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HomeMy WebLinkAboutA018 - Hearing on Zoning Text Amendment for the South Lincoln Sub Area Mixed Use District (S-SMD) Single Family Design StandardsITEM #:21 DATE:11-25-25 DEPT:P&H SUBJECT:ZONING TEXT AMENDMENT FOR SOUTH LINCOLN SUB AREA MIXED USE DISTRICT (S-SMD) SINGLE FAMILY DESIGN STANDARDS COUNCIL ACTION FORM BACKGROUND: On August 12, 2025, City Council gave direction to amend the South Lincoln Sub Area Mixed- Use District (S-SMD) in response to a request from Jim Gregory. Mr. Gregory owns the home at 129 Washington Avenue, at the corner with S. 2nd Street, which is within S-SMD. His plan is to remove the existing house and replace it with a new house. After discussing his building plans with staff, Mr. Gregory requested amendments to S-SMD in order to be able to construct his preferred design. Many of the issues were driven by the site being a corner lot and having to meet design requirements on two facades. The proposed changes are limited to corner lot properties and change side setbacks, roof form, facade length for single- and two-family dwellings. The changes do not apply to apartments or commercial buildings. The changes are described in detail below. PROPOSED ORDINANCE: The following are the proposed changes to Article 4 and to the S-SMD base zoning district (see Attachment A): In Sec. 29.402, Setbacks, (4), Through Lots and Corner Lots, add an exception for single- and two-family development to not have the same setbacks on all street frontages. In Table 29.1003(3), modify the S-SMD developments standards for single- and two- family properties. Modify the requirement for a 25 foot minimum setback to 15 feet on side streets for corner lots Modify a requirement for a 40 foot maximum building form to 48 feet for primary and secondary facades Modify a requirement for a 8 foot recessed façade to be recessed by only 4 feet Remove the requirement for roofs to have gable end sections or at least two or more dormers facing a street on secondary facade In his application for a text amendment, Mr. Gregory requested that the requirement for gable end sections or at least two or more dormers apply to roofs on all sides. This would affect both primary and secondary façades. The design of Mr. Gregory’s proposed house, however, complies with the requirement for the primary façade, which has a gable end. Therefore, staff proposed only changing the secondary facade, which was agreeable with Mr. Gregory at the P&Z hearing. Attachment A shows all changes in strikeout and underline format. PLANNING & ZONING COMMISSION : On November 5, 2025, the Planning and Zoning Commission reviewed the proposed text 1 amendment. The Commission heard a report from staff, including on staff's proposed change from what the applicant requested regarding roofs on secondary facade. Mr. Gregory spoke to the Commission and stated that he supported the staff-proposed change to his original request. The Commission voted 6-0-0 to recommend that Council approve the staff recommended text amendment, with changes to the roofs only applied to secondary facades. ALTERNATIVES: 1. Approve on first reading the amended regulations for Sec. 29.402(4), setbacks on through lots and corner lots, and the development requirements in Table 29.1003(3) for the South Lincoln Sub Area Mixed-Use District (S-SMD), with changes to the roofs only applied to secondary façades per the attached ordinance. 2. Amend the Zoning Ordinance from the staff recommendation in Attachment A. 3. Take no action. CITY MANAGER'S RECOMMENDED ACTION: The primary issue is applying design standards to both primary and secondary facades, which only occur with corner lots. Under current conditions there are approximately 12 corner properties with single-family homes that are subject to the standard. The proposed change will only apply to these 12 lots in the S-SMD zoning district. The changes will allow Mr. Gregory to proceed with his plans as desired. These changes, however, will only apply to single- and two-family properties. The regulations are unaltered for all other uses, including multifamily and commercial. The changes proposed by staff do not entirely align with Mr. Gregory’s request. Mr. Gregory asked that the changes to the roof requirements be applied to all sides of a building. Staff proposes that this change only applies to secondary façades. However, the recommended changes will still allow Mr. Gregory to proceed with his proposed design, which has a primary façade that complies with the current standard. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative #1, as described above. ATTACHMENT(S): Attachment A - Proposed Text Amendment.pdf Ordinance-ZTA (S-SMD) Design Standards.PDF 2 1 Attachment A Proposed Zoning Code Amendments Sec. 29.402. SETBACKS … (4) Through Lots and Corner Lots. On through lots, and corner lots with two or more abutting streets, except lots within the RL, RM, and UCRM Zoning Districts, and in S- SMD for single- and two-family dwellings, the required front setback shall be provided on all streets. Sec. 29.1003 “S-SMD” SOUTH LINCOLN SUB AREA MIXED-USE DISTRICT. (1) Purpose. The intent of the South Lincoln Mixed -Use District is to ensure that this specific area within the City’s Urban Core continues to develop as a mixed -use area through intensification, expansion, and diversification of uses. Redevelopment of this district is intended to integrate compact living areas in close proximity to commercial areas and civic space and provide areas of well -defined pedestrian emphasis. The purpose of development standards for this district is to limit the occurrence and impact of conflicts among uses and to ensure that development is pedestrian-oriented and compatible in scale, character, and appearance with the traditional character of the neighborhood. (2) Use Regulations. The uses permitted in the South Lincoln Sub Area Mixed Use District are set forth in Table 29.1003(2) below. Table 29.1003(2) South Lincoln Sub Area (S-SMD) Mixed-Use District Use Category Status Approval Required Approval Authority RESIDENTIAL USES Group Living Y SDP Minor Staff Transitional Living Facility Y, No Transitional Living Facility for former offenders may be closer than 500 ft. from another such facility or to a Family Home SDP Minor Staff Supervised Transitional Homes Y, subject to Section 29.1314 ZP Staff Household Living Single-Family Dwelling Y ZP ZEO 3 2 Two-Family Dwelling Y ZP ZEO Single-Family Attached Dwelling Y SDP Minor Staff Apartment Dwelling (18 units or less) Y SDP Minor Staff Apartment Dwelling (18 units or more) Y, if pre-existing SDP Minor Staff Family Home Y ZP ZEO Dwelling House Y ZP ZEO Household Living Accessory Uses Home Occupation Y -- -- Home Share Y ZP ZEO Hosted Home Share Y ZP ZEO Short-Term Lodging Bed & Breakfast Establishment Y, subject to Section 29.1302 SP ZBA Vacation Lodging Y ZP ZEO OFFICE USES Y SDP Minor Staff TRADE USES Retail Sales and Services – General Y, however, no more than 15,000 sf total commercial use per lot SDP Minor Staff Retail Trade – Automotive Uses, etc. N -- -- Entertainment, Restaurant, and Recreation Trade Y SDP Minor Staff Wholesale Trade N -- -- INDUSTRIAL USES INSTITUTIONAL USES Colleges and Universities N -- -- Community Facilities Y SDP Minor Staff Child Day Care Facilities Y HO or SP (depending on size) Staff or ZBA Funeral Facilities Y SDP Minor Staff Social Service Providers Y SDP Minor Staff Medical Centers N -- -- Religious Institutions Y SP ZBA Schools Y SDP Minor Staff TRANSPORTATION, COMMUNICATION, AND UTILITY USES Basic Utilities Y SDP Major City Council 4 3 Essential Public Services Y SP ZBA Parks and Open Areas Y SDP Minor Staff Radio & TV Broadcast N -- -- Personal Wireless Communication Facilities Y SP ZBA Commercial Parking Y, only as an accessory use for remote parking for residential uses pursuant to Section 29.406(18) SDP Minor Staff (3) Zone Development Standards. The zone development standards for the South Lincoln Sub Area Mixed Use District are set forth in Table 29.1003(3) below. Table 29.1003(3) South Lincoln Sun Area (S-SMD) Mixed-Use District Zone Development Standards Development Standards S-SMD Zone Floor Area Ratio (FAR) Maximum – 0.75 No more than 15,000 sq. ft. of total commercial use per lot Minimum Lot Area Single-Family Dwelling 6,000 sq. ft. Two-Family Dwelling 7,000 sq. ft. Single-Family Attached Dwelling 3,500 sq. ft. per unit for the two exterior units; 1,800 sq. ft. per unit for interior units Apartment Dwelling 7,000 sq. ft. for the first two units and 1,000 sq. ft. for each additional unit Commercial 6,000 sq. ft. Minimum Lot Frontage 40 ft. at the property line and at the building line Minimum Building Setbacks Front Lot Line 25 ft. build-to-line - Open porches may project into the required setback 8 ft. - Minor projections (e.g. eaves) are allowed to extend into the required setback 3 ft. Side Lot Line 6 ft. one story 8 ft. two story 10 ft. three story 12 ft. four or more stories 5 4 Street Side Lot Lines for Corner Lots with Single- and Two-Family Dwellings 15 ft. for side lot line abutting public right - of-way on a corner lot Rear Lot Line 25 ft. Build-to-line along south side of South 3rd Street 15 ft. build-to-line - Projections are not allowed to extend into the area between the built-to-line and the South 3rd Street right-of-way line Build-to-line along north side of South 3rd Street 10 ft. - Open porches may project into the area between the build-to-line and the South 3rd Street right-of-way line a distance of 8 ft. - Minor projections (e.g. eaves) are allowed to extend into the area between the build-to-line and the South 3rd Stret right-of-way line a distance of 3 ft. Landscaping in Setbacks Abutting an R Zoned Lot High Screen. See Section 29.403 Minimum Landscaped Area 15% Minimum Landscaping – All Buildings At least one overstory tree shall be planted within the parking (space between public sidewalk and street curb) for every 60 ft. (or part thereof) of lot frontage. If the City of Ames planting standards cannot e met due to site-specific conditions, then the overstory tree shall be planted in the front yard, in addition to the other required planting as noted above. Parking lot screening and landscaping as a residential site shall be required. See Section 29.403 Building Heights Maximum 3 stories or 40 feet, whichever is lower. Can extend up to four stories if ground floor contains more than 5,000 sq. ft. of walk-in retail and/or service commercial uses. Parking allowed between the Buildings and Streets No, except pre-existing Drive-Through Facilities Permitted No Outdoor Display Permitted No Outdoor Storage Permitted No Trucks and Equipment over 19,500 lbs. Permitted No 6 5 Parking As per Section 29.406 Mixed-use buildings containing both commercial and residential uses can reduce required parking for the commercial uses of the building to one space per every 350 square feet. Shared parking can be provided subject to eh Joint Use Parking provisions in Section 29.406(17). No parking shall be allowed within any setback area along a street, except on a driveway that leads to the side or rear yard. No paving shall be allowed in such setback area if it is likely that it will facilitate parking. No parking shall be permitted between the building and any street. Density Minimum See Minimum Lot Area above. Maximum None Entrance Walks Required from the principal pedestrian entrance to the front property line. Must be a minimum of 5 ft. in width. Must be physically separated from other pavement. Vehicular Access Any new driveways constructed from a public street for one- and two-family structures shall not exceed 16 feet in width. Any new driveway constructed from a public street for multifamily or commercial development shall not exceed 20 feet in width. Existing front yard driveways may be maintained and replaced but shall not be widened to more than 16 feet in width for one- and two- family structures and 20 feet for multifamily and commercial developments. For lots accessed from South 3rd Street, driveways may exceed 16 and 20 feet in width but shall not exceed 30 feet in width. Building Form Width (Excepting Single- and Two- Family Dwellings) Width of a primary façade shall be no greater than 40 ft. Width of a secondary façade(s) closest to the street shall be no 7 6 greater than 40 ft. Recessed façades must be set back at least 8 feet from the primary or secondary façade. A second primary façade or secondary façade is permitted but must be separated from other primary or secondary façades along that building face by a recessed façade of at least 24 ft. in length. Width for Single- and Two-Family Dwellings Width of a primary façade shall be no greater than 48 ft. Width of a secondary façade(s) shall be no greater than 48 ft. Recessed façades must be set back at least 4 feet from the primary or secondary façade. A second primary façade or secondary façade is permitted but must be separated from other primary or secondary façades along that building face by a recessed façade of at least 24 ft. in length. Porches If the width of the primary façade or the secondary façade closest to the street is greater than 20 feet and two or more stories in height, it must have a porch, or alternatively, a similar one-story, but enclosed, building element of at least 8 ft. in width projecting at least 6 ft. from the façade. Roofs (Excepting Single- and Two- Family Dwellings) All buildings shall have gable roofs, with a minimum roof pitch of 6:12 rise to run. All buildings shall have roofs with at least one or more gable end sections, or at least two or more dormers, facing a street. Roofs for Single- and Two-Family Dwellings All buildings shall have gable roofs, with a minimum roof pitch of 6:12 rise to run. All buildings shall have roofs with at least one or more gable end sections, or at least two or more dormers, for the primary façade facing a street. Secondary façades are not required to meet this standard. Pedestrian Entrance There shall be at least one pedestrian entrance facing the street. Building Materials The appearance of primary exterior siding shall be horizontally oriented overlap siding with 4 inches to 6 inches exposed 8 7 between laps. Brick, stone, concrete bloc, other masonry or EIFS shall only be used as an exterior building material in combination with other exterior siding materials. The primary roof material shall be shingles. Permitted Signage Wall Signs Affixed to the outside of a building which contains the business Monument Signs Located on the lot on which the business is located Number Wall Signs 1 wall sign per street frontage Monument Sign 1 per lot Size Wall Signs 16 sq. ft., except that a wall sign may be up to 32 sq. ft. in size if it is affixed to a building on a lot which abuts an arterial street, and the wall sign faces the arterial street. Monument Signs 16 sq. ft., except that a monument sign may be up to 32 sq. ft. in size if the lot on which it is located abuts an arterial street, and the monument sign faces the arterial street. Monument Sign Height The maximum height of a monument sign is 8 ft., including the sign base; that is, the top of the monument sign shall be no more than eight feet above the grade of the site on which it is located. Lighting The lighting of both wall signs and monument signs shall be projected downward, regardless of whether the lighting source is internal or external. If the sign faces an abutting residentially zoned lot, or a residentially zoned lot that is separated from the site of the illuminated sign by only one street, the face of the illuminated sign shall have a dark background. 9 ORDINANCE NO. ________ AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY AMENDING SECTION 29.402(4), AND TABLE 29.1003(3) FOR THE PURPOSE OF AMENDING SETBACKS AND DEVELOPMENT STANDARDS FOR THE SOUTH LINCOLN SUB AREA MIXED-USE (“S-SMD”) 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 Section 29.402(4) and Table 29.1003(3) as follows: “Sec. 29.402. SETBACKS. * * * (4)Through Lots and Corner Lots. On through lots, and corner lots with two or more abutting streets, except lots within the RL, RM, and UCRM Zoning Districts, and in S-SMD for single- and two-family dwellings, the required front setback shall be provided on all streets. * * * Sec. 29.1003 “S-SMD” SOUTH LINCOLN SUB AREA MIXED-USE DISTRICT. * * * (3)Zone Development Standards. The zone development standards for the South Lincoln Sub Area Mixed Use District are set forth in Table 29.1003(3) below. Table 29.1003(3) South Lincoln Sub Area (S-SMD) Mixed-Use District Zone Development Standards Development Standards S-SMD Zone *** Side Lot Lines for Corner Lots for Single- and Two-Family Dwellings 15 ft. for side lot line abutting public right- of-way on a corner lot. 10 Development Standards S-SMD Zone *** Width (Excepting Single- and Two-Family Dwellings) Width of a primary façade shall be no greater than 40 ft. Width of the secondary façade(s) closest to the street shall be no greater than 40 ft. Recessed façades must be set back at least 8 feet from the primary or secondary façade. A second primary façade or secondary façade is permitted but must be separated from other primary or secondary façades along that building face by a recessed facade of at least 24 ft. in length. Width for Single- and Two-Family Dwellings Width of a primary façade shall be no greater than 48 ft. Width of a secondary façade(s) closest to the street shall be no greater than 48 ft. Recessed facades must be set back at least 4 feet from the primary or secondary façade. A second primary façade or secondary façade is permitted but must be separated from other primary or secondary facades along that building face by a recessed façade of at least 24 ft. in length. *** Roofs (Excepting Single- and Two-Family Dwellings) All buildings shall have gable roofs, with a minimum roof pitch of 6:12 rise to run. All buildings shall have roofs with at least one or more gable end sections, or at least two or more dormers, facing a street. 11 Development Standards S-SMD Zone Roofs for Single- and Two-Family Dwellings) All buildings shall have gable roofs, with a minimum roof pitch of 6:12 rise to run. All buildings shall have roofs with at least one or more gable end sections, or at least two or more dormers, for the primary façade facing a street. Secondary facades are not required to meet this standard. *** 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 , . _____________________________ ________________________________ John A. Haila, Mayor First Reading: Second Reading: Third Reading: Passed on: I, Renee Hall, City Clerk of the City of Ames, Iowa, hereby certify that the above and foregoing is a true copy of Ordinance No. ______________, passed by the City Council of said City at the meeting held on ______________________and signed by the Mayor on ___________________________, and published in the Ames Tribune on ___________________________. _______________________________ Renee Hall, City Clerk 12