HomeMy WebLinkAboutA001 - Planned Unit Development Overlay District - Pocket NeighborhoodsITEM #:36
DATE:09-10-24
DEPT:P&H
SUBJECT:ZONING TEXT AMENDMENTS TO PUD OVERLAY FOR INFILL SITES,
POCKET NEIGHBORHOODS, AND FRONT DOOR DESIGN STANDARDS
COUNCIL ACTION FORM
BACKGROUND:
The City established the Planned Unit Development (PUD) Overlay in 2021 as a zoning tool to
assist in the development of diversified housing types. A PUD Overlay is combined with a base
residential zoning district to establish density and design standards. A PUD site must be at least
two acres in size. The PUD Overlay allows for flexibility regarding some base and general zoning
standards, such as building types, setbacks, lot size, and lot coverage.
Development within a PUD Overlay requires a more precise development plan than standard
development to take advantage of the allowed flexibility. Examples of PUD approvals include the
townhomes at Hayden’s Ridge, Ansley subdivision in south Ames, and the Baker Subdivision
Creekside Townhomes.
In response to City Council priorities to support diverse housing opportunities, including more
infill development options, the City Council has initiated consideration of three amendments to
the PUD Overlay:
1. Support infill development options on sites less than two acres in size and allow for maximum
density of the base zoning district plus one (1) dwelling unit.
2. Create a specific development option for a Pocket Neighborhood within the PUD Overlay.
3. Modify compatibility design standards in relation to the garage door and front door.
1. INFILL DEVELOPMENT -MINIMUM SIZE AND DENSITY:
The current Minimum Area requirement is two acres, except for extenuating circumstances established
by City Council related to natural areas, scenic areas, environmental assets, or a Council initiated
rezoning process. Density currently is required to match the base zoning allowance with an option for a
15% bonus for affordable housing. The proposed amendment would allow for; 1) infill sites less
than two acres to be eligible for a PUD Overlay, and 2) a Density Bonus for one additional unit
more than the base zoning allowance, regardless of affordability.
Although no minimum site size threshold would exist with the proposed change, a development cannot
be for one lot with a single permitted building to obtain development relief by way of a PUD. In
practice, a minimum of three or more units would need to be included in a development proposal to
propose a PUD Overlay with a minimum lot area of 18,000 square feet (.41 acres) in RL zoning.
Staff believes the proposed density bonus is beneficial to small projects where density calculations have
large rounding variations on smaller sites and having one additional unit can help the financial
feasibility.
1
POCKET NEIGHBORHOODS:
City Council reviewed the concepts of Pocket Neighborhoods at its June 11 meeting and reviewed
general concepts for a pocket neighborhood. Pocket neighborhoods are commonly a cluster of 4-12
homes around open space. Pocket neighborhoods are defined by key characteristics of individual
homes, typically smaller homes, fronting along a common open space shared between the homes.
Each home site has limited or no private yard areas. Parking is either rear loaded or located in
common area away from the homes. This type of development is a niche opportunity, but it could be
a successful option within Ames.
The proposed text amendment describes this unique development type and includes key elements to
support this design concept with no lot size or setback requirements; an allowance for reduced parking
of one parking space for 50% of the homes; location of parking anywhere within the development site;
and design requirements for the fronts of homes to common space and walkways.
DESIGN COMPATIBIITY-GARAGE AND FRONT DOOR:
At the time of approving the PUD Overlay ordinance, the design compatibility features were created to
address the quality and interest of front façades in consideration of the higher density, reduced spacing,
and desired pedestrian scale features. One specific design feature within the PUD Overlay is a goal to
limit the prominence of the garage in defining the character of the home. The intent was to promote the
front entry as the defining element of the home rather than the garage door as can be typical of standard
lot subdivisions.
The primacy of the front entry over the garage face has been an issue for development of some
townhome development types that are through lots with the front door by a garage and the opposite
façade as the rear of the home along the street. City Council directed staff to exempt front doors for
townhomes on through streets to remove this potential conflict. This direction was determined at the
time of approval of homes in Hayden’s Ridge townhomes along 190th Street. The proposed
amendment grants Council authority to determine it is impracticable to meet this design
requirement for through lots.
Developers believe the relationship of the front door to the garage face limits their options of
building certain home types that may be built in other communities without design requirements
and would like the limit on protruding garages eliminated from the PUD standards. This specific
issue was brought up for discussion this past winter as part of the AEDC short term housing
taskforce letter requesting greater design flexibility in support of housing production.
In practice, this standard had been met through either the use of porch elements that extend out to the
garage face or having the garage face equal to or recessed from the front façade. However, staff has had
feedback that this approach discourages housing because existing house designs may have to be
modified to meet this expectation.
Rather than delete the expectation in its entirety or to define it as a guideline, staff is proposing in
the attached ordinance to modify the requirement with a maximum setback allowance related to
the front door location. Staff believes the setback option is a predictable expectation compared to a
guideline. Staff proposes to utilize the recently adopted 12-foot setback standard of the two-family
home design requirements as the basis of the allowance. The maximum 12 feet would be from the
face of the garage to the front door, it would not include the face of a porch. A builder would
2
have the choice of meeting the requirement through the current methods related to bringing a
facade or porch in front of a garage or with an allowance of the 12-foot setback or less to the
front door.
PLANNNING AND HOUSING COMMISSION:
The Commission reviewed the proposed changes at its August 7 meeting. Prior to the meeting, staff
sent email notices to its interested parties developer contact list. Two comments were received from
developers in support of the changes. One of the two developers spoke at the meeting describing their
problem with the current garage front door requirement and how it impacted their housing construction
choices for a project, but the proposed changes address his concern.
The Commission asked for clarification regarding what types of homes or tiny homes could be built on
City lots currently. Staff responded that only homes on foundations with utilities are permitted within
the City as meeting the definition of a dwelling. Other housing types would be allowed within an RLP-
zoned mobile home park. The Commission also inquired about the design compatibility standards for
garages and other communities. Staff responded that it believes in this area only Des Moines, which
utilizes a form-based code city-wide, includes standards about garage design for all residential areas.
The Commission voted 7-0 in support of the changes as proposed by staff.
ALTERNATIVES:
1. Approve on first reading the proposed amendments to the PUD Overlay.
2. Modify the proposed amendments and approve on first reading.
3. Direct staff to provide more information or to make modifications to the proposed ordinance
and return at a future meeting.
4. Decline to approve the proposed amendments.
CITY MANAGER'S RECOMMENDED ACTION:
The PUD Overlay is a tool designed to allow for individual design review of custom designed
developments. Development within a PUD requires a public hearing as a zone change and a site
development plan, which requires property owner notification within 200 feet of a site. If the proposed
ordinance is adopted, an applicant will still be required to obtain a city development in order to
take advantage of the flexibility allowed within the PUD.
Changing the minimum area requirements will support City goals for infill without changing
general density standards of a neighborhood, but allows for design flexibility to make infill more
feasible. Pocket neighborhoods are a unique, non-mandatory development type that could
address many housing interests of the City related to greater diversity of building types and
context sensitive design features.
Changes to the garage standard are designed to addressed feedback about impediments to
housing production as viewed by builders. Although removing the standards would grant the
most flexibility, staff proposes to keep the expectation, but define the maximum setback of the
front entry as 12 feet. The proposed ordinance allows the exemption certain through-lot designs
from the requirement. if it is not practicable. Therefore, it is the recommendation of the City
Manager that the City Council adopt Alternative 1, as described above.
3
ATTACHMENT(S):
Ordinance ZTA PUD Overlay.PDF
4
ORDINANCE NO. __________
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF
THE CITY OF AMES, IOWA, BY AMENDING SECTIONS
29.1114(5), 29.1114(6)(a), AND CORRESPONDING TABLE AND
ENACTING A NEW SUBSECTION 29.1114(6)(e) THEREOF,
FOR THE PURPOSE OF AMENDING SUPPLEMENTAL AND
COMPATIBILITY STANDARDS AND DEFINING POCKET
NEIGHBORHOODS WITHIN THE PUD OVERLAY DISTRICT
REPEALING ANY AND ALL ORDINANCES OR PARTS OF
ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH
CONFLICT; AND ESTABLISHING AN EFFECTIVE DATE.
BE IT ENACTED, by the City Council for the City of Ames, Iowa, that:
Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby
amended by amending Sections 29.1114(5), 29.114(5) Table and 29.1114(6)(a) and enacting a new
subsection 29.1114(6)(e) as follows:
“Sec. 29.1114 “PUD” PLANNED UNIT DEVELOPMENT OVERLAY DISTRICT
***
(5)Supplemental Development Standards.Property that is zoned PUD shall be developed in
accordance with the Zone Supplemental Development Standards listed in Table 29.1114(5) below, except
Alternative Design approvals of 29.1502(7) or Pocket Neighborhood compatibility standards have priority
over Development Standards if there is a conflict:
Table 29.1114 (5)
Planned Unit Development Overlay District (PUD)
Supplemental Development Standards
SUPPLEMENTAL
DEVELOPMENT
STANDARDS
PUD ZONE
Area Requirement
Minimum area of two acres or more, except when environmental sensitive areas, natural
features, or scenic assets are being preserved. Exceptions include City Council initiated
rezoning; sites with environmentally sensitive areas, preservation of natural areas, or scenic
locations;and infill development sites.
Density
Zoning district density requirements shall apply subject to the allowances of this section.
Where a development encompasses more than one zoning district, each area of the PUD
development shall comply with the density requirements that are set by the zone for that area.
Density transfer is not permitted.
Developments with a minimum of 10% affordable housing units made available for sale or
rent to moderate or low-income households as defined by the Federal Housing and Urban
Development Department (HUD) for the City of Ames, may include a density bonus of 15%
rounding up to the next whole unit, or one (1) dwelling unit, whichever is greater. An
affordable housing plan and binding agreement for maintaining affordability must
accompany the PUD application.
Infill development sites may be approved for one additional dwelling unit that exceeds the
stated maximum density calculation of units per acre of the base zoning district.
5
***
(6)Compatibility Standards.Minimum lot area, lot width, lot frontage, setback, and
maximum site coverage requirements may be reduced to provide for a variety of dwelling types. Any such
modification to the Zoning District requirements must be noted on the Master Plan.
Due to the concentration of dwelling units that will occur if these dimensional requirements are reduced,
the following compatibility standards are required:
(a)Garages and Driveways. Garages and off-street parking areas must be located so
that they do not define the front façade of the dwelling. This standard is met when a garage does not
protrude forward from the front facade façade of the front entry is setback typically no more than 12 feet to
the front door and includes the required entrance design requirements. City Council may approve a
development on through-lots without meeting this standard when it is determined to be impracticable for
the home design and street types.
The development must include adequate right-of-way and driveway spacing to accommodate parking and
street trees. The width of driveways may need to be reduced and garages setback an adequate distance to
accommodate these elements. Shared driveways are encouraged to address street design goals. Alley or
private rear lane access is also an option.
The development must include adequate right-of-way and driveway spacing to accommodate parking and
street trees. The width of driveways may need to be reduced and garages setback an adequate distance to
accommodate these elements. Shared driveways are encouraged to address street design goals. Alley or
private rear lane access is also an option.
(b)Entrances. Main entrances to dwelling units must be clearly identifiable and
accessible to the owner and visitors. The main entrance must be demarcated by one of the following:
covered porch or stoop; sidelight windows; or other significant architectural treatment that emphasizes
main entrances. Main entrances shall be directly connected to the pedestrian circulation system of the
development.
(c)Massing. Multi-family buildings proposed abutting single-family and or two-
family buildings should be of a scale, massing, window proportions, and architectural style that is
compatible with abutting lower density residential development.
(d)Commercial. Commercial buildings shall have main entrances that are clearly
identifiable and accessible. The buildings will be oriented towards the street or towards a pedestrian/bicycle
corridor.
(e)Pocket Neighborhood. Pocket Neighborhoods are a specific housing
development type of small homes clustered around a common open space as a shared front yard of the
homes. The common open space is a defining organizing element of the site layout. Typical home clusters
would range in size from 4-12 units to maintain the intent of a small, clustered development concept. The
cluster design shall not have the effect of walling off the development from the public street with rear
facades of homes, this means the common open space should visually and physically connect with the
public sidewalk along the street frontage when possible, or for the abutting home along the street to include
front façade type features along the street or incorporate side or corner entries that tie to both the street and
open space.
Pocket Neighborhoods are permitted to have no minimum lot size, setbacks, or coverage limitations for the
individual homes. Frontage requirements for vehicle access are not required. Parking may be provided on
the lot of the home or within the development area. Up to 50% of the homes may have a parking reduction
of one required space.
The home design shall include front entryway patios or porches to help define the private lot and home area
from the common open space at the front of the homes. Walkways shall extend from the front door to the
and through the common open space. The compact and close-knit design nature of the pocket
neighborhood shall include an emphasis on architectural design features related to window placement,
visual interest, massing, and landscaping to support privacy and architectural compatibility.
***”
6
Section Two. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to
the extent of such conflict, if any.
Section Three. This ordinance shall be in full force and effect from and after its passage and
publication as required by law.
Passed this day of , 2024.
_____________________________________________________________________________
Renee Hall, City Clerk John A. Haila, Mayor
7