HomeMy WebLinkAboutA019 - Hearing on text amendments to Chapter 29 Article 12ITEM #:21
DATE:01-28-25
DEPT:P&H
SUBJECT:TEXT AMENDMENTS TO CHAPTER 29 ARTICLE 12 FLOATING ZONES
LOT AND BLOCK DESIGN REQUIREMENTS AS FURTHER
IMPLEMENTATION OF CONSERVATION SUBDIVISION ORDINANCE
CHANGES
COUNCIL ACTION FORM
BACKGROUND:
On November 12, 2024, the Ames City Council initiated a text amendment to the City's Conservation
Subdivision standards. The ordinance changes were to incorporate several issues raised by the AEDC
Short-Term Housing Taskforce, including street lengths and design.
A hearing concerning the proposed amendments to Chapter 23, Subdivisions, was held on January 14,
2025. At the hearing, it was noted that a future amendment to the Chapter 29 Floating Suburban
Development Standard (Table 29.1202(6)) was needed related to block lengths and mid-block
connections to align it with the approval of changes to the Subdivision Code that now allow for
dead-end streets and longer block lengths to conserve natural resources.
The Subdivision Code has street and block standards for all subdivisions; however, the Zoning
Ordinance has additional standards related to street and block lengths and mid-block
connections/crossings that apply to subdivisions of Suburban Residential Low Density (FS RL) and
Suburban Residential Medium Density (FS RM) Districts. These are the zoning districts typically
applied to new single-family residential development and are the zoning districts most likely affected by
the Low Impact Conservation Subdivision ordinance standards.
Per the Floating Zoning standards, block face lengths over 660 feet are currently required to have a
mid-block walkway connecting through a block and for the crossing of blocks. This walkway is
required for all blocks, including those that did not have an opposing block to connect with or other
features such as open space that made a crossing and connecting walkway desirable. It should also be
noted that the current language contains grammatical errors, which at times causes interpretation issues
about how the standard applies.
The proposed ordinance involves three changes to the standard. The full draft ordinance is attached:
1. Language is clarified to require the walkway to extend through a block and not solely as a
mid-block crosswalk. This eliminates the grammatical errors of the section and matches the
intent of improving overall connectivity within a development, not just the crossing of a
residential street. Additionally, an exception is introduced exempting providing a mid-block
walkway when a block face does not have an opposite block face or is not opposite an
accessible open space. For example, a dead-end cul-de-sac that does not have the ability to
connect to other development blocks can be exempt from this requirement of a walkway
(currently at least an internal crosswalk would be required even if there is no other walkway
connection). This change applies to all types of subdivisions.
2. To encourage walkways through a block within outlots rather than in easements, a new
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provision for reduced side setbacks is also introduced. When a mid-block walkway is required
and is placed in an outlot that is at least eight feet in width, the side setback can be reduced by
three feet to mitigate the reduction in lot width to create an outlot. A setback of six feet for one-
story structures and eight feet for two-story structures would otherwise apply. Outlots are
preferable to easements in the eyes of staff due to issues of maintenance and encroachments by
HOAs. This change applies to all subdivisions.
3. An exception is introduced to the requirement to have a mid-block walkway for Low
Impact Development and Conservation Design Subdivisions. This allows for loop streets and
other longer street connections to be exempt from mid-block crossings and walkways connecting
through to other streets. This is due to the requirement in Chapter 23 that these subdivisions have
set-aside natural areas and are to provide pedestrian connectivity distributed throughout a
subdivision.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed the proposed amendment at its December 18, 2024,
meeting as part of its review of changes to conservation subdivision standards. The Commission's
discussion mainly focused on the other amendments to Chapter 23 and the impacts of the changes to
Ada Hayden Lake. They did not specifically discuss the exception to the mid-block walkway standard.
No members of the public spoke at the meeting. The Commission voted (5-0) to recommend the City
Council amend the Conservation Subdivision standards as recommended by the City staff.
ALTERNATIVES:
1. Approve first reading of an ordinance amending Table 29.1202(6) Suburban Residential Floating
Zone Suburban Regulations 23 of the Ames Municipal Code as shown in the attached ordinance.
2. Approve the first reading of an ordinance with modified language suggested by the City Council.
3. Do not approve the proposed text amendment. Request additional information from staff.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed ordinance is related to a set of larger amendments to the City's Conservation
Subdivision standards. The package of amendments generally removes or reduces strict numeric
requirements and offers more flexibility in development design. This allows for increased
development intensities while enhancing standards to protect natural resources.
The proposed ordinance similarly introduces enhanced development flexibility by introducing
exceptions for mid-block walkways where they are not desirable or otherwise necessary and
reduced setbacks for adjacent residential lots where they are required. The changes also clean up
grammatical issues with the current wording and clarify the requirements for walkway connections
through blocks. Therefore, it is the recommendation of the City Manager to adopt Alternative #1, as
described above.
ATTACHMENT(S):
Ordinance Lot-Block Design Conservation Subdivisions.PDF
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ORDINANCE NO. _______
AN ORDINANCE TO AMEND THE MUNICIPAL CODE
OF THE CITY OF AMES, IOWA, BY AMENDING
SECTION 29.1202(6) THEREOF, FOR THE PURPOSE OF
DEFINING LOT AND BLOCK DESIGN REQUIREMENTS
IN SUBURBAN RESIDENTIAL FLOATING ZONE
SUBURBAN REQULATIONS, 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 Section 29.1202(6) as follows:
“*** (6)Suburban Residential Floating Zone Suburban Regulations. The Suburban
Regulations for the FS zone are provided for in Table 29.1202(6) below.
Table 29.1202(6)
Suburban Residential Floating Zone Suburban Regulations
***”
Section Two. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to
the extent of such conflict, if any.
SUBURBAN REGULATIONS FS ZONE
***
Lot and Block Design Requirements Block lengths that exceed 660 feet in length on a block face shall
contain a mid-block walkway cut through or cross walk to enable
effective pedestrian movement through the block. F from one street to
another street on the opposite block face.When a block face does not
have an opposite block face or is not opposite an accessible open space,
this is not required.When the walkway is placed within an outlot that
is at least eight feet in width, the side yard setback of a lot may be
reduced by three feet for zoning compliance.
The mid-block walkway is not required in the case of Low Impact
Development and Conservation Subdivisions meeting the requirements
of Chapter 23 (Division VI)including for connectivity of residential lots
with Conservation Areas and dispersion of Conservation Areas
throughout a subdivision.
***
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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 , 2025.
_____________________________________________________________________________
Renee Hall, City Clerk John A. Haila, Mayor
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