HomeMy WebLinkAboutA037 - April 28, 2026, Regular Meeting of the Ames City CouncilITEM #:41
DEPT:P&H
April 28, 2026
Staff Report
REPORT ON SOUTH CAMPUS REDIRECTION AREAS
BACKGROUND:
The City's comprehensive plan, Ames Plan 2040, was adopted at the end of 2021. The plan
identifies several parts of Ames with the designation of Redirection Areas, which are defined
as:
"Areas where changes in use or development patterns are anticipated over the next 20 years,
based upon city policies or current conditions. These areas are focuses for city consideration
of redevelopment plans and policies over the next 20 years. In some cases, specific plans or
zoning may be applied to provide direction for specific types of changes and to address issues
of compatibility and transition. The Redirection Area designation does not specify a time
period or type of change. It acknowledges a potential for change and a public interest in
guiding it over the next 20 years."
In May 2024, staff presented a list of three Areas deemed most likely to redevelop in the near
future. From that list, Council directed staff to begin work on the Redirection Area along Hunt
and Knapp Streets south of the Iowa State University Campus to gain feedback on interests
for this area and to determine if any changes to zoning would be appropriate (See maps in
Attachments A & B).
The South Campus Redirection Area is north of Knapp Street, between S. Sheldon and Lynn
Avenues. The area contains 56 properties, including two properties not originally included
within the boundaries. The Hunt-Knapp Area has a mixture of single-family homes and
multifamily buildings. Many of these buildings, particularly the single-family homes, are rentals
and are in poor condition and will likely need to be replaced in the near future. An attachment
identifying single-family home statistics as a proxy of redevelopment possibilities is included
(Attachment C).
The area primarily has RH (Residential High Density) zoning with either the West University or
East University Impact Overlay zoning. The Overlays were created in 2006 to address building
design compatibility with older structures in the area and to increase the minimum required
parking in response to concerns about overcrowding of rental dwellings and street parking
issues. The O-UIE has demolition criteria and more defined design standards than the O-UIW
due to the higher concentration of fraternity and sorority buildings. Generally, the divide of the
two zones is between Welch and Stanton Avenue. A summary of the existing zoning (the base
districts and the overlays) for the Redirection Area can be found in Attachment D.
In 2025, staff reached out to the owners of the properties in the Redirection Area. In the
course of those discussions, a handful of owners responded to staff and expressed a wide
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range of opinions about the neighborhood.
Minimum parking is excessive
Old brick buildings should be preserved
This area should be an extension of Campustown (i.e. meaning allowing for more
intense development)
Bars should be kept out of the neighborhood
The neighborhood should be multifamily, with space for non-students
Incentives might be needed for redevelopment
Staff also met with representatives from Iowa State University for their impression on student
life in the area, although no specific ISU property is within the study area. These included
campus planners, the University Chief of Police, the Senior Vice President of Student Affairs,
and the Assistant Vice President for Real Estate and Capital Planning. The ISU
representatives had a wide range of ideas:
Insufficient parking is a problem
Students in the single-family housing at the west end of the Redirection area throw
rowdy parties
Apartment buildings cut down on rowdy behavior
Students will drive to South Campus and park to be as close to campus as possible
Would like to see the area attract non-students
Since the start of the Redirection Area outreach, Council has already made tweaks to parts of
the Zoning Ordinance that are also relevant to this area. One specific change regarding
townhome design would apply to small infill sites in this area. In April 2025, Council adopted
changes to townhome regulations to incentivize higher quality townhome designs with garages
and building features to support context sensitive infill citywide. (Attachment C). The primary
benefit is a reduction in parking for a townhome style apartment unit with a garage for 3-
bedroom or less units of only 2 parking spaces. This parking reduction also applies within the
O-UIE and O-UIW.
OPTIONS:
Based upon the initial input and staff's assessment of the conditions in this area, staff believes
that some change in standards would support desired redevelopment. These options do not
suggest changes to any of the substantive design and building requirements related to brick
materials, fenestration, roof form, etc., but are instead focused primarily on issues related to
the intensity of development.
Option 1: Minor Changes for All Areas with New Development
If the Council elects to go with only minor changes to the South Campus Redirection Area, the
most significant would likely be to adjust parking rates.
A reduction in the additional parking requirement to match the rest of the City for
Apartment Dwelling parking rates (i.e., remove the extra 25% requirement)
Option 2: Medium Changes for All Areas with New Development
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In addition to the changes in Option 1, medium changes could include:
Allow for front yard setbacks reductions for all properties similar to the the allowances
along Knapp Street within the O-EIU when providing for front entrances to units.
Allow for density adjustments for apartments with fewer bedrooms per unit similar to the
recently adopted O-WUPED Overlay that calculates a bedroom density rather than unit
density
Incorporate a step back to fourth stories with reduced setbacks
Option 3: Large Changes for All Areas with New Development
In addition to the changes in Options 1 and 2, large changes could include:
A large reduction of setbacks, particularly front and side setbacks to allow for larger
buildings and increase development intensity
Eliminate the 4-story height limit and allow the full height of RH (100 feet or 9 stories,
whichever is lower) - this could be structured to maintain a reduced height along Knapp
Street that borders single-family zoning.
A reduction or elimination of minimum parking rates beyond what is required elsewhere
in Ames for Apartments Dwellings within RH Zoning.
Option 4: Direct Changes to Specific or Limited Areas of the Redirection Area with New
Development
The Redirection Area includes portions of both the West University Impact Overlay and the
East University Impact Overlay, with the boundary of the two areas located mid-block between
Welch and Stanton Avenue.
Any of the changes listed above could be targeted to specific areas or streets/blocks of
the Redirection Area rather than allowed within all the areas.
Option 5: No Changes at This Time
City Council could maintain the current zoning as is and revisit the issue if there is a
development project in the future. The Reinvestment District designation would be maintained
as the land use designation.
STAFF COMMENTS:
The general options presented above represent a range of choices, depending on how much
of a change the Council wants to pursue for this area. In discussions with property owners,
staff found a wide range of opinions about how the neighborhood should evolve. Responses
ranged from little change to a desire to see a development intensity akin to CSC.
The above policy choices do not represent a method for achieving the goals. After Council has
given direction, staff will work to craft revised zoning that meets the stated objectives. These
changes most likely would include:
Changes to the overlay districts, or
Creating new zoning district or overlay districts
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At this time staff believes the best approach is to apply new standards to new development
projects, especially if development is incentivized with bonuses or other deviations related to
design, affordability, etc. This helps to encourage projects that would more fully realize the
goals for redevelopment investment compared to partial changes or adjustments to existing
sites that do not otherwise create substantial improvements. However, depending on the
scope of change it could be applied uniformly to all sites regardless of full redevelopment or
incremental changes. The changes could also be structured in a way to incentivize certain
development with a density bonus. This would involve allowing for greater development rights
in exchange for improved design, affordable units, etc.
If City Council elects to proceed with substantive changes to the Zoning standard, additional
outreach will likely be desirable. Staff has met with some property owners in the area, but
there has been no outreach in relation to adjacent neighborhoods. Once the scope of zoning
changes is known, staff would then be able to engage further with owners in the area and
invite comments from the South Campus Area Neighborhood.
ATTACHMENT(S):
Attachment A - Maps.pdf
Attachment B - Redirection Areas Presentation - Excerpts.pdf
Attachment C - Classification & Statistics.pdf
Attachment D - Zoning Descriptions.pdf
Attachment E - Text Amendment to create Townhome Building Type Standards.pdf
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ATTACHMENT A
Aerial
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Zoning
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Future Land Use
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South Campus (Hunt-Knapp)
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South Campus (Hunt-Knapp) – Land Use Map
Designations
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South Campus (Hunt-Knapp) – Zoning
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South Campus (Hunt-Knapp)
•Statistics
•13.69 acres
•Approx. no. of units: 192 (not
including 3 fraternities)
•No. of properties: 54
•Characteristics
•Student housing
•Numerous owners – However,
several owners own roughly half of
the properties
•Many small properties with SF
homes
•Mostly rentals
•Three fraternities
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South Campus (Hunt-Knapp)
•Potential/Interests
•Students desire to live within walking
distance of the ISU campus,
commercial services
•Likely strong market support for
student-oriented housing
•Could have improved urban, street
environment
•Housing Types- “missing middle”
medium density to high density
apartments and mixed use
•Potential for ground floor commercial
w/ upper story apts.
•Barriers
•Mostly RH zoning (setbacks and other
standards reduce the amount of
buildable area and create suburban
type development)
•West University Overlay (extra
parking required)
•Small lots in more readily developable
areas, may be aggregated
•Design quality and conditions of
surroundings
•Potential opposition to densification,
nearby single-family development
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South Campus (Hunt-Knapp)
Excerpt of Plan 2040 Example
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ATTACHMENT C
Property Classification
Classification Number of Properties
Single-Family 24
Two-Family 10
Three-Family & More 15
Fraternities or Sororities 3
Vacant 4
Total 56
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ATTACHMENT D
Most of this Redirection Area is zoned Residential High Density (RH). One property is within the
Campustown Service Center (CSC) Zoning District.
All properties except the CSC-zoned property are within the West University Impacted Overlay
District (O-UIW) or the East University Impacted Overlay District (O-UIE).
Parking:
Among the requirements in the overlays are architectural design standards, and minimum parking
requirements for apartments in excess of what is required elsewhere in Ames. Both overlays
require:
a. 1.5 parking spaces per residential unit for one-bedroom residential units in an apartment
dwelling.
b. 1.25 parking spaces per bedroom for residential units of 2 bedrooms or more in an
apartment dwelling.
c. All other uses shall provide parking as required in Table 29.406(2).
In most other zoning districts, apartments require:
a. 1.5 space/RU; for one-bedroom units
b. 1 space/bedroom for units of 2 bedrooms or more
The CSC zoning district requires 1 space per residential unit. Single- and two-family homes in
Ames require 2 spaces per residential unit, except in CSC and DSC (Downtown Service Center)
where one space is required per residential unit.
Development Regulations:
The overlays also cap the maximum building height at 45 feet, where RH allows for a maximum
height of 100 feet or 9 stories, whichever is lower. The lone property in CSC has a maximum
height of 75 feet (heights vary within CSC).
The RH zoning district has minimum setbacks for apartments buildings of:
• Front lot line: 25 feet
• Side lot line:
o 6 feet for one story
o 8 feet for 2 stories
o 10 feet for 3 stories
o 12 feet for 4 stories
o 4 feet additional for each story over 4
• Rear lot line: 25 feet
• Corner lots have 2 front yards and 2 side yards
The setbacks for CSC are:
• Front lot line: 0 feet
• Side lot line: 0 feet
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• Rear lot line: 10 feet
• Lot line abutting a residentially zoned lot: 10 feet
RH allows for retail and restaurant uses only in conjunction with residential uses. CSC allows for
a wide range of mixed-uses.
Architectural Design:
The overlay districts contain design requirements for new structures:
• Windows & Doors (Both Overlays): Doors and fenestration required break up façade.
• Building Materials:
o West Overlay: Mostly brick exterior
o East Overlay: Mostly brick exterior, with
▪ timber-framed stucco allowed above the first floor of residential buildings
and
▪ wood and metal siding allowed in limited amounts on dormers and similar
features
• Roof Types (East Overlay):
o Pitched roofs similar to residential structures
o Variation in roof form to break up large masses
o Roof form that emphasizes other architectural elements, such as entrances
o No flat roofs
• Pedestrian Entrances (Both Overlays):
o Functional street entrance
o Primary entrance shall open directly onto a walkway to a public sidewalk
o Entrance shall be recessed or framed by a sheltering element
• In the East Overlay, there are special requirements for design compatibility for properties
on Lincoln Way and Beach Avenue
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