HomeMy WebLinkAboutA005 - Council Action Form, June 24, 2014 ITEM # 30
DATE: 06-24-14
COUNCIL ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT — FLOATING SUBURBAN RESIDENTIAL
ZONING DISTRICT
BACKGROUND:
City Council recently requested that staff review the maximum density standards of
development within the Floating Suburban Residential (FS) zoning district with both the
Residential Low and Residential Medium development standards. FS zoning is one of
the two primary zoning categories that apply to the City's New Lands areas where the
City has planned for additional growth. The other category is Village.
Through the recent review of FS-RL and FS-RM zoning requests, it became apparent
that the FS zoning districts were different from the existing RL and RM zones in that
there is no stated maximum development intensity. The FS zoning district instead has a
maximum density inferred from the minimum lot size requirements rather than a stated
range. (See Attachment A, Zoning District Comparison) Both FS-RL and FS-RM have a
stated minimum density requirement of 3.75 units per net acre and 10 units per acre,
respectively. Attached single-family homes are subject to subdivision review for the
individual lots and are also subject to minor site plan review by staff.
Staff's review identified that the allowances for 12 units of attached single-family
together with the minimum lot area standards have the potential for townhome and
rowhouse type developments exceeding 20 units per net acre in both FS-RL and
FS-RM- City Council then directed staff on April 22, 2014 to initiate a potential text
amendment addressing development standards and maximum density within the FS
zoning district for both FS-RL and FS-RM.
A range of options are available to articulate a maximum density limit and potentially to
allow for flexibility in design of attached single-family homes. Staff has identified the
following three topics to discuss for design issues, as well as a topic to clean up text
and clarifications concerning density:
1 . Stated maximum density range for FS-RL and FS-RM
2. Limitation on the number of units per attached single-family buildings
3. Layout and access for garage design and alley garage access
4. Clean up and clarify zoning amendment references and intent of net density
and minimum FS-RM net density
A strikeout and underline version of draft amendments is included as Attachment C, and
a complete draft ordinance is included as Attachment D.
The Planning and Zoning Commission reviewed the text amendment on June 4" and
received public comment from two interests. Brian Torresi, representing Breckenridge
LLC, was opposed to the amendments as it potentially could affect the development of
l
their property at 601 State Avenue. Scott Renaud, Fox Engineering, spoke about
multiple concerns with the amendments based upon his extensive experience with
development in Ames. Generally, he felt that the proposed text amendments concerning
density limits and the definition of net density and development areas would negatively
affect the flexibility property owners need to make development work within design
requirements of lotting, access, open space, and the new stormwater treatment
regulations. He also felt that the allowances to address rear and alley loaded
townhouses were a positive in allowing for more options, but that the development
standards as a whole for FS have not been thought through and this amendment
process should take more time.
The Planning and Zoning Commission had a discussion about the merits of the density
range and had comments specifically about the density and design requirements and
whether FS zoning had the appropriate standards encourage a variety of housing types.
The Commission believed a full review of the FS zoning standards may be appropriate
in the light of current housing market demands. Ultimately, the Planning and Zoning
Commission voted 5-0 to recommend that the Council adopt the proposed amendments
and to encourage Council to have staff do a more comprehensive assessment of the FS
zoning requirements.
1) Density Range Text Amendment
The traditional RL and RM base zones have exclusive density ranges that do not
overlap. (See Attachment A) This makes a distinct differentiation in both density and
unit types. The FS zoning has an overlap of use for attached single-family housing on
individual lots, as well as overlap of the density range. See Sec. 29.1202(4) of the
Zoning Code for description of uses and development standards starting on page 14 of
the pdf.
Staff recommends a stated density range of a minimum of 3.75 units per net acre
to a maximum of 10 units per net acre for FS-RL and a range of 10 units per net
acre to a maximum of 22.31 units per net acre for FS-RM.
This range allows for greater density in FS-RL than the comparable RL base zone
maximum of 7.26 units per acre, but matches the FS-RM maximum density to RM.
Staff supports this range to ensure there is no "gap" in development range between FS-
RL and FS-RM and to promote flexibility and efficiency in development that is the LUPP
goal for development within New Lands.
Staff reviewed the development density of recent FS-RL and FS-RM projects and found
this proposed range does not create conflicts with recent patterns. FS-RL development
has typically been around 4 units per acre, even when including some attached single-
family as is the case in Northridge Heights. FS-RM developments with apartment
buildings have also been at the low end of the range at 11-14 units per acre. No
exclusive attached single-family developments have previously been developed within
either FS-RL or FS-RM.
2) Units per Building Text Amendment
One reason for the high range of maximum density in the current standards is the
provision to allow up to 12 attached units together for attached single-family. The most
common practice has been to develop front fapade garage access units in clusters of 2-
4 units. This begins to be the practical limit for front access units as the number of curb
cuts for driveways impacts the streetscape. Staff did find examples of 11 units together
within Somerset as walk-up rowhomes that have garages in the rear. However, this is
within Village zoning rather than FS zoning. Attachment B shows examples of both
configurations within Somerset.
Staff recommends allowing only up to 5 single-family attached together if they are
front facade garage accessed. However, staff believes that retaining the 12 unit
building option is appropriate when designed for rear garage access and trying to
create a more pedestrian oriented streetscape aesthetic.
Limiting attached single-family to no more than five together reduces potential
maximum density to approximately 16 units per acre in FS-RL. It does not go as
far as the stated density range described in the previous section. Preserving the
12-unit building option does provide for some flexibility in design, but requires an
alternative design approach for rear access only. It does not directly limit density. The
City would maintain some discretion on density at the time of rezoning with a master
plan and at the preliminary plat stage for determining alley access and suitability of any
large 12 unit grouping of lots for compatibility with their surroundings. Staff would note
that there is only limited architectural design review of attached homes and apartments
that may merit further review beyond consideration of building size.
3) Layout and Access Text Amendment
To address design issues specific to home layout and garage access, there are
additional worthy text amendments to the City's current setback requirements. While not
critical to density limits, they are supportive of housing development flexibility.
Staff recommends maintaining the standard 25-foot setback for front garage access, but
allowing the front of the home to be set back 20 feet. This would encourage placing a
garage behind the front fagade. For rear loaded garages, staff recommends a principal
building front setback of 10 feet rather than 25 feet, to promote pedestrian oriented
streetscapes with attached housing. Rear garages would follow alley setback
requirements of the Code of either 8 feet or 20 feet from an alley to reduce potential
parked car conflicts. Staff believes these corresponding changes to setbacks help
provide some flexibility back to a developer in response to the limitations on density and
promote positive influences on streetscape and home design.
4) Code Clean-up Text Amendments
Staff has identified the need for the following four minor text cleanup items..
A) Rezoning Amendment References
FS zoning ''Establishment" sections have incorrect references to the rezoning map
amendment process section of the Code. Staff proposes to clarify this reference and
redirect it specifically to the section of map amendments that are initiated by
property owners. This would distinguish it from Council initiated actions. F-VR
establishment section also has been corrected for a general reference to the
rezoning map amendment process.
B) Clarify Terminology of Net Density within FS zoning
Table 29.1202(6) of FS-RL lists the areas eligible for a deduction when calculating
net density. The intent has been to view this as what may be deducted, not as a
mandatory list. The current list was updated in 2009. Staff proposes adding a
qualifier of "only" to 29.1202(6) to help clarify the practice of choosing from the list
without it being a mandatory reduction. Acceptance of removing these areas from
the net density calculation would be at the discretion of the Council in its rezoning
and preliminary plat approvals.
In conjunction with this change, following the list of FS-RL net density requirements
are the density standards of FS-RM. FS-RM states a minimum density requirement
in this section, but is missing the clear use of the term "net acre" and appears to
mean gross acres as written. Using net acres would match how density is calculated
in the other residential zoning districts of Chapter 29.
C) Supplemental Development Standards Tables — Sections 29.1202.5 (1) and (2)
Within the development standards, staff has included amendments to coordinate
setback terminology consistently across FS-RL and FS-RM. This includes making
side and rear yard setbacks consistent for single family, duplex, and attached single
family for both sets of development standards. Staff recommends simplifying the
standards table by striking the party wall side yard language in favor of the recently
adopted Single Family Attached Party Wall standards found in Article 4. Staff also
suggests removing an inconsistency of stating 4-story setback standards when 4-
story buildings are not allowed in FS-RL.
D) Landscape Requirements FS Zoning
Staff recommends changes to the FS-RM landscape requirements clarifying that the
same 40% landscape requirement of FS-RL applies to single-family homes and
duplexes in FS-RM. Attached single-family homes have no reference to landscape
requirements in either FS-RL or FS-RM. Staff recommends adding a general
requirement that unimproved areas be landscaped. Final landscaping would then be
reviewed with the minor site development plan for each attached single-family home.
This removes ambiguity on whether landscaping is required in FS-RM, yet does not
limit lot coverage in the same manner as a mandatory landscape percentage. Staff
also proposes a minor edit to the Article 4 section heading for Apartment
Landscaping. It is misleading in that it leaves out FS-RM in the name, even though it
specifically applies to FS-RM apartments. The change is to label it as Apartment
Landscape Requirements, rather than include zoning district labels in the heading.
ALTERNATIVES:
1 . The City Council may adopt the amendments for a stated density range; limitation on
units per building; changes to setbacks; clarifications to Establishment Sections'
references to rezoning and map amendment process by property owner petition; and
cleanup of net density terminology.
4
2. The City Council may adopt the amendment listed above with modifications.
3. The City Council may decline to adopt the proposed text amendments.
4. The City Council may hold a public hearing and table this item or refer this issue
back to staff for further information.
MANAGER'S RECOMMENDED ACTION:
Staff believes that the proposed amendments reasonably reflect the direction specified
in Council's referral to recommend standards for maximum density in the FS-RL and
FS-RM zoning districts. The stated maximum density range is the most direct means of
establishing a clear limit on development to match Ames development patterns. The
other amendments provide more clarity on the intent of the character of development,
while to a lesser degree addressing density limits. Code clean-up is also needed for
mistaken cross references to the rezoning map amendment process in the
Establishment Sections, net density, development standards, and landscape
requirements.
The proposed text amendments promote the general welfare for the community and its
future growth. The text amendments provide for clarity in the development process,
promote options for housing development, and ensure compatibility of new development
in a manner that is consistent with the Goals of the LUPP.
Therefore, it is the recommendation of the City Manager that the Council accept
Alternative No. 1, thereby approving the above text amendments.
Land Use Policy Plan Excerpts Supporting Text Amendments
Goal No. 1. Recognizing that additional population and economic growth is likely, it is the
goal of Ames to plan for and manage growth within the context of the community's capacity
and preferences. It is the further goal of the community to manage its growth so that it is more
sustainable, predictable and assures quality of life.
Goal No. 1. In preparing for the target population and employment growth, it is the goal of
Ames to assure the adequate provision and availability of developable land. It is the further goal
of the community to guide the character, location, and compatibility of growth with the area's
natural resources and rural areas.
2.C. Ames seeks a development process that achieves greater compatibility among
new and existing development.
2.D. Ames seeks a development process that achieves greater conservation of natural
resources and compatibility between development and the environment.
Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity,physically
and psychologically, in building a neighborhood and overall community identity and spirit. It is
the further goal of the community to assure a more healthy, safe, and attractive environment.
Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for intensification. It is a
further goal of the community_ to link the timing of development with the installation of public
infrastructure including utilities,multi-modal transportation system,parks and open space.
Goal No. b. It is the goal of Ames to increase the supply of housing and to provide a wider
range of housing choices.
6.B. Ames seeks to establish densities of a net average 5.6 dwelling units per acre in
maximizing the number of housing units in new areas.
6.C. Aires seeks to establish higher densities in existing areas where residential
intensification is designated with the further objective that there shall be use and
appearance compatibility among existing and new development.
6
Attachment A
'' �*• Ames
ErccyA.iftnF:�Yrt
TO: Honorable Mayor and City Council
FRO11: Kelly Diel nnann.Flanrnng and Housing Director
DATE: April 11. 011
SUBJECT: Residential Maximum Density Conip<�rison
At the April S'h City Council meeting. Council referred a request for information comparing the
maximum density standards for residential zoning districts.
The City of Ames has a total of nine zoning districts that are primarily for either existing or 11",-
residential development, The traditional Residential Base zones of Article ? of the Zonung Code
define expected minimum and maximum range of density for development through a stated
runse of the number of units per net acre. The follo-a-ung table suuwnanizes density standards.
Residential Base Zone Sulnnnal-s
Zoniu Distlict NIinnimum Density '_1laximum Density
Lour-Density=Residential(RL) None 726 rums per net acre
Urban Core Residential None 7.26 units per net acre
Medium Density-(UCR.M)
Residentiai 1+ieditum Density(R&i) 7.26 units per net acre ?2.31 runts per net acre
Residential High Density(RH) 11.2 units per net acre 38.56 units per net acre
The density range is function of minimunn lot area required for each unit developed tvitluirl the
base zone and the size of the site. For example. the RL maximum density of''26 units per acre
is equal to dividing an acre (1 acre = 43.560 sq, ft.) by a RL minimum lot size of 6.000 sq. ft.
Zoning districts. such as UCRM. that allow for a range of lot areas per unit are capped by the
upper limit of units per acre regardless of the use type and individual lot areas. There are also
addrtional development standards of each zomn$district and the Subdivision Code that influence
actual density of a new development.
The Floating Suburban (FS) Residential Zoning Districts of Article 12 are somewhat different
than the Residential Base Zones in that they contain a mandatory requirement to achieve
minimurn density :chile allow' g for a wider range of uses. Each building type includes a
minimuum lot :area per unit, but the mix of units results in variable maximum density range to be
defined through the rezoning and subdivision review process. The following table suunnmarnzes
the density requirements.
Attachment A
7
Floating Zones Residential Summar-
Zoning District Minimtuu Deusity mum Densiry
Village Residential (F-VR) Average of S units per acre None'
Residential Low FS-RL) 3.75 touts r net acre Lot area per unit . *
Residential Mechum(FS-RWI 10 units per net acre Lot area per unit type*
' Village Residential 40-acre niinilnum site sue.lio lot area per unit type requirement
See Tables 29.1202(5 j-1 and{5�2
The lot area per omit type requirement varies based upon single-family detached. Single-family
attached. and apartment building types. Within FS-RL. the theoretical calculated maxi nium
density is 20 units per acre based solely upon the lot area per unlit requirement for attached
single-family homes. Within FS-R-M. the theoretical calculated maxunn im density is 30 units per
acre based solely upon the lot area per unit requirement for attached single-family homes. Withui
both zoning district. the maxiniuni building size is restricted to no more than 12 units per
building.
The remaining two zoning districts of Residential Low-Density Park (RLP)and Residential
Planned Development (PRD) are uumique zoning districts based upon requirements for Mayor Site
Plan Review- and minimum site sizes of 10 acres for mobile home park development and a
ininunnitm of 2 acres for planned developmemt,,. RLP includes a iiiaxllnitini density of 7 uilits per
acre. PRD has three options for nu'iximum density based upon the choice of a low. mediuni. or
high density residential base zoning that corresponds density limits stated above.
8
Attachment B
Somerset Townhomes- Bristol Dr
Aj 6
_ t Toirnhomes
° • rear-a rage
*09
x� a ,
4
,
s� �Moir. " �1►
bA �x
[�
7(4Y $4 tr
9
Attachment B
Northridge Heights- Harrison Rd
tix
,
4 Unit r—
Toxvnhome r b
,
1W
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E
10
Underline Strike Out of Text Amendment
FLOATING ZONES
See.29.1200.FLOATING ZONES
Sec.29.1202. 'IF-S"SUBURBAN RESIDENTIAL ZONE.
_(3) Establishment. The F-S is hereby established and applies to all lands that are rezoned to F-S on
the Zoning Map:4hfeu#"A Zoning Map Amendment as described in Section 29.1506 1507(2) may be approved
provided the City Council makes the following findings:
(a) The designation is consistent with the Land Use Policy Plan;
(b) The development complies with all requirement of Section 29.1202 as stated herein;
(c) The existing infrastructure system to be utilized by the land proposed to be zoned F-S has
the capacity to support the development contemplated;
(d) The designation and contemplated development of the land proposed to be zoned F-S has
been selected by the property owner as an alternative to the F-VR zoning designation.
(Ord.No. 3591, 10-10-00)
(4) Suburban Residential Permitted Uses. The uses permitted in the Suburban Residential Floating
Zone are set forth in the following tables: Suburban Residential Low Density (FS-RL) 29.1202(4)-1; Suburban
Residential Medium Density(FS-RM)29.1202(4)-2 below:
Table 29.1202(4)-1
Suburban Residential Floating Zoning
Residential Low Density(FS-RL)Uses
USE CATEGORIES STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
Group Living -
Household Living
Single Family Dwelling Y ZP ZED
Two Family Dwelling Y,ifpre-existing P ZEO
Single Family Attached Dwelling,Front Driveway Y SDP Minor Staff
access 12-5 units or less
Single Family Attached Dwelling,Rear Driveway access Y SDP Minor Staff
f 12 wets or less
Apartment Dwelling(12 units or less) N
Family Home Y ZP ZED
Household living Accessory Uses
Home Office Y HO BA/Staff
Home Business Y HO BA/Staff
Clubhouse N —
Short-term Lodging N,except Bed and Breakfast HO BA/Staff
permitted as a Home Occupation.
OFFICE USES N —
TRADE USES
Retail Sales and Services General N -
Entertainment,Restaurant and Recreation Trade
INSTITUTIONAL USES
Colleges&Universities Y SP ZBA
Child Day Care Facilities Y SP _BA
Community Facilities Y SP ZBA
Medical Centers N
Religious Institutions Y ISP .BA
Schools Y ISP VBA
Sup 42014-1 Chapter 29,Article 12-1 Rev. I-I-14
Social Service Providers N
TRANSPORTATION,COMMUNICATIONS&
UTILITY USES
Basic Utilities Y SDP Nlaior City Council
Radio&TV Broadcast Facilities N
Parks&Open Areas Y SDP Minor Staff
Essential Public Services ly ISP BA
Personal Wireless Service Facilities ly ISP VBA
Y=Yes: permitted as indicated by required approval.
N=No: prohibited
SP=Special Use Permit required: See Section 29.1503
ZP=Building/Zoning Permit required: See Section 29.1501
SDP Minor=Site Development Plan Minor: See Section 29.1502(3)
SDP Major=Site Development Plan Major: See Section 29.1502(4)
HO=Home Occupation
ZBA=Zoning Board of Adjustment
ZEO=Zoning Enforcement Officer
(Ord.No. 3825, 03-22-05)
Table 29.1202(4)-2
Suburban Residential Floating Zoning
Residential Medium Density(FS-RM)Uses
USE CATEGORIES APPROVAL APPROVAL
STATUS REQUIRED AUTHORITY
SIDENTIAL USES
Group Living N,except Hospices,Assisted SP ZBA
Living,and Nursing Homes,
permitted by Soeciai Permit.
Household Living
Single Family Dwelling Y ZP ZEO
Two Family Dwelling Y ZP ZEO
Single Family Attached Dwelling,Front Driveway Y SDP Minor Staff
Access 4-2-5 units or less
Single Family Attached Dwelline.Rear Drivewav Y SDP Minor Staff
Access
(12 units or less)
Apartment Dwelling 12 units or less Y SDP Major City Council
Family Home Y ZP ZEO
Independent Senior Living Facility Y SP ZBA
unlimited number of units)
Household Living Accessory Uses
Home Office Y HO BA/Staff
Home Business Y HO BA/Staff
Clubhouse N - -
Short Term Lodging N,except Bed and Breakfast HO ZBA
permitted as a Home Occupation.
OFFICE USES N -
BADE USES
Retail Sales and Services General
Entertainment,Restaurant and Recreation Trade
INSTITUTIONAL USES
Colleges&Universities Y SP ZBA
Community Facilities Y SP ZBA
Funeral Facilities Y SP ZBA
Child Day Care Facilities Y HO or SP Staff/ZBA
depending on
size)
Medical Centers
Reli ious Institutions ISP JZBA
chools IY ISP JZBA
Sup 42014-1 Chapter 29,Article 12-2 R 1-1-14
Social Service Providers 1" SP ZBA
TRANSPORTATION,COMMUNICATIONS&
UTILITY USES
Basic Utilities Y SDP Major City Council
Essential Public Services Y SP ZBA
Radio&TV Broadcast Facilities N - -'-
arks&Open Areas 1' SDP Minor Staff
ersonal Wireless Communication Facilities ISP VBA
Y = Yes: permitted as indicated by required approval.
N = No: prohibited
SP = Special Use Permit required: See Section 29.1503
ZP = Building/Zoning Permit required: See Section 29.1501
SDP Minor = Site Development Plan Minor: See Section 29.1502(3)
SDP Major = Site Development Plan Major: See Section 29.1502(4)
HO = Home Occupation
ZBA= Zoning Board of Adjustment
ZEO= Zoning Enforcement Officer
(Ord.No. 3579, 8-22-00;Ord. No. 3591, 10-10-00;Ord.No. 3595, 10-24-00, Ord.No. 3622, 7-10-01; Ord.No.
3825, 03-22-05)
(5) Suburban Residential Floating Zone Supplemental Development Standards. The standards that are
applicable to property that is developed using the F-S floating zone alternative shall be those zone supplemental
development standards that are applicable to other areas of the City that are zoned RL, Residential Low Density,
RM Residential Medium Density and RLP Residential Low Density Park Zone.These standards are set forth in the
Tables 29.1202(5)-1 Residential Low Density and 29.1202(5)-2 Residential Medium Density. The zone
supplemental development standards for areas that are to be zoned RLP Residential Low Density Park Zone shall
adhere to the standards as set forth in Section 29.705 of this ordinance.
a FS-RL Household Living uses shall not exceed a maximum of l0 dwelling units per net acre.
b FS RM Household Living uses excepting Independent Senior Living shall not exceed a maximum of 22.31
dwellingunits nits per net acre.
Table 29.1202(5)-1
Suburban Residential Floating Zone
Residential Low Density FS-RL Supplemental Development Standards
SUPPLEMENTAL F-S ZONE
DEVELOPMENT LOW DENSITY
STANDARDS
SINGLE FAMILY TWO FAMILY SINGLE FAMILY ATTACHED
DWELLINGS DWELLING
Minimum Lot Area 6,000 sf 7,000 sf 3,500 sf per unit for exterior units,
1800 sf per unit for interior units
Minimum Principal
Building Setbacks:
Front Lot Line 2 4t 20 ft.:25 feet to garage 25 41-20 ft:25 feet to 10 ft for building less than 30 feet in
Side I Rt I in face garage face height:20 feet for buildings greater
than 30 feet in height 25 feet to garage
face 25 ft
Soda Let Line kpafty%ikll!in
Dwelling) 6 ft.;or 6 ft.;or 6 ft.for one story;
Side Lot Line(all etheFside 8 ft for 2 stories 8 ft for 2 stories 8 ft for 2 stories;
lots Imes except party wall 8 ft.for 3 stories 8 ft.for 3 stories 10 ft.for 3 stories
line) 2z"9"fOf 4 StffiO
20 ft.:alley loaded 20 tt:alley loaded garage either ft.or
Rear Lot Line 20 ft.-,alley loaded garage garage either ft,or more more than 20 ft.
either ft.or more than 20 ft. than 20 ft.
Corner Lots Provide 2 front yards and 2 Provide 2 front yards Provide 2 front yards and 2 side yards
side yards and 2 side yards
Sup#2014-1 Chapter 29,Article 12-3 Rev. 1-1-14
Minimum Frontage: 35 ft @ street line; 35 ft @ street line; 24 ft @ street line and building line
50 ft. buil ing line 50 ft. building line
Maximum Building Coverage 35% 40% No Maximum
Maximum Site Coverage 60°/a 60% No Maximum
(includes all buildings,paving
and sidewalks on lot
Minimum Landscaped Area 40% 40% No Minii+Ko44Unim roved area of lot
Maximum Height
Principal Building 40 ft or 3 stories,whichever 40 ft.or 3 stories, 40 ft.or 3 stories,whichever is lower
is lower whichever is lower
Parking Between Buildings and No No No
Streets
Drive-Through Facilities No No No
Outdoor Display No No No
Outdoor Storage No No No
Trucks and Equipment No No No
Note:Maximum Height for an Accessory Building has been deleted for all categories. This is addressed in Sec.29.408(7xaxii).
Table 29.1202(5)-2
Suburban Residential Floating Zone
Residential Jledium Density(FS-RM)Supplemental Development Standards
Supplemental F-S Zone
Development
Standards
Single Family Two Family Single Family Multiple Family
Dwellings Dwellings Attached Dwellings
Dwellings
Minimum Lot Area 6.000 sf 7,000 sf 2,400 sf for exterior 7,000 sf for the first two
units;1,200 sf for interior units;1,800 sf for each
units. additional unit
Minimum Principal
Building Setbacks:
Front Lot Line -220 ft:25 feet to 25-20 ft 25 ft garage 24-1�-20 ft 10 ft.for 25 ft
Side Lot Line garage face fame building less than 30 feet 6 ft for 1 story;
in height:20 feet for 8 ft for 2 stories;
buildings greater than 30 10 ft for 3 stories;
feet in height:25 feet to 20 ft for 4 stories
garage face
I Single 0 ft
Side Lot Line(all etleF 6 ft for 1 story; 6 ft for I story; 6 ft for I story;
side lets lines-except 8 ft for 2 stories; 8 ft for 2 stories; 8 ft for 2 stories;
parry wall I ine) 4- 8 ft for 3 stories; -1 8 ft for 3 stories; 10 ft for 3 stories;
20 ft for 4 stories 20 ft for 4 stories 20 ft for 4 stories
23-20 ft alley loaded 25 ft:alley loaded garage
Real"Lot Line 20 ft;-alley loaded 2>20ft:alley loaded either ft.or more than 20
garage either ft.or more garage either ft.or more garage either ft.or more ft
than 20 ft than 20 ft than 20 ft
0 ft for back-to-back
single family attached
dwellings
Comer Lots Provide two front yards Provide two front yards Provide two front yards Provide two front yards
Sup#2014-1 Chapter 29,Article 12-4 Rev. I-I-1 4
and two side yards and two side yards and two side yards and two side yards
Minimum Frontage 35 ft @ street line; 35 ft @ street line; 24 ft @ street line and 35 ft @ street line;
50 ft @ building line 50 ft @ building line building line 50 ft @ building line
Minimum Landscaping 40% 40% 1inimnrm ed area of lot See Article 29.403
Maximum Height 50 ft or 4 stories, 50 ft or 4 stories, 50 ft or 4 stories, 50 ft or 4 stories,
Principal Building whichever is lower whichever is lower whichever is lower whichever is lower
Maximum Height 12 ft to midpoint of roof, 12 ft to midpoint of root. 12 ft to midpoint of roof, 12 ft to midpoint of roof,
Accessory Building 15 ft to ridge 15 ft to ridge 15 ft to ridge 15 ft to ridge
Drive-through Facilities No No %,) No
Outdoor Display No No No No
Outdoor Storage No No No No
Trucks and Equipment Light only,no Light only,no Light only,no Light only,no
advertising advertising advertising advertising
(Ord No.3579,8-22-00,Ord.No.3591,10-10-00,Ord No.3595, 10-24-00,Ord. No.3640,12-11-01,
Ord No.3660,4-23-02)
(6) Suburban Residential Floating Zone Suburban Regulations. The Suburban Regulations for the I -S
zone are provided for in Table 29.1202(6)below.
Table 29.1202(6)
Suburban Residential Floating Zone Suburban Regulations
SUBURBAN REGULATIONS F-S ZONE
Minimum Density The minimum average density for one and two-family
Suburban Residential Low dwelling units,two-family dwelling units,and single family
Density attached dwelling units in areas zoned FS-RL shall be 3.75
FS-RL) dwelling units per net acre. Net acres shall be determined
only by subtracting from the gross acreage of a subdivision
the land area devoted to the following uses or containing the
following characteristics:
1. Public or private right-of-way:
2. Common open space owned by the City of Ames or
owned by property owners in common through a
Homeowner's Association or a similar private entity
3. Areas of severe slope where the topography exceeds 10%
as determined by the Story County Soil Survey;
4. Areas containing natural resources as identified in the
Natural Areas Inventory of the City of Ames dated 1994.
5. Areas reserved as an outlot or by easement to the city for
planting as woodland,prairie,wetland or other native plant
community.
6. Stormwater detention areas and stormwater retention
ponds required by the Ames Municipal Code or as a condition
of a permit or other City approval.
7. Areas reserved as an outlot or by easement to the city to
protect natural archeological and/or historic features.
Minimum Density The minimum density for property developed in the FS-RN1
Suburban Residential Medium zone shall be 10 units per net acre.
Density FS-RM)
Sup#2014-1 Chapter 29,Article 12-5 Rev. I-I-14
Lot and Block Design Block lengths that exceed 660 feet in length on a block face
Requirements shall contain a mid-block cut through or cross walk to enable
effective pedestrian movement through the block. From one
street to another street on the opposite block face.
Open Space Requirement A minimum of 10%of the gross area shall be devoted to
common open space. A minimum of 15%of the gross area
shall be devoted to common open space for back-to-back
single family attached dwellings. Common open space shall
be owned and maintained by the City of Ames or by a
Homeowner's Association or a similar private entity.
Landscape Buffer Requirement A landscaped buffer of 10 feet in width shall be provided in
the setback area of any lot zoned FS-RM where the lot is
adjacent to any lot zoned FS-RL. The landscaping shall
adhere to the L.3 Standards as provided for in Section 29.403
of the ordinance.
Parking Requirements Parking shall be provided to meet the requirement as set forth
in Section 29.406 of this ordinance.
(Ord. No. 3579, 8-77-00, Ord ,Vo. 3591, 10-10-00: Ord. No. 3640, 12-11-01; Ord No. 3660, 4-23-02; Ord
No.4021, 1-12-10)
(7) Site Development Plan Amendments. All site development plans approved hereunder may only be
amended pursuant to the same procedures for approving an F-S Plan as provided herein.
(Ord.No. 3591, 10-10-00)
See.29.1203. 'IF-PRD"PLANNED RESIDENCE DISTRICT
(1) Purpose. The F-PRD is intended to provide for development of a variety of innovative housing types,
including: attached and detached dwellings, zero lot line detached housing, clustered housing development,
residential condominiums and innovative multiple family housing projects. In all instances, development that
occurs in areas zoned F-PRD shall include integrated design, open space, site amenities and landscaping that
exceeds the requirements that exist in underlying base zone development standards.
(2) Planned Residence District Development Principles. Property developed according to the
requirements of this district shall create a development pattern that is more aesthetic in design and sensitive to the
natural features of the site and to surrounding uses of land than would customarily result from the application of
Base Zone requirements. Innovation and flexibility in the design and development of the property shall create a
more efficient and effective utilization of land. Property that is zoned F-PRD shall adhere to the following
development principles:
(a) Provide for innovative and imaginative approaches to residential development that would not
occur as a result of the underlying zoning regulations;
(b) Result in a more efficient,aesthetic,desirable and economic use of land and other resources while
maintaining the density of use, as provided for in the Land Use Policy Plan and the underlying base zone
regulations;
(c) Promote innovative housing development that emphasizes efficient and affordable Home
ownership and rental occupancy;
(d) Provide for flexibility in the design, height and placement of buildings that are compatible with
and integrate with existing developed neighborhoods and the natural environment;
(e) Promote aesthetic building architecture, significant availability of open space, well designed and
landscaped off-street parking facilities that meet or exceeds the underlying zone development standards, more
recreation facilities than would result with conventional development, and pedestrian and vehicular linkages within
and adjacent to the property;
(f) Provide for the preservation of identified natural, geologic, historic and cultural resources,
drainage ways, floodplains, water bodies and other unique site features through the careful placement of buildings
and site improvements;and
(g) Provide for a development design that can be more efficiently served by existing and proposed
infrastructure,including: street, water, sewer,and storm water infrastructure, than would be otherwise required as a
result of conventional development.
Sup##2014-1 Chapter 29,Article 12-6 Rev. 1-1-l 4
(3) Establishment. The F-PRD zone is hereby established and applies to all lands that are rezoned to F-
PRD on the zoning-Zonine Map_*Feegh-aA Zoning Map Amendment as described in Section 29.1506-1507(2)
may be approved provided the City Council makes the following findings:
(a) The designation is consistent with the Land Use Policy Plan;
(b) The development complies with all requirement of Article 29.1203 as stated herein;
(c) The existing infrastructure system to be utilized by the land proposed to be zoned F-PRD has the
capacity to support the development contemplated;
(d) The designation and contemplated development of the land proposed to be zoned F-PRD has been
selected by the property owner as an alternative to the F-VR or the F-S zoning designation.
(Ord No. 3591, 10-10-00)
(4) Planned Residence District(F-PRD)Floating Zone Permitted Uses. The uses permitted in the F-PRD
are set forth in table 29.1203(4)below.
Table 29.1203(4)
Planned Residence District(F-PRD)Floating Zone Uses
Permitted Principle Uses Permitted Accessory lases
Single Family House Recreational facilities for the residents of the PRD
Two-Family House Accessory uses of the Household Living category provided for in Section
Apartment Building 29.500 of this ordinance
Townhouse Garages
Group Living,if pre-existing Open spaces uses
Home occupations subject to standards of Section 29.1304 of this ordinance
Home Day Care subject to the standards of Section 29.1304
Office and Trade use where the property owner can demonstrate through a
written Market Study that the Office and Trade use can be supported by the
residents of the Planned Residence District Project
Rental services offices not to exceed 5,000 square feet
Assisted Living,for the residents of the PRD
(Ord. No. 3858, 11-08-06, Ord.No. 4060,4-26-I1)
(5) Planned Residence District (F-PRD) Floating Zone Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone Supplemental Development Standards
listed in Table 29.1203(5)below.
Table 29.1203(5)
Planned Residence District Floating Zone
Supplemental Development Standards
SUPPLEMENTAL F-PRD ZONE
DEVELOPMENT
STANDARDS
Area Requirement A minimum of two(2)acres shall be required for all areas developed as F-PRD
Density Densities of developments shall be as provided for residential base zones as follows:
1.Low-Density Residential(RL)-no more than seven and twenty-six hundredths
(7.26)dwelling units per net acre.
2. Urban Core Residential Medium Density(UCRM)-no more than seven and
twenty-six hundredths(7.26)dwelling units per net acre.
3. Residential Medium Density(RM)-at least seven and twenty-six hundredths
(7.26)but no more than twenty-two and thirty-one hundredths(22.31)dwelling
units per net acre
4. Residential High Density(RH)-at least eleven and two tenths(11.2)dwelling
units per net acre but no more than thirty-eight and fifty-six hundredths(38.56)
dwelling units per acre.
Where a development encompasses more than one residential base zone,each area of the
PRD development shall comply with the density requirements that are set by the base zone
Sup#2014-1 Chapter 29,Article 12-7 Rev. 1-1-14
that the area is in. Density transfer from an area of a PRD zoned for higher density to an
area of the same PRD zoned for lower density shall not be permitted.
Height Limitations Structures proposed to be developed in areas zoned PRD shall be compatible with the
predominant height of structures in adjacent neighborhoods. There is no absolute height
limitation in the PRD district.
Minimum Yard and There are no specified yard and setback requirements in areas zoned PRD,except that
Setback Requirements structures constructed adjacent to public right-of-way and adjacent to the exterior boundary
of an area zoned PRD shall comply with the setback standards in the underlying base zone
regulations unless there are physical features on the site that would justify a different
setback than provided for in the base zone.
Parking Requirements Parking for uses permitted in areas zoned PRD shall comply to the parking standards set
forth in Section 29.406 of this ordinance
Open Space Design Open space shall be designed as a significant and integrated feature of the entire area to he
Requirements developed as a PRD project. Open space may include such features as:
Larger recreation areas for all residents of the PRD project.
Mini-parks for selected residents of a PRD project.
Pedestrian open space systems.
Environmental features,drainage ways,flood prone areas and other areas of geologic,
cultural or historic significance.
Open Space Area The area devoted to open space in a PRD project shall meet the landscape and open space
Requirement requirements as set forth in the base zone standards. Those standards are:
Residential Low Density-40%open space.
Residential Medium Density-40%open space.
Residential High Density-35%open space
Open Space Improvements Open Space and amenity features in areas zoned PRD shall include such features as:
and Amenities Pathway systems
Club houses and meeting room facilities
Playground facilities
Swimming pool improvements
Tennis courts
Volleyball improvements
Picnic shelters
Other similar amenities
Maintenance of Open Open space and site amenities for areas developed as a PRD project shall be the ownership
Space and Site Amenities and maintenance responsibilities of a Homeowner's Association.
Street/Infrastructure Street improvements,water sanitary sewer,storm sewer improvements,and electric
Improvements facilities shall be installed in compliance with the subdivision regulations of the City and
shall meet the construction specifications of the City.
(Ord. No. 3591, 10-10-00, Ord. No. 3652, 3-26-02; Ord.No. 3771, 07-13-2004)
(6) Effects and Limitations of Approval. When a Site Development Plan Major is approved and property
has been rezoned to F-PRD, the contents of the plan, the location, design, height, and use of all buildings and
structures, and any other requirements related to the buildings or the use, plus any other site improvements, shall
constitute the development regulations for the use and development of the property. Construction of buildings, or
the use of the property in any way that constitutes a major change from the approved Site Development Plan Major,
shall constitute a violation of the Zoning Ordinance and shall be enforceable as provided for in Article 16 of this
ordinance.
(7) Effective Period of Approval and Time Extensions.
(a) Period of Approval. The approval of any Site Development Plan Major under this Section shall be
effective for a period of one(1)year from the date at which the rezoning decision of the City Council is finalized and
published in a newspaper of general circulation. The approval of the Site Development Plan Major shall become null
and void as a result of any of the following circumstances:
(i) Failure to obtain Building Permits for the commencement of construction within the one year
period of approval;
(ii) Failure to commence construction within 18 months of approval of the Site Development
Plan Major. For the purpose of this provision construction shall be defined as including site excavation and
excavation for and installation of footings and foundations for structures approved for construction.
(b) Time Extension. The owner of property who has obtained an approval of a Site Development Plan
Major under this article may petition the City Council for an extension of time to the effective period of approval as
long as the following conditions are met:
Sup#2014-1 Chapter 29,Article 12-8 Rev. 1-1-14
(i) The request for a time extension is submitted and acted upon by the City Council within the
one year period of approval;
(ii) The request for a time extension is accompanied by a written explanation describing events
or circumstances that have prevented the commencement of construction and the events or circumstances shall be
beyond the control of the property owner.
(8) Progress on Phased Development. Where the approval of a Site Development Plan Major has included
the approval of a Phasing Plan for a "F-PRD"project, the progress for developing the"F-PRD" project shall occur
according to approved phasing plan. No variation of the development progress from the approved Phasing Plan shall
occur without the City Council approval of a revision to the Phasing Plan. Failure to obtain approval of a revision to
the Phasing Plan shall nullify the approval of the entire Site Development Plan Major. No further construction of any
kind shall be permitted without subsequent approval of the Site Development Plan Major in accordance with Section
29.1203(6)of this article.
(9) Minor Changes. Minor changes to the approved Site Development Plan Major may occur after staff of
the Department of Planning and Housing has determined that the proposed changes are minor in nature,and revised
plans have been provided to the Department for purposes of keeping the Site Development Plan Major current.
Minor changes are defined as changes that:
(a) Do not constitute a change in the land use of the project; or the overall layout and design;
(b) Do not increase the density or intensity of use,and the number of buildings or a change in dwelling
unit types;
(c) Does not change the overall landscape design of the F-PRD project;or
(d) Change the height or placement of buildings,or other major site features.
(Orris No.4167,12-17-13)
Sup#2014-1 Chapter 29,Article 12-9 Rev. 1-1-14