Commission recommends PUD rezoning for 400 South Fourth Street after debate on setbacks, density and traffic

The Ames Planning and Zoning Commission recommended that the City Council approve a rezoning to the South Lincoln Mixed Use District (SSMD) with a Planned Unit Development overlay for 400 South Fourth Street, clearing the way for a 16‑unit townhome project with several deviations from SSMD standards.

Justin Moore, a city planner, described the proposal as 16 individual lots arranged as eight pairs of attached townhomes served by a single private street with vehicular access to garages from the interior drive. “The proposal, again, as I said, sorry, is, located here, the South Side Of Fourth Street. This is in the SSMD, so this is the South Lincoln Mixed Use District,” Moore said while outlining the layout, setbacks and requested deviations.

Key deviations requested and discussed were a reduced front yard setback along South Fourth Street from the SSMD standard of 25 feet to 10 feet, a reduced rear setback from 25 feet to 15 feet, and a requested increase in floor‑area ratio (FAR) above the SSMD 0.75 maximum on 11 of the 16 lots. The plan shows a 30‑foot‑wide private street with a five‑foot sidewalk along the north side, garages accessed from the private drive, and retaining walls of about five feet where the site steps down to apartments to the south. Moore also noted a small portion of the site is clipped by the 100‑year FEMA floodplain at the southern edge.

The project team’s representative, Tanisha Wilson, told the commission the goal is to add housing supply: “we just really think it would benefit your community to have more housing available, especially more affordable housing, and that's just really our main goal here. Thanks.” Commissioners debated the reduced front setback; some members said the 10‑foot front yard would provide better front‑door connections to the sidewalk, while others urged considering a slightly larger setback (15 feet) to improve livability.

Public comment focused on traffic, density and affordability. Nearby resident Joseph Mancuso said his family is concerned about increased cut‑through traffic on Washington Avenue and asked about access points to the site. Another commenter noted recurring flooding concerns on neighboring properties and asked about stormwater management. A staff member responded to occupancy questions: “The rental code if they were to be rented, the rental code occupancy would be 3 per unit. 3 adults per unit,” and added that owner‑occupied units have no occupancy limit.

Commissioners voted to recommend approval of the rezoning, PUD major site plan and preliminary plat with the deviations as requested; one commissioner recorded a preference that City Council consider increasing the front setback by five feet during its review. The recommendation will go to City Council on August 12 for final action.