HomeMy WebLinkAboutA044 - Hearing on ZTA Creating New Zoning Overlay District (West University Pedestrian Enhancement District) for Density, Parking, and Design Requirements between Sheldon & Hyland, and Lincoln Way & OaklandITEM #:46
DATE:03-24-26
DEPT:P&H
SUBJECT:ZONING TEXT AMENDMENT ESTABLISHING WEST UNIVERSITY
PEDESTRIAN ENHANCEMENT OVERLAY DISTRICT BETWEEN SHELDON
AND HYLAND, AND LINCOLN WAY AND OAKLAND
COUNCIL ACTION FORM
BACKGROUND:
O n March 11, 2025 , City Council authorized Hunziker Companies to apply for a text
amendment to create a new overlay district with reduced parking, increased density, and
updated design standards for medium- to high-density apartments west of campus.
The new overlay, once approved, may be applied properties between Sheldon and Hyland
Avenues, between Lincoln Way and Oakland (see attached map of the eligibility area). No
zoning map change is part of this item, only the approval of the text amendment to
create the standards.
The Hunziker request stemmed from zoning changes desired to facilitate the
redevelopment of the properties at 259 and 263 Hyland (see attached Location Map).
The developer also believes that allowing greater density and reduced parking
implements the Ames Plan 2040 vision for the area located adjacent to the ISU
Campus.
Ames Plan 2040 designates the Hunziker properties at the corner of Oakland and
Hyland, along with the surrounding area, as RN-4 “Walkable Urban Neighborhood.” The
purpose of the Designation is to encourage higher density housing, mixed uses,
walkability, and redevelopment that creates a high-quality built environment and sense
of place (see attached Plan 2040 Excerpt and Map). A companion designation of
Neighborhood Commercial – Mixed Use (NC-MU) also applies to properties along West
Street in the middle of the RN-4 designated area.
Key considerations for creating a text amendment to further goals of the RN-4 are ensuring the
built environment reinforces the walkability and pedestrian character of the area with street
level design details, residential or commercial use at the ground level, high quality front yard or
streetscape elements, and good sidewalk and pedestrian access.
TEXT AMENDMENT:
The proposed zoning standards are comparable to the general design requirements in
terms of height, orientation, fenestration, and materials of the current zoning of the area
(Residential High Density "RH" with the West University Impact Overlay "O-UIW" ).
However, the O-UIW overlay, created in 2006 as part of a broader assessment on
University impacted neighborhoods, also included additional 25% parking requirement
to mitigate concerns of overcrowding and development intensity. The proposed West
University Pedestrian Enhancement District (O-WUPED) intentionally reduces parking
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and increases potential density of development compared to the current O-UIW while
trying to maintain compatible design requirements.
The proposed Ordinance is attached for Council's review. The attached addendum provides
information about a parking survey and additional details regarding the proposed standards.
O-WUPED would supplant the existing O-UIW zoning for a site when it redevelops at the
request of a property owner, rather than be a City initiated rezoning of the entire area. While
the O-UIW will continue to be applied to the broader area, only a specified area along Sheldon
and Hyland is eligible for the new zoning district option as it is written. Staff estimates that
there are 36 properties and 16 net acres of land area eligible for the Overlay.
Existing properties would not be able to modify existing structures to take advantage of
the reduced parking and density changes. It is only proposed for redevelopment that
can facilitate the goals of the RN-4 designation.
Properties meeting the following criteria would be eligible to request a rezoning to O-
WUPED (see attached eligibility map):
Located within the RN-4 designation (the area within NC-MU may also be included,
subject to review of commercial opportunities as mixed use).
Zoned RH or proposed as RH with a rezoning application concurrent with the Overlay.
Located between Sheldon Avenue and Hyland Avenues, north of Lincoln Way and south
of Oakland.
O-WUPED has substantial differences in standards related to intensity of use compared to
existing O-UIW:
Density is increased by changing the standard to a maximum of bedrooms per acre
rather than dwelling units per acre. This approach allows for more total units, but with
smaller bedroom configurations than a dwelling unit per acre standard (See addendum
for more information on this change).
Parking is reduced beyond the O-UIW 25% extra standard to a lower standard than is
applied to apartments in RH zoning districts. The rate for 1- and 2-bedroom units is
proposed to be one space per unit rather than the typical minimum of one space per
bedroom (See also the addendum for more parking background and comparisons of
standards).
Front setbacks may potentially be approved for a reduction from the standard of 25 feet
to either 20 feet or 15 feet depending on the type of building. Walkup direct access
"townhome" style units can benefit from the 15-foot front setback, while standard
apartment buildings will likely conform to the minimum 25-foot setback requirement (See
addendum for more information).
The proposed ordinance also includes new Design Standards and Principles to help guide site
design and building architecture. The Design Standards and Principles also ensure
development meets intent of RN-4 to create a walkable neighborhood and is compatible with
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the area. Standards are minimum mandatory requirements and the principles act as
guidelines to help shape the details of a project.
A full list of the Design Principles and Standards is included in the attached ordinance. Select
standards of note include:
Design Standard for maximum building height of 45 feet (Matches current O-UIW)
Design Standard for Clay brick as 60% of front facades (O-UIW has primary brick
material requirement for whole building) and Design Principles for high quality, visually
interesting building materials
Design Principles and Standards for variations in building relief and height to break up
massing (None within O-UIW)
Design Principle to prioritize ground level units and Design Standard for use of glazing
(None within O-UIW)
Design Standards for windows and doors subdividing not less than 40% of a street
facing façade to prevent “dead space” facing pedestrian areas (Matches current O-UIW)
Design Standard for a minimum of one pedestrian entrance per primary façade and
requiring architectural elements (coverings, stoops) defining entrances (Similar to O-
UIW)
Design Standard requiring principal buildings to be oriented towards the street and built
to front setback (Similar to O-UIW)
Design Standards and Principles relating to parking design to not dominate the street
level design of a building, shielding of parking, and limitations on driveways (None within
O-UIW)
Design Principles describing general character of area and preferences for traditional
building exterior design with a differentiated base, middle, top for three and four story
buildings. Also allows townhome and contemporary design approaches that emphasize
vertical elements and specific elements of architectural interest (None with O-UIW other
than covered front entrance requirement)
PLANNING AND ZONING COMMISSION:
The applicant initially applied for a text amendment focused on the issues of density and
parking. Staff crafted an overall text amendment that included the applicant's interests and
added the design standards and principles discussed above. The Planning and Zoning
Commission was presented an initial draft ordinance that included the establishment
requirements and development standards described above, along with draft design principles.
The Commission's discussion mainly focused on the proposed parking reductions. The
Commission also received one public comment asking for the changes to be more broadly
applied.
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One Commissioner felt that the parking rates for units with three or more bedrooms could be
further reduced. Another felt based on staff's parking survey, which found that there is an
average usage in the O-UIW of one space per bedroom, the reductions went too far. Staff
noted that the intent is to incent smaller apartment units rather than larger student suite-type
apartments and one of the best ways to manage that is through parking rates. Each proposal
under O-WUPED requires City Council approval. If City Council found that parking was an
issue, it could deny a project.
The Commission received a public comment letter (see attached) asking for the text
amendment to be broadened to apply to Campus Avenue, as well as additions and
remodeling of existing buildings. Staff responded that existing properties would not be able to
take advantage of the reduced parking and density changes as they would be required to also
come into compliance with design standards expected of new development.
Additionally, at the time of initiating the text amendment, Council determined that the focus of
the amendment would be only on the Sheldon and Hyland area and that a broader
neighborhood sub-area plan would be the subject of future implementation studies. The text
amendment is just one of the multiple Ames Plan 2040 land use changes that are to be
contemplated for the area based upon Redirection Area designations to the west of Hyland
and Urban Corridor designations along Lincoln Way.
PUBLIC NOTICE:
A proposed Zoning Ordinance text amendment does not require any specific mailed public
notice since it is not proposed to be applied to a specific property at this time. However, staff
provided mailed notice to property owners within 400 feet of the intended establishment area
before the P&Z meeting. Staff fielded a handful of calls from owners or property managers in
the area with only one written comment referenced above in the P&Z discussion.
Staff also has the item listed under the Development Projects list on the Planning Division
website. Notice of the City Council hearing has been published for March 24.
ALTERNATIVES:
1. Approve first reading of an ordinance creating a new West University Pedestrian
Enhancement District (O-WUPED) as shown in the attached ordinance.
2. Approve the first reading reading of an ordinance creating a new West University
Pedestrian Enhancement District (O-WUPED) with modified language as directed by the
City Council.
3. Do not approve the proposed text amendment.
4. Request additional information from staff or the applicant.
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CITY MANAGER'S RECOMMENDED ACTION:
Staff believes that any impacts from the flexibility afforded in parking, setback, and density
standards will be balanced by the proposed performance enhancements to the current zoning
requirements. Specifically, the height limitation ensures development with more units will not
be perceived as more intense. The setback reduction lends to the pedestrian environment and
goals of RN-4 for redevelopment of the area, while design standards ensure a high-quality
built environment.
Ideally, as student housing, fewer resident parking spaces are needed on a development site
due to lower car ownership. Students also have the option of parking remotely on campus.
Staff reached out to ISU staff and confirmed that while students who live in residence halls are
given priority for on-campus parking, off-campus residents are also eligible.
While redevelopment is the goal of the Overlay, given the small area O-WUPED will apply to, it
will likely be limited. In staff’s survey of the area, of the 36 eligible properties, ten appear to be
candidates for redevelopment based on age, condition, and status as rooming houses or
conversions of single-family homes into multiple units (see attached map of properties with
redevelopment potential). This is approximately 3 acres out of 16 net acres of land in the area.
Other sites may also redevelop, but the likelihood is less based upon the age and condition of
existing buildings.
Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative
No. 1, as described above.
ATTACHMENT(S):
DRAFT Ordinance ZTA Overlay Zone O-WUPED.pdf
ADDENDUM.pdf
Location Map - Eligibility Area.pdf
Location Map - 259 and 263 Hyland.pdf
Ames Plan 2040 Future Land Use Map.pdf
Ames Plan 2040 Excerpts.pdf
Zoning Map.pdf
Redevelopment Potential Map.pdf
Public Comment Letter
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ORDINANCE NO. __________
AN ORDINANCE TO AMEND THE MUNICIPAL CODE
OF THE CITY OF AMES, IOWA, BY ENACTING A NEW
SECTION 29.1115, AND AMENDING SECTION
29.1100.2(m), TABLE 29.1204(5), AND SECTION
29.1502(7)(c)(xi), THEREOF, FOR THE PURPOSE OF
ESTABLISHING OVERLAY ZONE (O-WUPED) WEST
UNIVERSITY PEDESTRIAN ENHANCEMENT 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 enacting a new Section 29.1115, and amending
Section 29.1100, Table 29.1204(5), and Section 29.1502(7)(c)(xi), as follows:
“Sec. 29.1100. OVERLAY ZONES.
(1) Purpose. Each of these Overlay Zones is intended to supplement one
or more established Base Zones, in order to conserve the single-family
residential character of certain areas of the City; preserve the historical
resources of the City; protect the environment; establish distinctive entries to the
City; reflect the unique development and parking needs of areas impacted by
proximity to Iowa State University; encourage context-sensitive infill
development; and establish Lincoln Way as a multi-modal transportation corridor
while allowing for a mixed commercial/residential use type.
(2) Establishment. The Overlay Zones established by this Ordinance are:
. . .
(m) “O-WUPED” West University Pedestrian Enhancement District
. . .
Sec. 29.1115. “O-WUPED” West University Pedestrian Enhancement District
(1) Purpose. The intent of O-WUPED is to implement the Comprehensive
Plan Residential Neighborhood 4 (RN-4) (Walkable Urban) Land Use
Designation by encouraging new multi-family or mixed-use
development with an enhanced relationship between buildings, the
pedestrian environment, and the character of the area as a distinct
place.
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(2) Establishment. O-WUPED applies to all lands that have a base zoning
district of Residential High Density (RH) and are zoned O-WUPED on
the Zoning Map. O-WUPED replaces the O-UIW West University
Impacted District upon approval. A Zoning Map Amendment may be
approved provided the City Council makes the following findings:
a. The designation is consistent with the Comprehensive Plan and
has a future land use designation of RN-4 or, subject to review
of commercial opportunities as mixed use, is within the
Neighborhood Commercial Mixed Use sub-designation of RN-4.
b. The property has a residential zoning of RH or is concurrently
proposed to be changed to RH.
c. The property is located along and/or between Sheldon Avenue
or Hyland Avenues, north of Lincoln Way and south of Oakland.
d. The proposed development is a new construction apartment
dwelling or mixed-use development. O-WUPED shall not apply
to development that involves conversions of or additions to
existing structures or to single- and two-family dwellings.
e. The existing and proposed infrastructure for the development is
sufficient in design and capacity to support the project with
water, sanitary sewer, storm drainage, streets and other
transportation related facilities including pedestrian facilities.
f. A Major Site Development Plan (MSDP), consistent with Sec.
29.1502, is submitted concurrently with the petition for rezoning.
The MSDP must demonstrate consistency with all requirements
and standards of the Overlay.
(3) Permitted Uses. The RH base zoning establishes permitted uses.
(4) Site Development Plan. No use, buildings, or site improvements may
be changed or constructed without receiving approval of a MSDP per
29.1502.
(5) Distinction Between Design Standards, Design Principles, and
Supplemental Development Standards.
a. Design Standards are established as mandatory requirements
to ensure the purpose of the Overlay is met in addition to
conformance to other development standards of the City.
b. The Design Principles are intended to guide the design
components of the site and buildings and act as a framework to
consider the project’s consistency with the Overlay’s purpose.
c. Supplemental Development Standards provide flexibility
regarding Zoning District and General Standards. In some
instances, development may be required to exceed the
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minimum standards and principles as part of the MSDP review
to ensure the purpose of the Overlay is met.
(6) Design Standards. The following design standards are the minimum
requirements necessary for a project to be developed under the O-
WUPED.
a. Architectural Standards.
i. Height. The maximum height of the principal building(s)
shall be limited to 45 feet.
ii. Materials. Clay brick shall be used as the primary
building material with a minimum 60% coverage of each
street facing facade. Measurement of the exterior surface
does not include transparent windows, doors, and their
trim. Garage doors are not exempt from the calculation.
iii. Accent Features. The building design shall include
architectural details to create visual interest and design
diversity such as brick solider course, corbel, cornice,
parapets, lintels, projecting window bays, inset windows,
and variable roof lines.
iv. Windows and Doors.
(a) Street facing façades shall be subdivided and
proportioned by openings, such as windows or
doors, along no less than forty (40) percent of the
length of the façade. For windows to be included
in this calculation, they must be transparent.
(b) Ground Floor Glazing. When a building includes
ground floor commercial area, storefront glazing
providing transparency into the commercial area is
required.
v. Entrances.
(a) One main pedestrian entrance per primary façade
shall be recessed or framed by a sheltering
element such as an overhang, arcade or portico
providing at least six feet of width and four feet of
depth that is architecturally integrated into the
overall design. For walk up units, alternative
measures of stoops, doors with sidelights, or other
types of accented entry features may be
approved.
(b) All other pedestrian entrances shall be otherwise
provided with a sheltering and defining element.
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b. Site Design Standards.
i. Principal buildings shall be oriented towards the street
and built at a maximum front setback of 25 feet.
ii. Pedestrian Entrances and Sidewalks.
(a) Each street facing façade shall include at least
one functional pedestrian entrance for access to
the building that includes a sidewalk that leads
directly to the abutting street. The entrance should
lead directly to a lobby or corridor providing
access to internal units.
iii. Parking Areas. No parking shall be permitted in the front
yard, consistent with Article 4 of Chapter 29. Detached
garages shall be rear or side loaded. Parking garages,
podiums, or decks shall include screening of vehicles.
iv. Driveways. Shared access is encouraged to minimize
curb cuts and maintain consistent street frontage with
minimal interruptions by driveways.
v. Site materials. No rocks, brick fragments or other hard,
loose material over ¾-inch in size shall be used.
(7) Design Principles. The following design principles shall be guidelines
relied upon when considering the site and architectural design
components of a project.
a. Building orientation shall emphasize a front to a building,
especially along Hyland Avenue, with an identifiable main
building entrance.
b. Buildings three-stories or greater in height or requesting
reduced setbacks should minimize overall massing with relief in
the building plane through recessed façade(s) of at least 30
inches, variable roofs forms, pitched roofs parallel to the primary
façade, and other architectural treatments.
c. Architectural design and placement of buildings should
contribute to the character of the area and pedestrian
environment. This would include, but not limited to, locating high
activity areas and entrances at the front of the site, allowing for
ground floor commercial spaces, locating residential units on
the ground level of the primary façade when there is no
commercial, and locating parking access to the side or rear of
the building to avoid having parking define the ground level of
the building.
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d. Building design should avoid blank walls of parking structures
along street facades, including unfinished concrete walls and
foundations
e. High quality visually interesting and durable building materials
should be used that include a mix of clay brick/masonry and
contemporary cement board, wood, and metal paneling as
materials to accentuate and create interest on the building. Brick
and similar materials should wrap corners and be present on all
facades to maintain design cohesiveness and interest.
f. Architectural character is not restricted to one type of building
design, but the design shall be evaluated for general
conformance to the character of the area described herein. The
general character of the area is positively defined by buildings
utilizing brick materials, covered entries, accent elements, and
pitched roofs for a traditional residential building appearance.
Generally, traditional building design would utilize differentiated
base, middle, and top level building design as a preferred
approach for architectural compatibility.
Additionally, walk up townhomes style units with vertical
orientation of architecture is also compatible with the area.
Alternatively, the Council may approve a contemporary building
design accentuating modern building materials and emphasizing
vertical elements of a building with massing, roof elements, and
corner connections to a street.
g. Parking areas and driveways should be located in a manner that
is supportive of the pedestrian environment, typically, with no
more than one driveway per lot. Residential use or commercial
use should be located between parking spaces in a parking
structure, podium, or ramp to have active uses at ground level
and shield parking.
h. Sidewalks. Pedestrian sidewalk easements should be allowed
for when needed for larger sidewalks to accommodate
pedestrian traffic. Sidewalks along West Street are subject to
commercial width standards.
i. Bicycle Parking. Plans for bicycle parking should be identified.
(8) Supplemental Development Standards. Property that is zoned O-
WUPED shall be developed in accordance with standards applicable to
areas zoned RH. The Zone Supplemental Development Standards
listed in Table 29.1204(5) below shall also apply and if they conflict with
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any other standards of the Zoning Ordinance, they shall apply as the
more specific standard:
…
Table 29.1204(5)
West University Pedestrian Enhancement District
Supplemental Development Standards
Maximum Density 83 bedrooms/acre. There is no maximum of
dwelling units per acre.
Front Lot Line
15 feet for buildings with first floor residential
units facing the street.
One and Two Bedroom Dwelling Units
Three Bedroom Dwelling Units
Four Bedroom Dwelling Units
Five Bedroom Dwelling Units
Mixed Uses
1 space/DU
2.5 spaces/ DU
3.0 spaces/DU
4.0 spaces/DU
Residential parking spaces provided may be
credited towards required parking for
commercial uses as part of the MSDP approval.
feet may be granted to enhance the pedestrian
environment at the sidewalk.
ARTICLE 15
PROCEDURES
Sec. 29.1502. SITE DEVELOPMENT PLAN REVIEW.
(7) Alternative Design Review.
(a) Any Numeric Zoning Development Standard or General Design
Standard regulations identified in this Section may be adjusted up to
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20% by approval of the Planning Director if the following criteria are
met:
…
(c) Eligible Zoning Districts and Development Standards:
(xi) West University Pedestrian Enhancement District (O-
WUPED)
...”
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 , 2026.
__________________________ __________________________
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
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ADDENDUM
Density Increase
The RH District prescribes a maximum density of 38.56 units per net acre. Bedroom
counts within a dwelling unit are not part of the density calculation. The developer
desires to develop one- and two-bedroom units, which will result in fewer bedrooms and
more units than typical of a RH development that includes three - and four-bedroom
units.
The proposed amendments to the density requirement set a density based on bedroom
count because the Overlay is focused on supporting smaller units. The applicant’s
proposal is for a density of 83 bedrooms per acre. Staff determined that the average
number of bedrooms for a unit in O-UIW is 2. Multiplied by the maximum in density in
RH (38.56), this would yield a density of 78 bedrooms per acre.
This maximum does not necessarily allow an increase in development intensities but
provides more flexibility for developments with one- and two-bedroom units. Because
these units would be smaller, a large high-rise building like those in Campustown would
not be needed to accommodate the unit increase. A four-story height limit is proposed
with the Overlay to be consistent with the current height limitations of the O -UIW.
Setback Reduction
While the current RH district accommodates existing development patterns with
apartments and small commercial opportunities, it is not structured to facilitate the type
of redevelopment envisioned by the RN-4 designation or proposed by the applicant. RH
is the primary apartment zoning district for the City and relies on suburban setback,
parking, and landscaping standards to guide development.
The RH zone currently requires a 25-foot front setback. The proposed 15-foot front
setback for buildings with residential units along the ground floor allows buildings to be
located closer to the street, improving interaction with the pedestrian environmen t. It
also helps to address the constraints of a redevelopment site. A 15-foot setback would
still permit some softening of building design with front yard landscaping treatments,
bike parking areas, and front entrance patios. This will be important along Hyland
because of the lack of street trees.
Rear and side setbacks may be reduced up to 20% under Alternative Design Review
provisions of the Ordinance. The current side setback in RH varies based on height and
is 12 feet for a four-story building. The current rear setback is 25 feet.
Parking Reduction
The base requirement for most zoning districts is 1.5 spaces per unit for one-bedroom
units and 1 space per bedroom for units with two or more bedrooms. Currently, the O-
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UIW that applies to the area requires 25% more parking than the base requirement for
dwelling units with two or more bedrooms.
Based on staff’s review of aerial imagery and Assessor and Rental records, few
properties in O-UIW meet the increased parking requirements. This is likely because
many were built prior to the adoption of O-UIW and have nonconforming parking areas.
For multi-family properties, there is an average of one space provided per bedroom.
The average number of bedrooms per unit in O-UIW is two.
The proposed reduced parking rate to one (1) space for one- and two-bedroom units is
reduced beyond both the O-UIW and base requirements. The reduction reflects the
Campustown Service Center Zoning District (CSC) parking rates. CSC requires one
space per unit for units of any size. Both this area and CSC are within 500 feet of the
Iowa State University campus, reducing the need for a vehicle.
The reduced parking rate for units with three or more bedrooms reflects the Downtown
Gateway Commercial Zoning District (DGC). In DGC, rates were reduced for residential
units given the walkability of the area and availability of public transportation. Sim ilarly,
CyRide has several routes on Hyland Avenue and West Street that connect with the
ISU Campus benefiting properties in the proposed overlay.
To evaluate the appropriateness of reduced parking standards, staff conducted a survey
of parking conditions in the area the mornings of September 19th and 23rd. Seven
properties meeting O-UIW parking requirements were surveyed to determine actual
usage rates. A table with information on the properties and parking is included.
The results of this survey reflect an average usage of one space per bedroom.
Staff also observed that there was street parking available on Campus Avenue (closest
street where street parking permitted) during the parking survey. Parking is available on
alternate sides during the week. There is little street parking available along Oakland
and none on Hyland. Parking on West Street is metered. Only a block of Sheldon
permits street parking along the ISU side of the street north of West Street.
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Required Parking and Surveyed Usage Rates
Addres
s
#
Require
d
Spaces Units
1 Br
Unit
s
2 Br
Unit
s
3 Br
Unit
s
4 Br
Unit
s
5 Br
Unit
s
# Spaces
Occupied
9/19
# Spaces
Occupied
9/23
%
Occupied
Spaces
of
Required
Spaces
#
Occupied
Spaces
per
Bedroom
#
Occupied
Spaces
per Unit
125
Hyland
55 13 0 8 9 12 15 41 41 75% 0.93 3.15
140
Hyland
20 8 0 16 0 0 0 14 16 80% 1.00 2.00
124
Hyland
25 18 18 0 0 0 0 13 14 56% 0.78 0.78
163
Hyland
25 14 13 2 0 0 0 17 17 68% 1.13 1.21
244
Hyland
92 58 14 52 54 0 0 64 66 72% 0.55 1.14
131
Hyland
25 16 15 2 0 0 12 14 56% 0.82 0.88
245
Hyland
48 17 5 2 30 0 0 37 38 79% 1.03 2.24
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UNION DR
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CoreRN-2
RN-2
Near Campus Overlay
NC MU
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Ames Plan 2040 Future Land Use Map
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Ames Plan 2040 Future Land Use
Designations
Residential Neighborhood 2 -
Established (RN-2)
Residential Neighborhood 4 -
Village (RN-4)
Neighborhood Core - Mixed
Use (NC MU)
Core (Core)
Urban Corridor
Civic - University
Near Campus Overlay
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P L A N E L E M E N T S G R O W T H & L A N D U S E
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Residential Neighborhood 4 (RN-4: Walkable Urban)
»Based on master development plan or organic evolution of walkable mixed-use districts.
»Strongly connected mixed uses as a “place” or district.
»High level of street and path connectivity, highly walkable design where vehicles are secondary.
»Individual development areas may have separate dominant uses but relate to each other.
»Interior, street-oriented “village center.”
»Common open space and community streets as elements of urban structure.
» Thematic street character, e.g., “main street” environments.
LAND USE: CATEGORIES
PUBLIC ACTIONS
»Improve streetscape and district identification to focus attention and encourage reinvestment in existing areas, such as in the West Street “village” west of the ISU campus and similar small-scale mixed-use districts. In these areas, encourage upgrades and improved relationships among existing multi-family buildings. May require a special development area plan.
» Review and modify zoning and subdivision regulations to address the intended range of uses and design standards.
» Review parking requirements to ensure there is not excess required parking that impacts financial feasibility of reinvestment and design that detracts from character.
DEVELOPMENT GUID ELINES
»Emphasis on mixed uses in the neighborhood overall with walkability, functional public space, appropriate street design, and green infrastructure; provide flexibility in how these goals are accomplished.
» Similar design approach to a PUD to ensure details for mixed-use and design are successful, allowing for greater density and more commercial uses than conventional options.
»Overall minimum gross density > 6 du/A; Village Centers may have much higher density.
»Avoid dictating specific architectural style, while recognizing that some styles are more consistent with intended character than others, however, elements supportive of street level design details are required. This includes features such as porches, large amounts of fenestration for commercial uses, reduced setbacks, durable and interesting building materials, identifiable entrances, and minimized dead space of walls and garage doors.
GOALS
»Village master planning and development in key opportunity sites within growth areas.
»Extension of positive “village” development principles into more conventional development options that achieve walkable and identifiable centers to neighborhoods.
APPL ICABLE EXISTING ZONING CATEGORIES
»PRD Planned Residence District
»F-VR Village Residential
»RH Residential High-Density (existing development only)
» PUD Planned Unit Development Overlay District
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P L A N E L E M E N T S G R O W T H & L A N D U S E
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Neighborhood Core - Mixed Use (NC MU)
»A special subset of Neighborhood Core usually associated with Walkable Urban Neighborhoods.
»Designed for a high level of pedestrian/bicycle /transit access with parking located behind buildings.
»In large, master planned developments, may be located off major streets and in the interior of the community.
»Often simulate “main street” character with buildings strongly oriented to adjacent streets and built close to the property line.
» Includes or is located directly adjacent to residential uses.
LAND USE: CATEGORIES
APPL ICABLE EXISTING ZONING CATEGORIES
»F-VR Village Residential
»NC Neighborhood Commercial
DEVELOPMENT GUIDELINES
»Encourage walkability and planned relationships among separate buildings in multi-building projects.
»Relate and orient buildings to surrounding public streets, including direct sidewalk to front door access.
»Reduce visual impact of parking areas that separate buildings from streets.
»Emphasize fine grain design details and building interest for neighborhood compatibility and use site design techniques emphasizing connectivity for pedestrians and bicyclists.
»Incorporate residential uses into planned developments or in mixed-use core areas, including live-work environments.
» Develop a high-quality, human-scale streetscape as part of development design; incorporate small and effective public spaces.
» Accommodate existing and future transit accommodations.
»Support incremental upgrades to existing properties to meet neighborhood goals.
» Maintain a mix of uses that address everyday needs.
PUBLIC ACTIONS
»Encourage mixed uses in neighborhood cores.
» Support extension of future transit service to emerging neighborhood cores.
»Develop special district plans or guidelines prior to development in growth areas identified as Neighborhood Core - Mixed Use on the Future Land Use Map.
GOALS
»Provide neighborhood commercial and support services to all residential areas.
»Recognize role of neighborhood cores as activity centers for residential communities.
»Provide access choice from residential neighborhoods to commercial cores, including non-automotive options.
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Zoning Map
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Overlay Zones
West University Impacted District ''O-
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Zoning Districts
Residential Low Density Zone
"RL" (sec 29.701)
Residential Medium Density
Zone "RM" (sec 29.702)
Residential High Density Zone
"RH" (sec 29.704)
Neighborhood Commercial
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