HomeMy WebLinkAboutA025 - Hearing on Zoning Text Amendment to Chapter 29 of the Ames Municipal Code to Create Townhome Building Type StandardsITEM #:27
DATE:02-25-25
DEPT:P&H
SUBJECT:ZONING TEXT AMENDMENT TO CHAPTER 29 OF THE AMES MUNICIPAL
CODE TO CREATE TOWNHOME BUILDING TYPE STANDARDS
COUNCIL ACTION FORM
BACKGROUND:
In support of infill housing opportunities, City Council has undertaken a number of initiatives to
support construction of additional housing in the City, such as duplex housing standards, ADUs, and the
PUD Overlay. In addition, the City Council discussed the option of creating a townhome building
type as distinction from apartments for the purpose of expanding housing opportunities with a
lower parking requirement compared to standard apartment buildings. On June 11, Council
directed staff to proceed with creating and additional dwelling type for the purpose of
encouraging small infill housing option with reduced parking.
The term "townhome" is not in the Zoning Ordinance as a building type and is used loosely to
represent either single-family attached dwellings or apartments designed to have the appearance
of a row of individual homes with no units above or below the dwelling. A single-family attached
unit is a version of a townhome on its own lot, whereas the proposed Townhome Dwelling is a group of
buildings on one lot as either condominium or as an apartment. Creating a new Townhome Dwelling
type will support infill options with defined design requirements and an allowance for reduced parking
rates compared to apartments.
The dwelling type will be allowed in FS-RL, FS-RM, RM, RH, and South Lincoln Mixed Use (S-
SMD), unless an overlay applies. For example, RM properties in the O-SFC are not eligible for use of
the building type with its parking reduction. The building type is expressly permitted with a PUD
Overlay or within the University Impacted Area Overlays which have an underlying RH base zone.
The proposed standards focus on small infill sites with up to a maximum of five units in any one
building and a total of eight units on a site with staff approval. Larger sites would require a PUD
Overlay with Council approval.
The standards allow for a one parking space reduction for 3-bedroom units that include covered
parking to encourage this building type rather than an apartment building. Larger units would
be treated as apartments and require typical parking on a per-bedroom basis.
The Townhome Building type includes specific design features and orientation of units to meet goals of
compatibility articulated by Plan 2040 for infill housing options. The intent is to encourage the
building type with its higher level of building design by reducing parking and allowing for certain
setback reductions for front facades facing a street. Requirements include the following:
1. Entryways face a street and connect with walkways
2. Emphasis on individual unit identity and vertical proportions associated typically with rowhouse
design. This includes the use of porches, stoops, roof forms, building materials, and projections
3. Use of window patterns to eliminate blank walls and reflect residential home patterns along street
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facing facades
4. Exception to the multiple buildings on a lot standard for apartments
5. Allowance for 10-foot front yard setback reduction for front facing units to a street. Side units are
not eligible for the reduction. Diagrams included in the ordinance to define the orientation
6. Additional guest parking may be required if there are more than four units
PUBLIC OUTREACH:
Staff provided notice to the Developer Interest List prior to the Commission's review of the draft
standards at its December 18 meeting. No comments from the public were received.
PLANNING AND ZONING COMMISSION:
Staff provided background information regarding the intent of this infill option to the Commission and
described the standards, including an interest by staff to allow it within the University Impacted
Overlays where higher parking requirements typically exist. The Commission voted 5-0 in support of
proposed standards.
ALTERNATIVES:
1. Approve on first reading the ordinance to create a Townhome Building type within Chapter 29
Zoning Ordinance of the Ames Municipal Code.
2. Modify the proposed ordinance and approve on first reading.
3. Direct staff to make additional change and return for future approval.
4. Deny the proposed ordinance.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed Townhome Building type is oriented to small infill sites with limits of five units in a
building and a total of eight units on a site without approval of a PUD Overlay by the City
Council. The proposed Townhome Building type with reduced parking and specific design
standards addresses the last infill housing directive of the City Council that is part of the
Planning Division Workplan.
Therefore, it is the recommendation of the City Manager that the City Council approve Alternative #1.
ATTACHMENT(S):
Ordinance Townhome Design.pdf
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ORDINANCE NO. ______
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF
THE CITY OF AMES, IOWA, BY AMENDING TABLE 29.406(2)
AND ENACTING A NEW SECTION 29.410(3) THEREOF, FOR
THE PURPOSE OF ESTABLISHING TOWNHOME DESIGN
REQUIRMENTS AND CRITERIA 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 Table 29.406(2) and enacting a new Section 29.410(3) as follows:
Table 29.406(2)
Minimum Off-Street Parking Requirements
PRINCIPAL LAND USE ALL ZONES EXCEPT
DOWNTOWN AND CAMPUS TOWN
SERVICE CENTER ZONES
DOWNTOWN AND CAMPUS
TOWN SERVICE CENTER ZONES
***
1 space/bedroom for units of 2 bedrooms or
-UIE and
1 space/residential unit for an Independent
or less (See §29.410(3))
DSC
0-2 bedrooms units: NONE
3+ bedroom units: 1 space/RU
CSC – All Developments
***
Sec. 29.410. SIZE AND APPEARANCE OF DWELLINGS.
***
(3) Townhome Design. Townhome building types are three or more attached dwelling units with no
units above, below or rear of the dwelling and does not require an individual lot for each dwelling. This
building type is a version of an Apartment Dwelling as defined within this Ordinance but commonly
constructed under the Residential Building Code rather than Commercial Building Code referenced in
Chapter 5 of the Ames Municipal Code. Dwellings built as Single-Family Attached units are a separate
classification within this Ordinance. To benefit from the Townhome building type, the building and site
must comply with the following requirements. Buildings and units that do not comply with these
requirements are subject to apartment dwelling requirements.
(a) Zones Allowed. Townhome building type is an allowed apartment building configuration
for the FS-RL, FS-RM, RM, RH and S-MD zoning districts, unless an overlay also applies to the base
zone. Townhome dwellings may also be approved within the PUD Overlay and the University Impacted
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Overlays subject to conformance to the standards of the Overlay unless otherwise stated. The density
standards of units per acre related to apartments or overall units per acre in FS zones will apply.
(b) Multi Building Exception When the total front facing units is four or more, the units
may be split into sets of two or three units and be constructed on a single lot within the other limitations of
the more than one apartment building. Setbacks between buildings served by a common drive do not
apply.
(c) Design requirements.
(i) Townhome dwellings are only permitted as a five unit or less building configuration
with no more than eight units total on the site, unless included as part of a PUD Overlay.
(ii) All Townhome dwellings shall be designed in a manner that creates individual unit
identity utilizing the following combination of features:
(a) All units shall have a primary residential entrance to living area. Facades facing
a public street shall be oriented to the public street.
(b) Street facing facades shall have proportionally sized porches complimentary in
style to the architectural character of the townhomes. Narrow street facing façade widths less than 24 feet
may be approved to use a stoop; and
(c) Street facing facades shall typically emphasize vertical building proportions with
use of material differentiation, roof forms, and architectural projections for relief to break up wide facades
and blank areas.
(d) Street facing facades shall incorporate window patterns reflective of residential
dwellings front facades and not allow for large blank areas.
(e) For projects within or adjacent to one- and two-family areas may be required to
utilize the two-family home design guidelines for project compatibility.
If the standards of this section and other design standards conflict or do compliment the
intent of compatible design emphasizing unit individuality, the Planning and Housing Director shall
determine the appropriate application of standards and guidelines to meet the intent of the zoning district
and for compatible infill development.
(iii) Townhome sites with front facing units may have setback reductions of 10 feet.
(iv) All dwellings shall have a sidewalk connection to the front door of each dwelling
along a street.
(d) Parking Reduction. Townhomes dwellings with covered parking may have a reduced
parking for units with three or less bedrooms. Only two parking spaces are required per unit for two and
three bedrooms, one space for one bedroom unit. Additional guest parking may be required on site by the
Planning Director at a rate of one ADA space plus one regular parking space per four units.
Within the University Impact Overlays, these parking requirements for Townhomes shall apply.
Front facing,
setback reduction Side facing, no setback reduction
entrance and articulation required
Multi-Building
Exception
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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 , 2025.
______________________________________ _______________________________________
Renee Hall, City Clerk John A. Haila, Mayor
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