured appearance.
(d) Achieve unity of design by repeating plant variety groupings and
other materials, and by coordination with landscaping on adjacent properties where
appropriate (including right-of-way streetscape designs).
(e) Provide dense landscaping, in combination with architectural
treatments, to screen storage areas, trash enclosures, utility cabinets, mechanical
equipment, service areas, and other similar elements. Provide landscaping along building
foundations and pedestrian walkways.
(f) Include landscaping for all entry drives and storm water detention
areas as part of the first phase of construction.
(g) Design parking areas with a combination of landscape plantings,
screening, and buffers to avoid the visual appearance of vast expanses of hard-surface
paving, and to avoid narrow strips of grass and/or plantings.
(h) Where fencing is used, the design and materials shall be
compatible with the design and materials used for structures and landscaping. The use
of chain link fencing is limited to the buffer area between development on the site and
Ketelsen Marsh.
(15) Guidelines for Building Design. Building design includes a variety of
building sizes of high-quality design and materials for which there is wide latitude for
creativity within the framework of the Master Plan for the entire site. Buildings will be
designed to reduce the massive scale and the uniform, impersonal appearances of large
commercial buildings, for energy efficiency, and to provide visual interest that will be
consistent with the community’s identity, character, and scale.
Architectural design shall create and contribute to the uniqueness and sense of
place of the development. Building elevations shall consider the character of the
community and incorporate design elements representative of such community character.
(16) Standards for Building Design. The following Design Standards are the
minimum requirements necessary to implement the Design Guidelines for “Building
Design”:
(a) Throughout the “O-GNE” district, masonry materials comprised of
brick, natural stone or reconstructed stone, shall be used as architectural features or
accents on all building elevations that are visible to the general public. Brick and stone
materials shall not be required on the south elevation of buildings located on lots that abut
the Union Pacific Railroad right-of-way. Building elevations that abut the railroad tracks
may be composed of concrete block, painted in a color to match the remaining three sides
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of each building.
(b) Incorporate variations in building height, building mass, roof forms,
rooflines, changes in wall planes, and articulation of building facades in the architectural
design of all buildings. In addition, incorporate variations in color, materials, and texture.
Parapets shall be used to conceal flat roofs and mechanical equipment.
(c) Use consistent architectural detail and character on all sides of the
buildings, which are visible from adjoining properties and/or public streets.
(d) Design building entrances that are easily identified through the use
of one or more of the following methods, applied at a scale consistent with the building:
projected or recessed entryways, porticos, higher rooflines, changes in building material,
or color.
(e) Locate loading and outdoor storage areas so as not to be visible
from adjoining properties and/or public streets, and screen, recess, and/or enclose such
areas. Appropriate locations for loading and outdoor storage areas include areas between
buildings, where more than one building is located on a site, or on those sides of buildings
that do not have customer entrances. Screen walls shall be consistent with the
architectural character of each building.
(f) Pseudo-historical themes are not allowed.
(g) Design the buildings to utilize similar colors, materials and textures,
as well as repeating patterns, rhythms, and proportions found within the architecture of
other buildings in the development to achieve unity of design.
(h) Incorporate a combination of arcades, pedestrian-level display
windows, multiple fenestrations, storefronts, and store entrances into building frontages
and sides of buildings oriented to the street, or other public areas (i.e. parks, open space,
walkways, or vista corridors).
(i) Exhibit architectural detail in doors, windows, and other openings of
building frontages along ground floor pedestrian areas.
(j) Incorporate an architectural covering, consistent with the design
theme of the building, for all drive through windows.
(k) Use muted earth tones as the predominant colors for the exterior of
buildings.
(17) Guidelines for Signage and Lighting. Signage shall be tasteful, simple,
as unobtrusive as possible, and integrated with the entry design elements. Signs shall be
designed to be easily recognized and relate to all modes of travel on the site.
Include a comprehensive system of signage conveying messages essential to the
function, safety, and security of users and residents.
Achieve a consistency of display with a hierarchy of signage. Use a minimum
number of sign sizes to provide easy “way finding” for all modes of circulation.
Lighting shall be varied by intensity, location, time of use, and direction in an effort
to protect viewing of the night sky and the biology of the Ketelsen Marsh from light
interference.
Outdoor illumination shall provide a unified lighting system that: will allow a quality
image that is perceivable, yet unobtrusive; reinforce the hierarchy and delineation of the
circulation system; provide sufficient illumination; and enhance safety and visibility in the
“O-GNE” District.
(18) Standards for Signage and Lighting. The following Design Standards
are the minimum requirements necessary to implement the Design Guidelines for
“Signage and Lighting”:
(a) Integrate the design of all signage with the surroundings in terms of
size, shape, color, height, texture, and lighting so as to be secondary to the architecture
of buildings and the design of the site.
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(b) Billboards are prohibited in the “O-GNE” district
(c) In the “O-GNE” district, any ground-mounted signs shall be
monument style not exceeding twelve (12) feet in height, with the exception that a
maximum of two pylon signs, not exceeding a height of thirty-five (35) feet, shall be
permitted within the “O-GNE” district.
(d) On-site directional signs shall be consistent with the overall design
theme of the development.
(e) Outdoor temporary signs, other than construction, real estate, and
grand openings, are prohibited.
(f) Maintain balanced light levels on-site and between abutting
developed properties. Competing light levels shall be avoided.
(g) Use of cut-off fixtures, mounting heights, and the elevation of
potential viewers are mitigation measures that shall be utilized to control glare.
(h) Bare incandescent light bulbs shall not be permitted in view of
adjacent property or public right-of-way.
(i) Building-mounted lighting may be used only to highlight specific
architectural features or primary customer or building entrances. General floodlighting of
building facades is not permitted.
(j) All lighting for commercial activities shall be reduced to security
levels between 11:00 p.m., or one hour after the business closes (whichever is later), and
sunrise.
(k) All outdoor lighting fixtures shall be fully shielded.
(l) All outdoor lighting fixtures shall be placed so as to minimize light
trespass and glare beyond the property boundary.
(m) Light levels shall be limited to one hundred fifty thousand (150,000)
lumens per gross acre, with the exception that pedestrian circulation areas and building
entrances may be illuminated to twenty (20) foot candles measured at ground level.
(Ord. No. 3818, 2-8-05)
* * *
Section 29.406. OFF-STREET PARKING.
* * *
(18) Remote Parking. All parking spaces required by this ordinance shall be
located on the same lot as the use served, except as noted below:
* * *
(c) Parking spaces required for principal uses permitted in the PRC zoning
district may be located on any PRC zoned lot governed by and fully encompassed by the
same site development plan or Master Plan.
* * * ”
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.
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Passed this day of , .
_____________________________ ___________________________
John A. Haila, Mayor
First Reading:
Second Reading:
Third Reading:
Passed on:
I, Renee Hall, City Clerk of the City of Ames, Iowa, hereby certify that the
above and foregoing is a true copy of Ordinance No. ______________, passed by the
City Council of said City at the meeting held on ______________________and signed by
the Mayor on ___________________________, and published in the Ames Tribune on
___________________________.
________________________________
Renee Hall, City Clerk
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