HomeMy WebLinkAboutA002 - Council Action Form dated 09/10/2025
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ITEM #: 4
DATE: 09-10-25
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST: Exception for Long Driveway Paving to allow a reduction of the required
driveway paving for a property located more than 300 feet from the front
property line at 2617 Oakwood Drive.
BACKGROUND:
The applicant, Alex Wickenkamp, owns a property containing a single-family dwelling at
2617 Oakwood Drive (see “Attachment 1 – Location Map”). The property is zoned “RL”
(Residential Low Density) and the dwelling was recently constructed. It received a
Temporary Certificate of occupancy on March 5, 2025. The property is 11.94 acres and
is an interior wooded lot. The property is located on the west edge of the Ames Corporate
Limits.
The property contains a gravel driveway that is approximately 950 feet in length from the
front property line along Oakwood Road to the garage and dwelling. The Ames
Municipal Code requires that the full length of the driveway be paved and meet City
standards.
The applicant is requesting approval of an Exception for Long Driveways to allow a
driveway design that is paved and meets City standards for a minimum of 50 feet, with
the remaining 900-foot driveway being a gravel surface. The Municipal Engineer has
reviewed the proposal and has accepted the alternate use of gravel for the driveway.
The property is completely wooded and the only development on the 11.94-acre site is
the recently constructed single family dwelling. The nearest property is over 200 feet away
and buffered by the surrounding woodlands. The property and much of the drive are
shielded from nearby properties by the woodlands on site.
Staff received a Driveway Paving Permit from the applicant on August 27, 2025. The
permit application may not be approved until an exception has been granted allowing for
the alternative use of gravel, or the applicant complies with the paving requirements
outlined in the Ames Municipal Code. Once the driveway permit is approved and
constructed per the permit requirements, final occupancy may be granted.
Long Driveway Paving Exception
On August 12, 2025, the Ames City Council passed an ordinance to amend the Municipal
Code Section 29.1506 to allow for exceptions to paving requirements for long driveways.
(see Attachment 3). The applicant’s request is the first such request to be heard by the
Zoning Board of Adjustment.
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The Ordinance was amended in response to a request from the property owner. Paving
of vehicle maneuvering areas has been a long-standing requirement of the Zoning
Ordinance. The requirement is intended to promote high-quality site development,
reduce dust and noise, and ensure safe, defined travel areas. This is particularly
important for high-traffic sites, where unpaved surfaces degrade quickly.
However, it is an unusual circumstance for Ames to have a 1,000-foot plus length
driveway for a dwelling. There are some legacy properties annexed to the City and some
properties not in modern subdivisions with longer driveways off of former county roads or
that may traverse hills and go through woods that could be hundreds of feet in length.
Most homes in Ames have driveways of less than 50 feet in length on-site because new
subdivision homes are most commonly built at front setback distances of 20-30 feet.
An exception was introduced that requires approval by the Zoning Board of Adjustment.
Criteria for the exception include that property is uniquely situated (e.g. rural, wooded lot)
and that it will not create nuisance factors for neighboring properties. The exception is
only available for single-family dwellings.
A paved approach of at least 50 feet and approval of the alternative paving material by
the City Engineer are required.
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL:
The applicant’s complete application and supporting information accompany this report.
These materials include the applicant’s responses describing how the proposal meets the
standards for an exception for long driveway paving.
APPLICABLE LAW:
Municipal Code Section 29.1506 allows for Exceptions to Long Driveway Paving,
Attachment 3.
Chapter 29, Section 1506(4) of the Municipal Code states the following:
(4) When Authorized. The Zoning Board of Adjustment is authorized to grant the
following exceptions:
(h) Single Family Dwelling Long Driveway Paving when the dwelling is more than
300 feet from the right of way and has previously not had a paved driveway.
(5) Review Criteria. Before an exception can be granted, the Board of Adjustment
shall establish that the following standards have been or shall be satisfied:
(i) Long Driveway Paving. The Board may grant a partial exception of paving
when the design includes a paved approach to City standards, paving of
at least 50 feet in sure, an approved alternative surface material
specification for rock acceptable to the Municipal Engineer, and the site
has a unique characteristic that differentiates the parcel from city urban
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development patterns by being within a rural, agricultural;, or wooded
setting. The Board shall find that the exception will provide for a safe and
convenient driveway access design and will not have a substantial
negative impact upon neighboring properties due to dust, noise, or the
lack of a stabilized condition.
PUBLIC NOTIFICATION:
Notification of the public hearing was made to all owners of property within 400 feet. In
addition, a notice was published in the newspaper and a sign placed in the front yard at
2617 Oakwood Avenue.
ALTERNATIVES:
1. The Zoning Board of Adjustment approves the request for an Exception for Long
Driveway Paving to allow the use of a gravel driveway as an alternative to paving
for the property located at 2617 Oakwood Road , subject to the conditions that the
remaining unpaved length of driveway maintains a minimum gravel depth of 4
inches and the paved approach, including flares, meet City standards as
determined through the driveway permit process
2. The Zoning Board of Adjustment denies the request for an Exception for Long
Driveway Paving to allow the use of a gravel driveway as an alternative to paving
for the property located at 2617 Oakwood Road by adopting findings that the
evidence does not support the explicit finding of consistency with all Long Driveway
Paving criteria.
3. The Zoning Board of Adjustment may table this request for an Exception for Long
Driveway Paving and request additional information from City staff or the applicant.
RECOMMENDED ACTION:
Staff finds that the property is uniquely situated as a wooded lot and almost 12 acres in
size. The driveway will exceed 300 feet, measuring 950 feet to the new single -family
dwelling. Due to the wooded nature of the lot, no nuisance factors are anticipated. The
first 50 feet of the driveway will be paved to City standards, and the remainder unpaved
as approved by the Municipal Engineer. Thus, the criteria for the exception are met.
Based upon the Findings and Conclusions by staff, it is the recommendation of the
Department of Planning and Housing that the Zoning Board of Adjustment act in
accordance with Alternative #1, approving an Exception for Long Driveway Paving to
allow 2617 Oakwood Road to use gravel as an alternative driveway surface to paving, by
adopting the findings of fact and conclusions stated herein.
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ADDENDUM
Staff makes thew following findings of facts and conclusions for each of the Exception
criteria:
Section 29.1506(5)(i). Review Criteria. Before an exception can be granted, the Board
of Adjustment shall establish that the following standards have been or shall be satisfied:
(i) The site contains unique characteristics that differentiate the property from
city urban development patterns such that the property is located within a
rural, agricultural, or wooded setting.
FINDINGS:
The single-family property is located on an 11.94-acre site on the west edge of the
Ames Corporate Limits. The property is unique in that it is entirely wooded and
concealed from nearby properties and the fronting road, except for the drive
approach. The property is also buffered from all neighboring dwellings by over 200
feet and existing woodlands.
CONCLUSION:
The property contains unique characteristics that differentiate the property from
city urban development patterns. The paved portion of the driveway will be visible
from Oakwood Road, while the remaining gravel drive will be screened by the
existing woodlands.
(ii) The long driveway paving exception will provide for a safe and convenient
driveway access design and will not have a substantial negative impact upon
neighboring properties due to dust, noise, or the lack of a stabilized
condition.
FINDINGS:
There will be no new negative impacts on public health, safety, or general welfare
that would result from the granting of this exception. The driveway path is not linear
due to the existing topography. Although setbacks are not required for driveways,
the drive is located no closer than 5 feet to the nearest property line and remains
screened by existing woodlands.
CONCLUSION:
The driveway maintains a setback minimum of 5 feet from the nearest property line
and is screened from properties by existing woodlands, minimizing potential
negative impacts.
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(iii)The driveway design includes a paved approach to City standards of at least
50 feet on site.
FINDINGS:
The design includes 50 feet of paved driveway and will meet City standards, see
Attachment 2 for details.
The proposed driveway is 15 feet wide with 10-foot flares, or a 35-foot width at the
right of way. While the 15-foot driveway width complies with the City code, flares
may not exceed 5 feet and would allow for a maximum approach width of 25 feet.
The access approach design will be required to meet the requirements of the Ames
Municipal Code. The applicant is working through the Driveway Paving Permit
with City staff.
CONCLUSION:
A Driveway Paving Permit is currently being reviewed by staff. Approval of the
permit to allow a 50-foot paved driveway, with the remaining drive length being
gravel, may be approved by staff if the Board grants an exception. The paved
approach is required to meet City standards and will be reviewed through this
process
(iv)The alterative driveway surface material is acceptable to the Municipal
Engineer.
FINDINGS:
The Municipal Engineer has reviewed the application and approved an alternate
surface material of gravel for the remaining length of the driveway. The driveway
must maintain a minimum gravel depth of 4 inches along the remaining 900 feet of
unpaved driveway.
CONCLUSION:
The Municipal Engineer has approved gravel as an alternative driveway surface
material subject to the condition that the driveway maintains a gravel depth of 4
inches.
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Attachment 1
Location Map