Council backs advisory committee and unified development code approach for zoning update

The Ames City Council provided direction on a comprehensive zoning ordinance update during a workshop Tuesday, asking staff to return with a formal scope and timeline. Council agreed the process should use a separate advisory committee supplemented by periodic input from the Planning and Zoning Commission, and the council favored preparing a unified development code as the document format.

Why it matters: The zoning update implements multiple Ames Plan 2040 implementation measures and could change how some corridors and special areas are regulated. Staff said the city's zoning ordinance has been amended hundreds of times since adoption 25 years ago and now needs reorganization and clarification to reflect the plan's goals.

Scope and options presented: Kelly (Planning and Housing staff) told council staff had identified three core questions: the scope of topics and standards to be addressed, the public outreach approach, and the format of the final product. Topics flagged for review included new or missing zoning districts (for example, an urban corridor designation that lacks an implementing zoning district), landscaping and parking standards, subdivision code alignment, sign code updates, infill and design standards, stormwater and infrastructure standards tied to the subdivision code, and development review procedures. Kelly said the work will be iterative and that staff intends to prepare draft text for committee review, with the website used as the central repository for materials.

Public outreach and committee structure: Council discussed two outreach approaches: broad public outreach at multiple stages, or a committee model. Council directed staff to form a separate advisory committee — drawing a wider cross‑section of stakeholders — supplemented by periodic review and input from the Planning and Zoning Commission. Staff will return with details on committee composition, expected commitments and meeting cadence. Kelly said staff expects the process to be iterative and estimated an optimistic 12–18 month timeline if the work proceeds efficiently; staff noted consultant assistance may be necessary for graphics and final organization.

Format choice and consultant assistance: Council selected the unified development code (UDC) approach over a traditional split ordinance or a full form‑based code. Kelly explained a UDC merges zoning, subdivision and related development standards into a single, more user‑friendly document; the choice can require more drafting work up front but may improve usability for developers and residents. Staff noted a $100,000 consulting budget had been set aside to assist as needed and that a larger consultant role would be required if the council later chose a form‑based code. Council members emphasized selective, targeted functional changes rather than wholesale changes across all residential areas; staff said selective policy changes will be driven largely by Plan 2040 designations (for example, urban corridors and redevelopment areas such as East Lincoln Way).

Council direction and next steps: The council asked staff to return with a formal scope of work, a proposed committee membership and outreach plan, and a timeline for drafting and adoption. Staff will catalog outstanding work plan referrals and prioritize items to minimize interruptions during the update process. Councilmembers stressed the need to avoid surprise impacts on projects currently in review and asked staff to include transition language on vesting and in‑process approvals in the draft ordinance.

Ending: Staff will prepare and return with a detailed scope, committee composition and timeline for council consideration; council gave staff direction to pursue the UDC format and to establish an advisory committee with periodic Planning and Zoning Commission involvement.