HomeMy WebLinkAboutA001 - Council Action Form dated February 28, 2023 ITEM #: 24
DATE: 02-28-23
DEPT: P&H
COUNCIL ACTION FORM
SUBJECT: Paving, Front Yard Parking, and Driveway Specifications Zoning Text
Amendment
BACKGROUND:
City Council reviewed a staff report on July 261" related to front yard parking regulations
and potential enforcement issues for noncompliant parking. City Council examined
several examples of front yard parking and driveway configurations as they related to 454
properties that had potentially noncompliant front yard parking. Front Yard parking is
restricted within Zoning Ordinance Section 29.406(7) to only being allowed upon
driveways that lead to the garage or side/rear yard. The graphic below depicts prohibited
parking areas for single and two-family homes.
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The City Council provided direction to amend the zoning standards rather than
seek enforcement on these existing driveways. Additionally, City Council
determined it would prefer to allow for additional driveway parking options to
encourage onsite parking over street parking. The overall intent is to facilitate
some additional onsite parking that is proportional to the lot, minimizes paving
onsite, manages driveway access for convenience, safety, and to preserve on
street parking opportunities on a street block.
City staff provided a follow up staff report on October 25t" to discuss driveway and parking
changes in more detail in preparation of drafting amendments to Chapter 29 Zoning
Ordinance of the Ames Municipal Code. City Council directed staff to proceed with
the proposed changes with one modification to limit the 20-foot paving allowance
in front of the living area of a home. As of October 25t", City Council has provided
direction to staff related to the following:
1
• Allow driveway paving configurations to be permitted as pre-existing if
built prior to January 1, 2023.
• Nonconforming unpaved driveways to be paved in conformance with
standards at the time of new or expanded parking areas and garages.
• Allow for additional flared parking (to the side of the driveway) when not
in front of a house, regardless of garage size.
• Allow for widening of driveways up to 20 feet in width for one car or no
car parking on site, when extra paving does not create a new parking
space in front of the house living area. Note proposed ordinance still
allows for four feet of widening inside of driveway if not wide enough to
the side as flared parking. Draft still allows for two spaces if no other
parking is on the site per the original Paulson issue on Wilmoth Avenue.
• Create a driveway permit process enforceable by the Planning Director
for all new or replaced paving.
• Require an inspection of driveways.
• Require driveway approaches to match width of driveway and garage
size.
• Create minimum and maximum driveway approach/curb cut widths
measured at the sidewalk/or right-of-way line if no sidewalk.
0 1-car garage: 12-foot maximum
0 2-car garage: 20-foot maximum
0 3-car garage: 24-feet maximum
• Limit second curb cuts to when a property has at least 150 feet of
frontage.
• Modify paving permit process related to driveways, parking lots, and
reconstruction of parking lots under 1 acre.
• Address terminology for parking between buildings vs front yard parking.
• Modify group living and clarify apartment dwelling relationship to front
yard parking.
• Allow exception for lots with three or more frontages and treat through
lots as rear yards for parking purposes.
• Miscellaneous changes to parking standards table.
• Create a Driveway Manual with guidelines and diagrams for administering
requirements.
A complete draft ordinance with all changes to parking and paving requirements is
attached to this report. Staff has also prepared an addendum with diagrams of
driveway configurations for implementation of the proposed standards that will be
used within the Driveway Manual and guidelines.
2
CONTRACTOR OUTREACH MEETING:
Inspections, Public Works, and Planning staff hosted a meeting on February 16t" for
contractors to discuss the proposed permitting and inspection process as well as the new
driveway standards. Public Works staff discussed sidewalk cross slope for ADA
compliance and general SUDAS driveway approach requirements. The meeting was well
attended with over 20 contractors present. A Power Point presentation of the proposed
changes was followed by a very productive question/answer discussion.
Several of the questions focused on the new dimensional standards and how they applied
compared to existing standards, primarily focused on larger driveway configurations.
However, a majority of the questions and concerns were regarding the proposed
inspection process. The proposed process is a 24-hr notice for a two-hour
inspection window of the formed paving before the concrete is poured.
Great concern was expressed regarding the timing of inspections and potential
costs and delays associated with the inspection process. Driveways can be framed
and poured within hours and there is scheduling parameters with concrete
companies. Stalling that process to fit into the two-hour inspection window could
be quite costly if there are delays in scheduling and the delivery of concrete.
Additionally, this would prohibit driveways from being framed and poured on City
holidays and Saturdays, which contractors believed shortened an already short
paving season.
In response, staff asked by a show of hands how many would be willing to accept
the risk of not having a framing inspection and only having an inspection
conducted after the driveway was poured. All in attendance raised their hands in
favor of this responding that it is their responsibility to adhere to the approved plan
and that they would be willing to take the risk of framing it contrary to the plan with
the understanding that it would need to be corrected (potential for removal and
repour). Based upon this input, City staff would support revising the expectation
for an inspection to only occur upon request prior to a Final Inspection, but that
the driveway configuration is part of the Final Inspection, and it must conform to
an approved permit or be replaced.
Attached to this report is bulleted summary of questions and comments from the meeting.
The primary concerns about the proposed standards were related to new builds and
properties with larger 3-car garage layouts. In some instances, staff has been approving
up to 30-foot driveway widths for 3-car garages, where the new standard is expressly
stated as a maximum of 24 feet. From the 24 feet, the onsite driveway can widen out with
a taper to match the width of the garage.
3
The angle and design of the taper was a question regarding new driveway configurations
and add-on parking areas to existing driveways. The addendum includes examples of
these comments. Second driveways or looped driveways were also discussed and if they
were feasible with the 150-foot separation requirement combined with a requirement to
have a driveway lead directly to a parking space. Staff stated under the proposed rules a
second driveway would not typically be approvable.
If City Council desires to make modifications to the draft ordinance to respond to
any of the proposed design standards, it may be prudent to delay first reading on
February 28t" to allow for staff to incorporate any specific changes directed by City
Council.
PLANNING AND ZONING COMMISSION:
Planning and Zoning Commission reviewed a full range of changes related to City
Council's direction regarding front yard parking and the related issues at its September
21St meeting. Most of the discussion amongst the members focused on the proposed
allowances for additional paving and widening of driveways. No one from the public
provided input. Their recommendation was presented to Council at the October 25t"
meeting.
The focus was on the two specific issues of allowing for additional paving in the front yard.
Staff described the proposed allowance for flared parking towards the side property line
and an allowance for all properties to have a 20-foot-wide driveway, even if it was partially
in front of the existing house. Staff also noted that in the SF-COD area the 12-foot
maximum width driveway limitation would continue to apply. The Commission voted 3-
2 to support most of the proposed changes, including the flared parking option,
but it did not support allowing for a 20-foot driveway paving for all properties.
Council considered this recommendation as part of the October 25t" meeting where it
directed staff to limit the 20-foot paving allowance when it would be in front of the house.
Note that staff has retained the allowance for up to 20 feet when no other parking
is feasible on the property, as was the case with the initial Paulson situation that
led to review of front yard parking. The proposed draft also allows for up to four
feet of paving on the inside of a driveway for a one car garage property to allow for
two side by side parking spaces when also widened with flared parking. If this
language is not consistent with City Council direction from October it would need
to be removed from the draft ordinance.
4
ALTERNATIVES:
1. Approve on first reading the proposed changes to Chapter 29 for front yard parking
and driveway paving with an inspection required at the time of Final Inspection.
2. Direct staff to edit specific text of the draft ordinance and approve on first
reading.
3. Direct staff to prepare changes to the draft and return for City Council review on
March 14tn
CITY MANAGER'S RECOMMENDED ACTION:
Staff has prepared a comprehensive update of parking requirements primarily focused on
driveways and parking for single and two-family homes. Some limited standards for
commercial and multi-family properties are also affected by the changes. The overall
permitting process for paving of driveways and reconstruction of parking lots has also
been modified.
All existing front yard paving will be considered pre-existing as of January 1, 2023. This
means the paving is allowed to remain and can be replaced in kind within 12 months of
its removal. Unpaved and gravel vehicle parking and maneuvering areas will continue to
be considered nonconforming and cannot be expanded and are required to be improved
over time with improvements to the site. Any home that has an approved building permit
with a driveway permit will be allowed to construct the approved driveway regardless of
the changed standards. If City Council adopts the proposed changes, the new standards
will likely be in affect at the beginning of April, at which time the standards will apply to all
permits that have not yet been approved.
The proposed driveway standards align with the City's current policies to limit paving in
the front yard in order to maintain a residential character, reduce dominance of paving on
a site, limit the number of curb cuts to manage access, and maximize on-street parking
opportunities while also allowing for some additional paving flexibility to create more
onsite parking opportunities as well. The proposed standards are numerically based and
leave little administrative judgement to determine conformance or to allow a case-by-case
determination of conformance. The proposed standards along with the driveway permit
and inspection process will allow for easier communication to customers and for code
enforcement of noncompliant situations in the future. Therefore, it is the recommendation
of the City Manager that the City Council adopt Alternative No. 1, as noted above.
5
Addendum
Basic driveway width and taper allowance:
Interior Lot Interior Lot
Max width 20 feet 2-car garage,
flare to side yard
Proposed taper standard if driveway widens after sidewalk
Corner Lot
•>areesmemwmm oama :�
Sidewalk
- ga age,
no flare to street side o in rior o to
/ Approach
3-5 feet
Front Yard Paving Allowance In Front of House:
A.
If one car
garage, Taper
• allowedFeet if
110142A"- because two no garage,side,or
to .- PLUS 'I I
parkingL u j car garage rear
on insid available
(Paulson Wilmoth
p to 4 feet
Other Examples:
Side Flared Parking Allowed
Front Yard No Parking
No flare to inside allowed unless extends fullly
-L--�-to the rear yard and a parking space
Side Load Garage Configurations:
24 feet max depth for manue eying
from the single stall garage
20-foot driveway, 2-car garage
f
24-foot driveway, -ca ara a 24- oot driveway,3-car garage lus flare
d �
9
Examples of Flared Driveway Compliance
Too wide-
has taper wider
than approach* Allowed-
width
and has taper
*Outreach mtg comment about slightly extra width for concrete structural integrity when
coming to a point, depends on timing of pour and design of driveway. Bigger issue with
additions than new construction as there are examples of each style across town.
Suggestion at the meeting was to allow additions some latitude to match widths. Code
language could be altered to indicate "substantially conform"to the width and have
guidelines of 1-foot of variance in the guidelines.
olw _ -
. Too wide-
a wider than
approach
10
Driveway Width-3 car garage examples
.30
Too wide-
Max 24', needs a taper
x
;•���
Allowed-
24' with taper
PPW 30' no taper*
24'with taper
*Outreach mtg. comment prefer extra width for maneuvering into third garage stall based upon
concern of the taper configuration and approach to garage. The proposed 5-foot taper depth
allows for 20 feet of 90-degree driveway access to the third stall, which is typical length of
vehicles. It appears that typical practice is anywhere from 18 to 25 feet of driveway approach to
a garage stall when tapered.
This concern of width and taper can occur with very wide garages and if it is placed at the
minimum setback of 25 feet. Garages setback further than 25 feet, or the 3 stall is recessed,
would have readily accessible garages with the proposed dimensions. Council would need to
direct changes to the ordinance if the configuration dimensions are a concern based upon
recent design practice or if it desires to create a driveway exception process for ZBA review
similar to the setback exception and minor modification process.
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Outreach Meeting Summary
-When will this go into effect? Staff replied likely April and that anything prior to 1/1/23 is pre-existing
and any permits obtained prior to the changes will be acknowledged.
-How do we define a 3-car garage? By number of doors?Staff said yes, by number of doors.
-Why are we going to a smaller maximum? Staff replied current policy is to design to the minimums and
not maximums, minimizing the width also allows for on-street parking area with smaller curb cuts.
-Will there still be an inspection window because we are already waiting on concrete?Yes,the AM/PM
window will still apply.
-How many inspections are needed? Comment that three if we frame in three separate stages. We pour
in three pours so this isn't convenient, plus can't do it on holidays or Saturdays. Staff replied,yes, we
would need an inspection after all framing, but prior to pouring however you decide to do that.
-Prefer the inspection after and not get occupancy until correct and complete.
-How long to get a permit back? Staff replied it will be reviewed by Planning and PW, so it is generally
up to 5 business days
-So, everything prior to 1/1/23 is pre-existing or just driveway. Planning and PW said onsite driveway is
pre-existing, but approach/sidewalk in the right of way are always subject to complaints.
-Will there be an extra fee?Staff said the fee was$50, is currently$80 and is proposed to go to$100 for
July 1, 2023.
-Who will do the inspection?Staff said we will have a team of people from different departments
available for inspections.
-Do we have the ability to not require the inspections but call if we want one. Staff said,yes a voluntary
inspection could be requested.
-In response to the inspection discussion, Director Diekmann asked by show of hands who preferred a
single final inspection at risk for determining compliance after the fact? Staff observed that all preferred
this option.
-Are other municipalities requiring inspections of private drives?Staff didn't know and asked contractors
what they are seeing in other towns.They stated no other municipality is requesting this. It was noted
that inspections of driveway approaches do occur.
-Other towns allow for specific inspection times and have more flexibility with a 24hr notice.
-What if the owner changes their mind after we have it framed? Do we have to resubmit?Staff said yes,
a new plan would be required because the inspector may not have the authority to authorize those
changes.
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-Could we allow a V offset on the driveway side so that the concrete on the flare doesn't break?
Discussion focused on additions to driveways versus new pours.
-What about pie-shaped lots? Some are very situational. PW agreed.
-Why does the City care about side load garage width and back up area? Staff stated the backup area of
24' is the current code requirement for back up for regular parking spaces in a parking lot so this isn't
changing. 24' backup area will always be allowed,the intent was to show that would be allowed to allow
for maneuvering into a garage.
-Does the garage width include only the door or the length of the garage foundation for paving width?
Director Diekmann indicated that he though to the front foundation corners would be acceptable, but it
is not stated in the ordinance. Just the width of the doors is too restrictive, even though that is the case
in many older areas.
-What constitutes directly to a garage?Customers are wanting loops. Damion recommended submitting
examples of other city's standards for these to Council since they were initially not interested in these.
-Is there a variance process?Staff stated not really because no situation would meet the variance
criteria, specially the financial hardship criteria.
-Appeals could be submitted for discretionary standards, but staff recommended making those changes
now so that appeals weren't necessary.
-Can the code incorporate an exception process for unique situations? Staff responded it could, but does
not currently. The question is what is unique situation related to lot width or garage width.
-Additional examples were discussed with Planning about the driveway width of 24 feet versus 30 feet
and how much back up distance and approach distance their would be with the flares to the side.
13
ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY
OF AMES,IOWA,BY AMENDING SECTIONS 29.307(5),29.402,29.406,
29.1501,AND AMENDING RESPECTIVE TABLES 29.1202(5)-1,
29.1202(6),29.406(2),29.406(9)AND 29.406(14)THEREOF,FOR THE
PURPOSE OF AMENDING FRONT YARD PARKING REGULATIONS
AND DRIVEWAY SPECIFICATIONS REPEALING ANY AND ALL
ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT TO THE
EXTENT OF SUCH CONFLICT; PROVIDING A PENALTY; AND
ESTABLISHING AN EFFECTIVE DATE.
BE IT ENACTED,by the City Council for the City of Ames, Iowa,that:
Section One. The Municipal Code of the City of Ames,Iowa shall be and the same is hereby
amended by amending Sections 29.307(5),29.402,29.406,29.1501, and respective tables 29.1202(5)-1,
29.1202(6),29.406(2),29.406(9)and 29.406(14)as follows:
"Sec 29.307 Nonconformities.
(5) Other Nonconformities.
(a) Examples of Other Nonconformities. The types of other nonconformities to
which this Section applies include:
(i) Fence height or location;
(ii) Lack of buffers or screening;
(iii) Lack of or inadequate landscaping;
(iv) Lack of or inadequate off-street parking;and
(v) Other nonconformities not involving the basic design or structural aspects
of the building,location of the building on the lot,lot dimensions or land or building use.
(d) Development that is consistent with a Site Development Plan approved before the
date that this Ordinance became effective shall be deemed to be in conformance with this Ordinance to the
extent that it is consistent with the approved plan and to the extent that such plan or conditions imposed
thereon directly addresses the specific issue involved in the determination of conformity. However,
redevelopment of a site or reconstruction of improvements must meet current zoning standards and remove
nonconformities to extent practicable for issuance of a new certificate of compliance. A building/zoning
permit or site development plan is required, as applicable,for a new certificate of compliance.
(e) Single-and Two-Family Home Driveways and Paving
(i) Properties with existing front yard paving that do not meet requirements of this
ordinance and were established prior to January 1, 2023, are considered pre-existing and are not required to
be removed or replaced,unless a principal structure is constructed on a site or replaced with a new principal
structure and the location of required parking can be accommodated within the standards of this ordinance.
(f) Unpaved Driveway,Parking,Vehicle Maneuvering Areas
(i) Properties with an unpaved driveway, parking area, or any other vehicle
maneuvering area are considered nonconforming,but may continue to be used and maintained as an unpaved
vehicle maneuvering area for access and parking in accordance with this section.
(ii) An unpaved driveway, approach, vehicle maneuvering area, and/or associated
parking area must be paved when:
(a)It is lengthened or widened,
(b)It is required to serve a new use on the site as required parking,
(c) The parking area is moved or replaced,or
(d) Construction of a new garage or addition to a driveway,parking space, or reconstruction
of a garage or parking space.
The nonconforming unpaved area must be paved subject to approval of a Driveway Permit in conformance
with City standards of Article 4.
Sec. 29.402. SETBACKS
(c) Full projections allowed.
(vii)Driveways,patios,sidewalks,and similar at-grade surfaces; (see also Front
Yard Parking,Nonconformities, and Other Paving Standards)
Sec.29.404. ON-SITE SIDEWALKS.
(1) General Standard. An on-site sidewalk shall connect the street to the main entrance of
the primary structure on the site. Sidewalks shall be composed of concrete,brick or other masonry pavers
and shall be at least 5 feet wide, except for those leading to Single Family and Two-Family Dwellings,
Community Residential Facilities, and Single Family Attached Dwellings, which shall be no less than 4
feet wide. Where sidewalks cross driveways,parking areas and loading areas,the crossing shall be clearly
identifiable, through the use of striping, elevation changes, speed bumps, a different paving material or
other similar method. The primary sidewalk leading to the main entrance of the primary structure on the
site shall be lighted.
(a) Sidewalks leading to the main entrance of a Single Family and Two-Family
Dwelling,Community Residential Facility,or Single Family Attached Dwelling,may be four feet in width,no
lighted,and utilize the paved driveway for connection from the main entrance to the street.
Sec.29.406. OFF-STREET PARKING.
(1) Applicability. The off-street parking requirements set forth in this Section apply to all off-
street parking improvements and uses,whether required by this Ordinance or in excess of the requirements of
this Ordinance,whether accessory to the principal use of a site, or operated as a commercial enterprise.
(2) Required Parking Spaces. Off-street parking spaces must be provided in accordance with
the minimum requirements set forth in Table 29.406(2)below, for any new building constructed and for any
new use established.
(b)Whenever a building or use lawfully existing on the effective date of this Ordinance,May
1,2000,is enlarged in floor area,number of employees, seating capacity,or otherwise to create a need for an
increase of 10%or more in the number of required parking spaces, such spaces shall be provided on the basis
of such enlargement or change. However, any change to a household living use or changes to an existing
household living use requires conformance to current parking requirements for such change without allowing
for an increase of 10%of intensity.
Table 29.406(2)
Minimum Number of Required Off-Street
Parking Spaces
PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN AND CAMPUS
DOWNTOWN AND CAMPUS TOWN
TOWN SERVICE CENTER SERVICE CENTER ZONES
ZONES
SIDENTIAL DWELLINGS
Ingle and Two-Family and 2 spaces/Residential Unit(RU) 1 space/RU
Ingle Family Attached
including Manufactured
omes outside RLP District)
partment Dwellings 1.5 space/RU;for one-bedroom DSC
nits Developments with up to 18 units:
1 space/bedroom for units of 2 0-2 bedrooms units:NONE
edrooms or more 3+bedroom units: 1 space/RU
1.25 space/bedroom for units of 2
edrooms or more in University Developments with more than 18
Impacted(O-UIE and OUIW) nits: 1 space/RU
1 space/residential unit for an
Independent Senior Living Facility CSC—All Developments
1 space/RU
TRADE AND WHOLESALE
Fast food restaurant 12 paces/1,000 sf in dining and NONE
citing area,or 1 space per
employee if no seating
INSTITUATIONAL AND
MISCELLANOUS USES
(3) Computation of Parking Spaces.
(b) When parking is required on the basis of square footage,gross square footage
shall be used to calculate parking unless otherwise stated.
(c) Where calculations yield a fractional result, only fractions of 0.5 or greater
shall be rounded to the higher whole number.
(7) Locating Parking Spaces and Paving in the Front Yard.
(a) Prior to the construction, expansion, conversion, or reconstruction of a
garage, driveway, or vehicular parking area (including paving adjacent to a driveway or parking
area),a Driveway Paving Permit, Site Development Plan,or Parking Lot Landscaping and Striping
Plan, as applicable to the principal use, approval from the Planning and Housing Director must be
obtained by the property owner.
The Planning and Housing Director can only approve a permit consistent with the standards of this
section and the guidelines of the Driveway Manual, an administrative publication available from
the Planning and Housing Department. Any such activity described above without prior approval
of a permit by the Planning and Housing Director is a violation of this Chapter.
Front Yard Parking and Paving within the front yard is only permitted as allowed within this
Section.Front yard parking generally includes all area of a lot for the entire width of the lot between
the front lot line(s) and the closest principal building. Parking location standards found in other
parts of the Code, such as between the Building and the Street is more narrowly applied to only
areas between the footprint of buildings adjacent to the front lot line.
(b) Commercial and industrial sites may have front yard vehicular parking
areas unless prohibited by the base zone standards.
(c) Hospital Medical District(S-HM)properties may use the front yard for the
location of vehicular parking, but only if setbacks of 15 feet from the front lot lines and 10 feet
from the side lot lines are maintained with respect to the front yard parking area, and a landscaped
berm is installed and maintained in said setback areas. The landscaped berm shall be so designed,
constructed,and maintained as to help screen from view from the front and sides,any and all motor
vehicles parked on the parking lot in any season of the year.
(d) For Group Living uses in any "RL," "RM," "RH," "UCRM," "FS-RL,"
or"FS-RM"zone,no vehicular parking area shall be permitted between the primary fagade and the
street. In addition,any parking area between a recessed fagade and the street shall require a setback
of 50 feet. Parking is permitted in the side or rear yard. On a corner lot,no parking area is allowed
within the front yard related to the secondary fagade.
(e) Household living and short-term lodging front yard vehicular parking
within any "RL", "RM", "RH", "UCRM", "FS-RL", or"FS-RM" zones is prohibited, except upon
an approved driveway that leads to a side or rear yard vehicular parking area or to a garage.
Specifications for driveways are stated below, no other installation at grade of any expanse of
asphalt, gravel, brick, concrete, or other form of paving is permitted without approval by the
Planning and Housing Department:
(i) No required parking for apartment buildings may be approved upon
a driveway within a front yard.
(ii) All newly constructed single and two-family dwellings shall provide
for at least one required parking space located outside of the Front Yard.
(f) Turnaround Areas. For single and two family dwellings with access only
from either Grand Avenue,Thirteenth Street,Ontario Street,Duff Avenue,Lincoln Way,or other
arterial streets,and located on a segment of one of those streets where the Public Works Department
can confirm an average weekday traffic count of not less than 10,000 vehicles per day, or for
properties with narrow driveways exceeding 75 feet in length that create potentially hazardous
back out conditions to pedestrians and bicyclists on collector or arterial streets,there may be a
paved area appended to the driveway as a space in which a motor vehicle can be turned around to
avoid backing onto the street. The dimensions of the said turning space shall be no greater than
reasonably convenient to that purpose as described in the Driveway Manual. A driveway permit
is required for a turnaround.
(g) As used in this section, front yard means the open space in that portion of
a yard between the street and the face of the structure and a line originating from the left side of the
lot and extending to the right side of the lot.The line,as viewed from the street,shall extend parallel
to the street to the nearest corner of the principal structure and then along the face of the principal
structure to the right corner,and from that point on a line parallel to the street to a point on the right
lot line. As used in this section,the face of a principal structure shall be any and all portions of the
structure fronting on a street. The front yard shall not include any portion of the city right-of-way.
A corner lot shall be deemed to have two front yards. When a lot has three or more street fronts,is
a through lot,or the lot is not a rectilinear shape to define a logical side and rear yards,the Planning
Director may approve a driveway and front yard parking that meets the intent of this section.
(8) Stacked Parking.
(a) Exception. Stacked parking is permitted by right for single family and
two-family dwellings; however,one of the required parking spaces per dwelling must be outside
of the front yard.
(10) Driveways. Driveways to all parking facilities shall be designed to promote safety
and access management while providing convenient access to adjoining properties.Drive Through
Facilities have additional standards within Article 13.The Planning and Housing Department shall
maintain a Driveway Manual to provide examples and diagrams of generally accepted practices for
conformance to front yard parking,paving, and driveway specifications for residential properties.
(a) Driveway width and design characteristics shall be as specified in the
Design Manual of the Statewide Urban Design and Specifications (SUDAS) as adopted by the
City of Ames unless specified differently in this Chapter. Driveway width shall be the specified
minimum to promote on street parking opportunities and pedestrian safety unless the City Traffic
Engineer approves a wider driveway width (not to exceed SUDAS maximum) based upon the
applicable following criteria:
(i) The extra driveway approach width is necessary to accommodate
design dimension characteristics of non-residential vehicles that regularly use the site(does not
apply to properties with dwelling units); or
(ii) The extra driveway approach width is necessary to resolve concerns
over safe approach and volume of traffic entering and exiting the site.
(b) Additional driveways.
(i) Additional nonresidential driveways shall be limited to the
minimum number necessary for use and design characteristics of the site and in conformance
with SUDAS standards.
(ii) A second single or two-family driveway may be permitted by
the Traffic Engineer if the lot has at least 150 linear feet of street frontage and can meet all other
specification and spacing requirements,including 75 feet of separation between drives.
(c) Dimensions Single and Two Family
(i) Single and Two-Family home driveway width onsite is intended
to be proportional to the curb cut and approach dimensions. The approach shall match the width
of the approved driveway that leads directly to parking within an attached garage or vehicular
parking outside of the front yard.
(ii) Single and Two-Family home driveway width of the approach
in the right-of-way shall be no less than 10 feet,the on-site driveway width shall be no less than
9 feet.
(iii) The maximum width of a driveway approach is 12 feet for a
one-car garage,carport, or uncovered parking spaces,20 feet for a two-car garage, and 24 feet
for a three-car garage. Driveway approaches that do not lead directly to a garage are limited
to the equivalent width of a one car garage.
(iv) On site driveway paving is limited to areas related to the width
of the garage and exceptions described in this Section. In no event will additional paving
adjacent to a driveway be approved that would allow for an additional parking space to be created
in front of a home. Walkways adjacent to a driveway must be of a different decorative paving
material or separated by five feet of vegetative landscaped area from the driveway paving.
(v) Parking upon decorative paving,rock, gravel, or other material
that is not the approved driveway is illegal front yard parking.
(d) Exceptions. Single and Two-family homes may have additional
paving approved for a flared parking space within the front yard located towards these closest
interior property line, subject to the following:
(i) When a property has an approved driveway compliant with this
section that leads to at least one required parking space located outside of the front yard,additional
paving may be approved subject to the following limitations:
(a) The flared parking shall include a taper design either
angled or rounded that is a generally equal to a 45-degree angle between the sidewalk intersection
with the driveway and the outside edge of paving width for flared parking for a distance of not
less than 5 feet. See Driveway Manual for more detail.
(b) The flared parking space shall be contiguous to and
parallel to the existing driveway; and,
(c) The parking space shall be located between the existing
driveway and the closest interior side property line.
(d) Flared parking is not permitted to the interior of a lot or
within the street side or front yard of a corner lot.
(e) The design of the flared parking area is to allow for
parking of vehicles perpendicular to the street and not perpendicular to the driveway.
(f) No paving within the right of way that does not match the
SUDAS requirement of a driveway approach is permitted, i.e., paving between a sidewalk and
driveway approach radius or flare.
(g) Overall paving is limited by the lot coverage standards of
the zoning district.
(h) Not prohibited by easement.
(ii) Minimum Parking and Driveway Width. When a property with
an existing single-family dwelling does not have an attached garage or the ability to physically
situate a required parking space within the side or rear yard,a driveway width of up to 20 feet may
be approved to allow for two side-by- side parking spaces located adjacent to an interior side
property line.
(iii) The Planning Director may approve extra width of 4 feet to the
interior side of a driveway when the total width of the driveway with the exception does not exceed
20 feet. Flared parking area is included in the calculation of 20 feet of width.
(11) Improvements of Off-Street Parking Areas and Driveways.
(a) Surface Material Standards.
(i) Materials. All vehicular parking and maneuvering areas,
including driveways, and front yard parking areas described in Section 29.406(7),must be paved
with Portland Cement Concrete, Asphaltic Cement Concrete, or an equivalent as determined by
the City Engineer.
(ii) Material Thickness. All vehicle areas, including front yard
parking areas described in Section 29.406(7), must be paved with an approved material no less
than five inches thick. Use of bricks or pavers with a supporting base that provides for durability
equal to that of five inches of paved thickness may be approved by the City Engineer. Greater
thickness may be required by subsurface conditions or the type of vehicles using the parking area.
In all off-street parking areas where access will be provided for heavy trucks and transit vehicles,
the pavement thickness shall be adequate to accommodate such vehicles,as determined by the City
Engineer. When it is anticipated that transit service will be extended to sites not presently served,
pavement thickness shall be adequate to accommodate transit vehicles, as determined by the
City Engineer.
(b) Existing single and two-family front yard parking and driveway area
configurations are considered pre-existing as of January 1, 2023, for purposes of maintaining
current paved areas and dimensions.New or expanded driveways and parking areas must comply
with all current standards.
(c) Unpaved parking areas and driveways must be paved as described in
Article 3 for other nonconformities.
(d) Striping. All parking areas must be striped in accordance with the
dimension standards described in Figure 29.406(9)to clearly delineate parking spaces and drive
aisles for use by customer,employee,business, and other vehicles, except parking areas designed
for outdoor display of vehicles for sale or lease.
(e) Lighting. Illumination for parking and loading areas must be designed to
be fully cut off from adjacent properties.
(12) Parking Structures and Decks.
(b) Screening or other improvements must be made so that parked vehicle
headlights are shielded from view at each level of the parking structure.
(15) Standards for Accessible Parking Spaces.
(iii) Van-accessible spaces. One in every 6, but not less than one,
required Accessible Parking Spaces must be served by a passenger access aisle with a minimum
width of 8 feet and must be designated"Van-Accessible"by a sign mounted below the symbol of
accessibility. When exempt by ADA,no van-accessible spaces are required.
(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:
(a) Parking spaces required for principal uses permitted in the CSC, HOC,
CCN, CCR, NC, S-HM and S-SMD zoning districts may be located on the same lot as the
principal building or on a lot within 300 feet of the lot on which the principal building is located.
Parking within the DSC zoning district may be located on any lot within the DSC or DGC zoning
district, subject to approval by the City Council.
(b) Parking spaces required for uses permitted in the F-PRD zoning district
or a PUD Overlay may be located on a lot within 300 feet of the lot on which the use is located,
if the parking spaces to be used are within the boundary of the same zoning district.
Table 29.1202(5)-1
Suburban Residential Floating Zone Residential Low Density(FS-RL)Supplemental Development
Standards
SUPPLEMENTAL F-S ZONE LOW DENSITY
DEVELOPMENT
STANDARDS
SINGLE TWO SINGLE FAMILY
FAMILY FAMILY ATTACHED
Par-king Between Buildings a NO No No
Streets
Table 29.1202(6)
Suburban Residential Floating Zone Suburban Regulations
SUBURBAN REGULATIONS F-S ZONE
Parking Location Parking in the front yard is limited per requirements of 29.406.
Additionally, no nonresidential use may have parking between the
primary and secondary fagade,however,as part of a Special Use Permit
review the Zoning Board of Adjustment may allow for parking between
a building and the street when a site has three or more street frontages.
Sec. 29.1501.BUILDING/ZONING PERMIT.
(1) Permit Required.
(a) No Building/Zoning Permit shall be issued by the Building Official
for any building, building addition, structure or structural alteration, and no building or
structure shall be erected, added to, or structurally altered, and no change of use shall be
permitted or established unless the Zoning Enforcement Officer certifies that such proposed
building, structure,or use is in conformity with this Ordinance or is a valid nonconforming use.
(c) A Building/Zoning Permit shall be revoked if there are any substantial
changes or alterations to the plot plan, building plans and/or other supporting application
documents after the issuance of the permit.
(d) Zoning Permits for Driveways, Landscape Plans, and Parking Lot
Striping, Outdoor Storage/Display Areas, and other miscellaneous improvements and uses
require approval by the Planning and Housing Department prior to their construction or
establishment of use. A Site Development Plan may be required per 29.1502. When a Site
Development Plan has been approved that addresses the above-described activities, no zoning
permit shall be required unless necessary for new activities or changes to approved activities.A
Building/Zoning permit would still be required.
(2) Submittal Requirements.
(v) Landscaping and pavement striping as applicable.
Sec.29.1502. SITE DEVELOPMENT PLAN REVIEW.
(2) General Requirements for Site Development Plan Review.
(i) The development or redevelopment does not require the
construction of any additional parking spaces.
(iii) The development or redevelopment does not exceed 150 square
feet of area, as calculated from the exterior dimension of a structure or an addition to a structure.
This includes impervious areas of paving and compacted rock or other similar impervious
surfaces.
(iv) Driveway, Sidewalk and Parking Lot Reconstruction is exempt
from the Site Development Plan submittal requirement when a site was previously approved with
a Site Development Plan, there is no change in configuration of the parking lot to enlarge or
expand paving boundaries, and the amount of impervious area with replacement paving is less
than 1.0 acre in area as defined for redevelopment in Chapter 5B of AMC. The exception from
the Site Development Plan submittal requirements does not exempt the project from complying
with parking lot and landscaping standards of this Code and approval of a Zoning Permit. If
reconstruction is combined with any other changes to a structure on site,it is not exempt.Changes
to Nonconforming improvements are subject to standards of Article 3.
Section Two. Violation of the provisions of this ordinance shall constitute a municipal
infraction punishable as set out by law.
Section Three. All ordinances, or parts of ordinances, in conflict herewith are hereby
repealed to the extent of such conflict, if any.
Section Four. This ordinance shall be in full force and effect from and after its passage
and publication as required by law.
Passed this day of
Renee Hall, City Clerk John A. Haila, Mayor