HomeMy WebLinkAboutA040 - Second reading of ZTA creating a zoning overlay district (West University Pedestrian Enhancement District) related to Density, Parking, and Design between Sheldon & Hyland and Lincoln Way & OaklandTo:Mayor & City Council
From:Amelia Schoeneman, Planner
Date:April 14, 2026
Subject:Zoning Text Amendment - West University Pedestrian Enhancement
District
Item No. 40
MEMO
The zoning text amendment creating a new zoning overlay district (West
University Pedestrian Enhancement District) related to Density, Parking, and
Design Requirements to be applied between Sheldon and Hyland and Lincoln
Way and Oakland is attached for the City Council's review and consideration of
second reading.
ATTACHMENT(S):
DRAFT_Ordinance_ZTA_Overlay_Zone_O-WUPED.pdf
Planning and Housing 515.239.5105 main
515.239.5142 fax
515 Clark Ave. P.O. Box 811
Ames, IA 50010
www.CityofAmes.org
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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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