HomeMy WebLinkAboutA001 - Commission Action Form dated January 17, 2024 I
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ITEM #; 8
DATE: U1-17-24
COMMISSION ACTION FORM
SUBJECT: HEARING ON TEXT AMENDMENTS TO AMES MUNICIPAL CODE
CHAPTER 29 (ZONING ORDINANCE) TO ALLOW TWO-FAMILY
(DUPLEX) DWELLINGS IN RESIDENTIAL DISTRICTS
BACKGROUND:
The City Council has identified implementing the Ames Plan 2040 initiatives related to
infill development options for housing as a priority. Additionally, the Council values adding
diversity in housing opportunities. Allowing two-family dwellings within all residential
zoning districts supports these priorities of the Council.
At the Planning & Zoning Commission meeting of October 4, 2023, staff reviewed the
proposed standards for two-family dwellings within low density residential neighborhoods
and discussed the extensive public outreach effort that took place August through early
October 2023 for ADUs and two-family dwellings (duplexes). Subsequently, the complete
results of the outreach effort were presented to the City Council on October 10, 2023.
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Public input was divided with no one opinion about the use or standards having an
overwhelming majority. Attachment "A" is a summary of the original public outreach
efforts. Complete background information about two-family dwellings (duplexes),
including all public input from October 10th, can be found on the City's website at
www.cityofames.orq/addhousing.
On October 10, 2023, after reviewing the public outreach responses, City Council directed
Staff to proceed with zoning text amendments to allow two-family dwellings (also known
as duplexes) within low density residential zoning districts city-wide based upon the draft
standards used for public outreach. Staff has refined the standards consistent with this
direction a complete draft of the proposed changes to Chapter 29, Zoning Ordinance are
included as Attachment "B".
Notably, City Council also provided direction on how to consider two-family dwellings
within the "Near Campus Neighborhood" areas. These are neighborhoods surrounding
Iowa State that were designated by resolution of the City Council. Rental occupancy in
these areas is determined by the number of bedrooms listed in the records of the
Assessor's Office or the Inspection Division on January 1, 2018. Council directed that the
minimum lot size in Near Campus Neighborhoods for two-family dwellings be increased
from 7,000 sq. ft. to 10,000 sq. ft. Existing Near Campus two-family dwellings on lots less
than 10,000 sq. ft. will become "pre-existing" status, but no new two-family dwellings can
be built on lots less than 10,000 sq. ft. Occupancy for rental purposes will be limited to
the 2018, bedroom count. Accordingly, total allowable bedroom count for rental
occupancy purposes in "Near Campus Neighborhoods" will not be increased with the
construction of a new two-family dwelling.
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Summary of Changes to Chapter 29- Zoning Ordinance
Three primary sections of Chapter 29 included proposed changes to facilitate two-family
home construction and design compatibility. Amendments apply to Section 29.406 for a
second driveway allowance, new design standards as part of Section 29,410, and
amendments to the permitting process for Zoning Permits in Section 29.1502.
Standards unique to two-family dwellings are proposed in Section 29.410(2). This section
includes standards applicable to new construction of all two-family dwellings. There are
also additional standards for infill sites located within established neighborhoods. Existing
two-family dwellings will be considered "pre-existing" as defined within the Zoning
Ordinance and will not be subject to the new standards for remodeling and additions. Pre-
existing units may continue indefinitely; however, should a pre-existing two-family
dwelling be demolished, the new two-family dwelling would be subject to all current
standards.
Where Permitted. Currently, two-family dwellings are limited to the RM, FS-RM and RH
zoning districts. The change will allow two-family dwellings in residential zoning districts
where previously only pre-existing two-family dwellings were allowed, which include, RL,
UCRM, & FS-RL. F-VR Village Residential zoning is not being amended at this time, as
this zone only applies in Somerset which has unique design requirements and covenants
limiting certain building types. Please note that although the zoning may allow for two-
family homes, private subdivision covenants may still restrict this building type
just as was discussed during the ADU text amendment process.
E Single-family homes will not be allowed to convert to a two-family use. Two-family
i dwellings will only be allowed only as new construction. New construction can be on a
vacant lot in an established neighborhood or built as new development.
Parking & Driveways. The current requirement for two parking spaces per dwelling will
continue; however, a garage space will be required for one of the spaces. Currently in the
city there are no covered parking requirements, but this was added in consideration that
most single-family neighborhoods do include at least one covered garage parking space.
The standards do not preclude the use of a two-car garage for each dwelling; however,
other standards such as maximum driveway width and driveway separation requirements,
as well as compatibility standards for established neighborhoods will influence the design
and may limit the orientation of the garage to a street or potentially its overall size. Existing
requirements allow a garage door width no greater than 20 feet per dwelling unit (Section
29.408(7)(a)(iii)(d)). Constructing a two-family dwelling with 40 feet of continuous garage
doors facing the street will not meet existing neighborhood compatibility standards and
will have to be broken up or placed in the rear.
Current driveway regulations for single-family and two-family properties limit a property
to one curb cut & driveway unless there is 150 feet of frontage, Essentially, a site must
be a corner lot to have a second driveway. Additionally, there is a 75' separation distance
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required (Section 29.406(10)(b)(ii)). As staff evaluated the design goals for two-family
dwellings and in response to one developer comment, staff concluded having only one
20' wide driveway on a two-family property would limit design layout options and
functionality. In some cases, a single driveway access point may be able to allow for a
k driveway to flare out and provide access to multiple garages. If the one driveway limit is
' maintained, it would not allow for split garage designs on opposite sides of the building.
It would result in only one garage space per unit unless the garage is in a rear yard.
Allowing the second curb cut would take a street parking space away but give the builder
E more choices in building design. Allowing two-family dwellings to have more than one
€ driveway cut was not discussed during public outreach, but this change is proposed in
I the draft ordinance by staff.
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Staff met with the city's traffic engineer to better understand SUDAS regulations and to
understand required driveway design standards and spacing. No change to the actual
design requirements are proposed for driveway approach design, all driveways would still
require at least a 3-foot taper at the curb and typically 5 feet of curb would be needed
between tapers, resulting in 11 feet of separation. Functionally, a property would likely
have to have at least 65 feet of lot frontage to accommodate two driveways and potentially
meet the other design requirements. Staff supports amending Section 29.406(10)(b)(ii) to
allow two driveways for two-family dwellings with the intent that neighborhood
compatibility would still apply and not necessarily permit split driveway designs in all
neighborhoods.
Design and Orientation. The proposed standards require two-family dwellings to be
designed to have the appearance of two identifiable separate units in terms of materials
and architectural treatments, when both front doors face the street on the primary facade.
This standard will apply to all new two-family dwellings. Alternatively, the building can
locate one entrance on the primary facade with the second unit's entrance to the side or
rear. Two-family dwellings located on a corner lot may locate a front door on each street
facing fagade as well.
Dwelling units may be located side-by-side, in tandem (second unit behind front unit), or
stacked.
Entrances. The primary entrance for at least one of the units shall be on the primary
fagade or on a recessed fagade that is setback from the primary fagade by not more than
12 feet. The draft regulations used the term "not substantially setback from the front
fagade." A recess of more than 12 feet is now defined as substantial. Within the Zoning
Ordinance, several overlay zones require a minimum (4-foot or 8-foot) recessed fagade
along with the primary fagade. Having a recessed fagade can add variation and interest
in the building form when it is appropriately dimensioned.
Windows and Transparency. All primary fagades shall include a minimum solid to void
ratio of 15%. This prevents blank walls that create a blocked-off street frontage. This
standard Is already utilized in the Single-Family Conservation Overlay (O-SFC). Current
definitions describe how the standard is applied.
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€ Block Face Evaluation and Neighborhood Compatibility. Ames Plan 2040 policies
emphasize infill compatibility and the protection of neighborhood character in established
neighborhoods. Compatibility of new construction will be achieved by incorporating a
prevalent architectural style and/or prevalent features currently existing on the block face
within established neighborhoods into the design. An evaluation of the block face will
determine if a uniform architectural style is present among the single-family homes and/or
if prevalent styles exist in the treatment of roof design, primary entries, windows, and
garage placement. The block face includes all properties facing one side of a street in a
block. Neighborhood "style" varies among neighborhoods depending upon the year of
construction,
New neighborhoods are proposed to be exempt from the strict application of the design
compatibility due to lack of established character.
The most notable feature that will be determined by the block face evaluation will be the
determination of where driveways and garages can be placed in relation to the front
(street facing) facade of the building. There are three garage/driveway patterns that may
emerge within established neighborhoods:
• A flush or nearly flush front-loaded garage accompanied by a driveway not having a
width greater than 20 feet (most predominant pattern).
o Garages that protrude from the front facade are not allowed, unless it can
be documented that this pattern is existing and prevalent on the street block.
o A street-facing garage door(s) shall not exceed 50 percent of the total front
facade width.
• An attached or detached garage located at the rear of the house or in the rear yard
accompanied by a driveway usually along one side of the house.
o Locate the garage at the rear of the two-family dwelling or as a detached
garage in the rear yard.
o Alternatively, the garage may be located a minimum of 18' from the front
facade of the two-family dwelling. All garages, attached or detached, shall
be set back a minimum distance of 18 feet behind the primary facade of the
principal building on the lot.
• An attached or detached garage located at the rear of the house or in the rear yard
accessed from an alley.
o Garages shall be located either at the rear of the two-family dwelling or as
a detached garage in the rear yard.
o Any new driveway shall be constructed with access only from the alley. The
driveway leading from an alley to the entrance of a garage shall be either 8
feet from the property line abutting the alley or a minimum of 20 feet from
the property line abutting the alley.
In all areas, side loading and rear placed garages are allowed, if other required standards
are met. Additionally, detached garages shall comply with the accessory building
regulations described in Sec. 29.408(7), for allowable setbacks, maximum size, and
maximum building height.
Other features that might emerge from the evaluation and impact the design are roof
design, entrance features, and window styles and proportions.
Incorporate prevalent roof forms from the block face evaluation that represent
compatible features, such as hipped roofs, gables, and dormers.
• Entrances. Incorporate prevalent entrance features from the block face evaluation that
represent compatible features, such as porches, stoops, sidelights.
• Windows and Transparency. Incorporate window style and proportions from the block
face evaluation, if a predominate style is evident. This is key element in that generally
single-family home windows are important design feature of a single-family home and
exceed minimum dimensions of the building code. When a structure utilizes only
minimum dimension requirements of the building code, it will often not be consistent
with surrounding home designs.
Block faces with an eclectic mix of single-family home styles will have few, if any, features
to replicate and there will be more flexibility for the builder to propose a design that is
generally compatible with the block.
A zoning permit will be required for two-family dwellings before a building permit can be
issued. This will allow review for compliance with the two-family standards of the zoning
ordinance. The application for a two-family home zoning permit will require an applicant
to assess the block face and identify what features are proposed to address these criteria.
ALTERNATIVES:
1. Recommend that the City Council approve the draft text amendments to Chapter
29, included as Attachment 'B,' allowing two-family dwellings in all residential
districts described herein.
2. Recommend that the City Council approve the draft text amendments with
modified standards.
3. Recommend that the City Council not proceed with the text amendments allowing
two-family dwellings in all residential districts.
4. Defer action on this request and refer it back to City staff and/or the applicant for
additional information.
PLANNING AND HOUSING DEPARTMENT RECOMMENDATION:
During the 1980s and 1990s several low density and medium density zoning districts
allowed for two-family dwellings to be constructed. The city has over 1000 two-family
dwellingunits within the city currently. Due to sensitivity of design issues and over
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concentration of rental properties, the new zoning ordinance adopted in 2000 eliminated
e two-family dwellin construction in almost all zoning districts. These
options for new g g
existing two-family dwellings were identified as a "pre-existing" use that allowed for them
to be maintained and altered. Consequently, very few two-family dwellings have been
constructed since 2000.
In support of the City Council's goal of valuing diverse housing options, this zoning text
amendment will introduce an expansion of this type of housing option. Policies of Ames
Plan 2040, require infill development to give consideration to design context. Support for
infill is based upon the concept of contextual design for compatibility, the goal is not strictly
to increase density as efficiently as possible, but instead to allow for integrated design
into a neighborhood. The city has examples of both compatible and integrated two-family
dwelling designs and those that are not designed in a context-sensitive manner.
Design standards have been added to help ensure compatibility of the new construction
with the existing homes in an established neighborhood. Two-family dwellings can only
be established through new construction and are not allowed to be established by
conversion of an existing single-family home. The conversion limitation is intended to
preserve existing affordable single-family housing stock and to not incent its conversion
to two-family dwellings that would not meet the standards of the new design requirements.
Although the design requirements will add cost and require builders to consider site
specific situations, staff believes that the standards include an appropriate balance of
considerations. The attached standards are in draft form. Final language is subject to
review by the City Attorney's office, as they prepare a final ordinance for City Council
approval.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Planning & Zoning Commission approve Alternative #1.
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ATTACHMENT `A'
PUBLIC OUTREACH SUMMARY
Webpage. A webpage was set up in July that included details on the proposed
regulations and open house opportunities (www.CityofAmes.org/AddHousing). It also
included an opportunity to provide feedback via a survey and also included a Frequently
Asked Questions page. An email and phone number were provided for those with
additional questions or comments.
i Brochure. A brochure was created summarizing the proposed regulations and including
graphic examples. A link to the brochure was included on the webpage site and hard
copies were made available at the open houses and in the corridor outside of the
Planning and Housing Department.
CitySide Newsletter article. A Utility Bill CitySide article and information on the webpage
was included in August& September utility mailings.
Neighborhood Association. City staff emailed the City Neighborhood Association
contacts alerting them to the public outreach efforts.
Press Releases. Two press releases ran in the Ames Tribune on August 14th and
September 15th as well as numerous social media blasts during August and September.
Open House Opportunities. Over the last few months, staff has held five open house
opportunities at various locations around the city. These included:
• Monday, Aug. 21 5:30-7:30 pm
Library — Brown Auditorium, 515 Douglas Avenue
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Thursday, Sept. 14 5:30-7:30 pm
Hira Park— Shelter, 3622 Woodland Street
• Monday, Sept. 18 5:30-7:30 pm
Ames Municipal Airport— Lobby and Multi-purpose Room, 2520 Airport Drive
• Monday, Sept. 25 5:30-7:30 pm
Inis Grove — Walnut Shelter, 2500 Duff Avenue
• Saturday, Sept. 30 5:30-7:30 pm
ECO Fair— City Hall Parking Lot
Copies of the brochure and frequently asked questions were made available at the open
houses. A comment box was provided for giving comment and a computer was made
available for filling out the Online Survey. Email information was gathered so that staff
could continue to be in touch with the participants.
Those attending the open houses primarily left comments regarding Accessory Dwelling
Units, rather than Two-Family Dwellings (Duplexes).
SSQeaking Engagements. Kelly Diekmann spoke on KOHI radio about the opportunities
for comment on the initiative on two occasions, one in August and one in September.
SURVEY RESULTS (42 Respondents, thru October 5th)
Please provide any comments on the new two-family dwelling (duplex) regulations:
Too many parking spaces required, too much pavement required.
• I'm in favor of anything that encourages more infill development and more
j walkable neighborhoods.
• Anything we can do to make housing more affordable and accessible is a win.
Shelter is a human right!
• The city should keep the current limited options in place for duplexes/twin
homes. Twin homes should only be allowed as transitional structures between
apartments and single-family homes, or the like.
• Good idea. However, I would also like the city to also do more to utilize all of the
apartments we have and work with companies and landlords to make rent more
affordable for those of us who are permanent Ames' residents who cannot afford
to buy a home due to costs in Ames but want to live here and want to live in a
rental.
• It is most undesirable to begin to add duplexes in single family neighborhoodsil
We are strongly against this plan! Are you trying to ruin the living conditions that
Ames is known for? People purchased in these single-family neighborhoods to
protect their families and home values. You are trying to break covenants that
have been established for the protection of the area development that buyers
chose and valued.
• Do not want them in our subdivision,
Do not want any rentals in our subdivision.
• Entirely unfair that an owner-occupant cannot convert an existing part of their
home into another yet. Whether that be an ADU or duplex. It unfairly benefits
property developers not existing homeowners.
• 1 really support allowing duplexes in single-family neighborhoods, and I
appreciate that Ames is taking steps to try to make housing more affordable for
people. The only complaints I have are that I think the parking regulation should
be modified such that, if the unit is only a single bedroom, then the unit should be
allowed to have only a have only a single parking spot instead of all units
requiring two spots.
• Already many rentals and duplexes in this neighborhood near campus
• Increasing population density doesn't improve vitality (unless it is measured by a
number of drunk students per sq ft), it decreases value and quality of life for
neighboring properties.
• Ridiculous regulation: Window patterns shall be logically designed to the
proportions and spacing of single- family homes in area. For example, second
floor windows shall generally be aligned with first floor.
• ALL FOR IT
• It sounds like you're sticking your fingers into becoming a city-wide HOA.
• Let's keep duplexes and single-family residences separate. A new duplex on my
street would bring my property value down and negatively affect the long-time
property owners.
i • 1 think the following are much too stringent: lot coverage of 60%, setback, no
conversions, and parking requirements.
• Thank you for working to provide lower cost housing in Ames. It is sorely needed
and is a necessary requirement for responsible government. I have no
complaints about the proposal.
• I am not in favor of allowing these additional dwellings on residential lots. I feel it
will result in unkept and/or abandoned dwellings as time passes. Feel it will lead
to friction in neighborhoods due to appearance and congested properties.
• Consider including modern HVAC systems as requirements. There are
companies building subpar duplexes and still putting window-type A/C units in the
walls!! Please, no! Please include regulations that provide for up-to-date isolation
between units, or construction orientation to help. Consider duplexes that would
allow more people to age in place without needing to move to a retirement
community at an incredible expense. Basements? I think so in Iowa[ If not full, at
least partial. A newer, Average Joe duplex that is energy efficient in a decent part
of town that doesn't rent for an arm and a leg, would be of interest to us as we
near semi-retirement. We currently rent a duplex at a $1.00/sq ft main floor in
Kate Mitchell area. Thank you. Dawn Andersen.
• I'm concerned that new developments will prohibit duplexes in their covenants
and this won't actually do anything to promote constructing new duplexes.
• There are already 3 duplexes on our block. There is definitely a density issue.
o We have been following this discussion with interest. Our company (Friedrich)
owns a lot at 320 Jewel that previously had a duplex dwelling. It has been used
as an illustration by Staff as part of the narrative on this topic. The former owner
had it taken down with plans of rebuilding. Unfortunately, after demolishing the
structure, he discovered the regulations for single-family dwellings in the area
would not permit reconstruction of a duplex. In view of the fact, that there was a
duplex here previously-,there is a duplex next door and other multifamily nearby.
In addition, Ames has a shortage of homes and rentals for residents...we see the
intensification of existing residential areas as necessary to help meet the demand
for housing. We are supportive of allowing new d uplexes/town homes in single
family residential zones as proposed by staff.
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• 1 don't understand why these restrictions on duplexes exist (for instance, that an
existing house cannot be turned into a duplex). Multi-family housing offers
economic, environmental, and social benefits to many communities, so I'm not
sure why there are restrictions that may discourage people from pursuing such
housing options.
• As our country moves toward recession and worse, it is important to allow
duplexes and ADUs in Ames. More families struggle to provide housing for their
extended family. Allowing ADUs and Duplexes to be built close to existing homes
would help financial stability and would also help emotional stability and provide
a stronger sense of community. It would help bring better mental health for those
families.
• 1 am completely against the addition of a 2nd living area added to single family
homes. The zoning was set up to protect, preserve and maintain property values
and living spaces.
• We need more family places. Not just college housing. Families want to live here
too.
• 1 want single-family living, not duplexes. I think both of these proposals are bad
ideas. I find it frustrating that the city keeps trying to pack more people into less
space. It makes me want to sell my house and move to a rural location.
• 1 support the regulations as written.
• Build neighborhoods with sufficient street width to accommodate parking on both
sides. Then this concept will work well, At present you want to add more people,
so more vehicles and limited parking. It is already an issue don't complicate it
more.
• Garage regulations seem excessive.
• No problem with duplex structures
• They seem reasonable to me.
• I'd like to see more options for Ames' residents to buy and build wealth. If new
duplexes are added in my neighborhood, I'd want them to be for purchased by
the persons living there - NOT rentals. These duplexes need to add to available
inventory for purchase, not take away usable land for companies to make more
profit from.
• More housing options is a good thing.
• Neighborhoods should stay single dwelling houses
• 1 am in favor of this new regulation
• 1 am in favor of allowing duplexes in residential neighborhoods.
0 1 think this would be a great idea
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• As a person who purchased in a home zoned for single family homes, I do not
i wish for duplexes to be allowable in all neighborhoods. It would enhance
crowding in existing neighborhoods,
• No -brainer. Wild that this is still a zoning rule
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WRITTEN COMMENTS
RECEIVED AT OPEN HOUSES & ECOFAIR
Allow Conversions:
• "Given shrinking household sizes, why not support conversion to Duplex orADUs
within existing houses?"
SUMMARY OF CORRESPONDENCE RECEIVED
Supports:
• Anastasia Tuckness of 1323 Clark states, "I think adding the capability of ADUs
and increasing duplex options is a great idea. I think Ames would benefit from
having creative ways to house more people in town. I live just north of old town
Ames and have lived in Ames for 25 years, and personally hold a value of
sustainability, which I think would be in line with this type of initiative." [email,
Sept. 2023]
Design Standards:
• Justin Dodge of Hunziker Companies does not support Design Standards for
Duplexes as written. [His letter to City Council, Sept. 2023 is included on the
following page.]
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COMPANIES
August 14, 2023
To:Ames Mayor and City Council
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From:Justin Dodge, Hunzlker Companies
Re: Comtnents on proposed duplex criteria
Dear Honorable Ames Mayor and City Council,
Thank you for discussing the possibility of building duplexes in our community.We think duplexes have
been a successful building category in the past and believe there is a great opportunity for building them
It)the future.
Hunziker Construction has built numerous townhomes/duplexes in the surrounding communities it)
recent years.They have been a very popular option for residents,tenants and Investors. Pictured below
Is art Image of one of these homes.
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This duplex is on two lots but would fit on an 89-foot-wide lot with 8-foot side yard setbacks. It Is a very
efficient design featuring three bedrooms,two and a half bathrooms and a double garage.We take
pride in all our homes,and this design Is no exception.
Under the proposed criteria for duplexes,we would not be allowed to build this as a duplex In Ames for
two reasons;
1, The proposed criteria limits each unit to a single stall garage
2. The garage face in front of the house face,and potentially the window alignment.
We believe this design is compatible with most of our existing neighborhoods.Additionally,we can
j make minor changes to the exterior facade to incorporate attributes which would match the roofline to
the rooflines of existing surrounding homes if needed.
We are asking for minor amendments to the proposed criteria to allow duplexes like the one pictured.
We would also ask for the option of a two-car garage for each unit.This would allow tenants to store
vehicles inside Instead of forcing vehicles to the driveway or the street.I believe most neighbors would
be very supportive of this allowance.
Thank you for your time and continued commitment to making Ames a great place to call home.
Sincerely,
Justin Dodge, Hunziker Companies
105 S 16th St,Ames, IA 50010
Justin.dodgeQhuncilcer,com
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ATTACHMENT `B'
DRAFT TWO-FAMILY ZONING TEXT AMENDMENTS
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Sec. 29.201. DEFINITIONS.
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i (63.1) Dwelling, Two Family Pre-existing: A two family dwelling designed and built as, or
converted to atwo-family dwelling, pursuant to a zoning and building permit as evidenced by
approved building/zoning permits on file with the Chief Building Official. However, a home
subject to a retroactive conversion permit does not meet the definition of being a two-family
dwelling pre-existing.
138.1 Near Campus Neighborhoods means certain neighborhoods near Iowa State
University, as designated by a Resolution adopted by the City Council.
Sec. 29.406 OFF-STREET PARKING.
(10) Driveways...
(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.
(iii) New construction_of_a_Two-Family Dwelling may have a second driveway approved
by the Planning and Houisnq Director subject to size and appearances standards of
29.410 and all other specifciations and spacing requirements, including conformance
with all driveways desiqn specifications including but not limited to widths, flares
sidewalk slope, and seperation from other driveways (e.g. five feet) and property lines in
accordance with the Driveway Manual.
Sec. 29.410. SIZE AND APPEARANCE DE-TAG14ED-OIF DWELLINGS.
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j (1) Detached_DAgI ags.
All non-attached dwelling structures of any kind located outside the RLP Zone, shall
meet the following minimum standards:
La 44 The principal portion or main body of the structure shall have a width and length of not
less than 20 feet.
Lb,IM The siding of the structure shall consist of wood, simulated wood siding (to include
horizontal lapped steel, vinyl, or aluminum siding), brick, stone, stucco or concrete and,
I furthermore, shall not have an appearance or condition incompatible with conserving the market
I value and beneficial use and enjoyment of adjacent buildings, as determined by the person
responsible for zoning administration. Any person aggrieved by that determination may appeal
to the Zoning Board of Adjustment as by law provided.
' (2) Two-Family (Duplex) Dwellings.
(a)Where Permitted. Pre-existing Two-Family Dwellings are a defined use within zoning district
use tables. Remodeling,and additions to Pre-existing Two-Family Dwellings are not subtect to
the requirements of this section. New construction of a Two-family Dwelling is permitted within
specified_zoning districts subject to compliance with the zoning standards and compatibility
criteria of this section. New construction is for a wholly new Two-Family Dwelling and does not
j allow for the conversion of, or addition to, an existing single-family dwelling to create two units.
(b) Near Cam us Neighborhoods, The minimum lot size for new construction of a two-family
dwelling is 10,000 square feet. See also Chapter 13, Rental Code, limitations for occupancy of
newly constructed dwellings based upon bedroom room counts established in 2018.
(c) Parking.
(i) A minimum of one garage parking space shall be provided per unit._ A total of two
parking spaces per unit is required.
(ii) If creating a narking lot of more than four spaces, landscape buffering is required [see
Sec. 29.403(2)(h)l.
(e) Design and Orientation
(i) The Two-Family Dwelling shall be designed to have the appearance of two identifiable
separate units in terms of materials and architectural treatments, when both front doors
face the street on the primary facade. Two-family Dwellings on a comer lot may locate a
primary entrance facing each street to meet this requirement. Locating one front door on
the primary facade and a second entrance to the side or rear will also meet this
requirement.
(ii) Dwelling units may be located side-by-side, in tandem (second unit behind front unit), or
stacked.
Entrances.
(i) The primary entrance for at least one of the units shall be on the primary facade or on a
recessed facade that is not substantially set back, e,q. by no more than 12 feet.
(q) Windows and Transparency. The principal and recessed facade shall include a
minimum solid to void ratio of 15%.
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(h) Building Materials. Requirements of Section 1(b) above apply.
Neighborhood Compatibility.
Approval of a Two-Family Dwelling requires a determination that the architectural design and
layout of the site are designed to be compatible with the surrounding nbighborhood's design
character for height, orientation and architectural design elements. Compatible means
designed in a similar manner to the representative stylef the area or includes features of the
I representative style and layout to be harmonious with the character of the block face.
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f In established neighborhoods, compatibility of new construction is achieved by incorporating a
prevalent architectural style and/or incorporating prevalent features currently existing on the
block face. This begins by first evaluating the block face to determine if a uniform architectural
style is present among the single-family homes and/or if prevalent styles exist in the treatment
of garage placement, roof design, primary entries, windows, and garage placement The block
face includes all properties facing one side of a street in a block. For short blocks with few
examples,relevant homes for evaluation can include properties adiacent to the site that are not
on the block face,
Neighborhood "style" varies among neighborhoods depending upon the year of construction.
For developing neighborhoods where a style has not been established, any combination of
compatible elements may be approved for a new Two-Family Dwelling.
(i) Garage and Driveway Placement Patterns, Within established neighborhoods, there are
three typical garage/driveway patterns that may emerge and applied to a project:
a. A flush or nearly flush front-loaded garage accompanied by a driveway_not
havinq a width greater than 2.0 feet(most predominant pattern)
a) Gar'ag?s that protrude from the front facade are not allowed,,unless it can be
documented that this pattern is existing and prevalent on the street block.
b) A street-facing garaqe door(s) shall not exceed_50 percent of the total front
facade width.
b. An attached or detached garage located at the rear of the house or in the rear
yard accompanied b a driveway usuallyelan 1 one side of the house.
a) Locate the garage at the rear of the Two-Family Dwelling or as a detached
garage in the rear yard.
b) Alternatively, the garage may be located a minimum of 18' from the front
facade of the Two-Family Dwelling_
c. An attached or detached garage located at the rear of the house or in the rear
yard accessed from an alley.
a) Garages shall be located either at the rear of the Two-Family Dwelling or_as_a
detached garage in the rear-yard.
b) Any new driveway shall be constructed with access only from the alley. The
driveway leading from an alley to the entrance of a garage shall be either 8
feet from the property line abutting the alley or a minimum of 20 feet from the
property line abutting the alley.
in all areas, side loading and rear placed garages are allowed, as Iona as other required
standards are met. Additionally, detached garages shall comply with the accessory
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11 building regulations described in Sec. 29.408_(7), for allowable setbacks, maximum size,
and maximum buildinq height.
(ii) Roof Design. Incorporate prevalent roof forms from the block face evaluation that
represent compatible features, such as hipped roofs, gables, and dormers.
(iii) Entrances. Incorporate prevalent entrance features from the block face evaluation that
represent compatible features, such as porches, stoops, sidelights.
(iv)Windows and Transparency._Incorporate window styles and proportions from the block
face evaluation, if a predominate style is evident.
(1) Overlay Zone.
If the property is in an overlay zone it may be sub'ect to additional_design standards. In the
event of conflict between overlay regulations and the regulations included herein, the overlay
regulations shall control.
Sec. 29.601. CLASSIFICATIONS OF USES.
Table 29.601 (4)-1
RESIDENTIAL USE CATEGORIES
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Household Living
Subcategories of Uses
Single Family Dwellin l
Two-Family Dwellinal=ieu�&e, see Section 29.41O 21
Sec. 29.701. "RL" RESIDENTIAL LOW DENSITY.
(1) Purpose. This zone is intended to accommodate primarily single-family dwellings, while
accommodating certain existinn compatible two-family dwellings and other uses customarily
found In low-density residential areas,
Table 29.701(2)
Residential Low Density (RL) Zone Uses
USE CATEGORIES STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
Household Living
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Y, if pre-existing
Two-Family Dwelling Y, New construction is ZP ZEO
subject to Section 29.410 2}
..............................._..... . . ..........,_._...._..,._..._........._....__..__......_.._............,........................__.........._............ ___..,..,..,..,,....,....._.
Table 29.701(3)
Residential Low Density (RL) Zone Development Standards
DEVELOPMENT STANDARDS SINGLE FAMILY TWO FAMILY DWELLING
Minimum Lot Area 6,000 sf 7,000 sf. 10,000 in Near Campus
Neighborhoods
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Sec. 29.702. "RM" RESIDENTIAL MEDUIM DENSITY,
Table 29.703(2)
Residential Medium Density (RM) Zone Uses
USE CATEGORIES STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
Household Living
Two-Family Dwelling Y, _Sub iect to Section 29.410(2) ZP ZEO
Table 29.703(3)
Residential Medium Density (RM) Zone Development Standards
DEVELOPMENT STANDARDS RM ZONE
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I Minimum Lot Area
Single Family Dwelling 6,000 sf
Two Family Dwelling 7,000 sfi10L000 in Near Campus Neighborhoods
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Sec. 29.703. "UCRM" URBAN CORE RESIDENTIAL MEDIUM DENSITY ZONE.
Table 29.703(2)
Urban Core Residential Medium Density (UCRM) Zone Uses
USE CATEGORIES STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
Household Living
Two-Family Dwelling Y, if pre-existing ZP ZEO
Y New construction is
subject to Section 29.410(2)
Table 29.703(3)
Urban Core Residential Medium Density (UCRM)Zone Development Standards
DEVELOPMENT STANDARDS UCRM ZONE
Minimum Lot Area
Single Family Dwelling 6,000 sf
Two Family Dwelling 7,000 sfE10,000 sf in Near Campus Neighborhoods
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Sec. 29.704. "RH" RESIDENTIAL HIGH DENSITY,
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Table 29.704(2)
Residential High Density (RH) Zone Uses
USE CATEGORIES STATUS APPROVAL. APPROVAL
REQUIRED AUTHORITY
RESIDENTIAL USES
Household Living
Two-Family Dwelling Y, subject to Section ZP ZEO
29�21
Table 29.704(3)
Residential High Density (RH) Zone Development Standards
DEVELOPMENT STANDARDS RH ZONE
Minimum Lot Area
Single Family Dwelling 6,000 sf
Two Family Dwelling 7,000 sf� '10 000 in Near Cams Neighborhoods
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Sec. 29.1202. "F-S" SUBURBAN RESIDENTIAL ZONE.
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Table 29.1202(4)-1
Suburban Residential Floating Zoning
Residential Low Density (FS-RL) Uses
APPROVA APPROVAL
USE CATEGORIES STATUS L
RE UIRED AUTHORITY
Q
RESIDENTIAL USES
Household Living
Two-Family Dwelling Y, if pre-existing ZP ZEO
Y, New construction is
subject to Section 29.410 2
Table 29.1202(4)-2
Suburban Residential Floating Zoning
Residential Medium Density (FS-RM) Uses
APPROVA APPROVAL
USE CATEGORIES STATUS L AUTHORITY
REQUIRED
RESIDENTIAL USES
Household Living
Two-Family Dwelling Y, subject to Section ZP ZEO
29.410 2
Sec. 29.1203. "F-PRD" PLANNED RESIDENCE DISTRICT
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1 Table 29.1203(4)
Planned Residence District (F-PRD) Floating Zone Uses
Permitted Principal Uses
Single Family-euseDwellin
"Two-Family HeuseQwelling
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Sec. 29.1501. BUILDING/ZONING PERMIT.
i (1) Permit Required.
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(e) Zoning Permits for new construction of Two-Family Dwellings require approval by the
Planning and Housing Department prior to issuance of a building/zoning permit. New
Modification or remodelingof apre-existing Two-Family Dwelling is sub•ect to only a
buildinc I/zoning permit review. Approval of a zoning permit requires a determination that the
project complies with all zoning standards and the architectural design is compatible with the
surroundings as defined within 29.410(b). Applications for- a Two-Family Zoning Permit shall
provide_all required application materials or a Building/Zoning Permit and include information
required by the Planning and Housing Director to identify the prevalent style and features
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included in the design to meet the compatibility requirements.
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