Ames City Council considers letting homeowners build 900 square foot secondary units

The dream of a"she-shed" is nearing a reality.

The City of Ames is hopeful a recent proposal will “expand housing opportunities” and “diversify housing choices" after considering an ordinance to allow Accessory Dwelling Units in residential neighborhoods.

The first reading was held Tuesday, Dec. 12, after staff presented information in a public hearing.

The proposed standards for ADUs would restrict the structures to one bedroom and a maximum of 900 square feet in addition to a single required parking space. The ordinance would also require a paved driveway and a sidewalk connected to the parking space. The property owner must reside in either the primary home or the ADU, allowing one unit on the property to be rented.

Ames Planning and Housing Director Kelly Diekmann said the ordinance does not differ from the current standards in the city code.

"In general, we're treating the ADU the same as any other accessory building," Diekmann said. "The size limits, the setbacks and lock coverage, all of those factors are applied uniformly to this building as well as any other type of accessory building."

Councilmember At Large and Ward 1 Rep.-elect Bronwyn Beatty-Hansen felt the city did well utilizing current accessory building standards for ADUs.

"I think it's a good set of compromises for increasing density but doing so in a way that will limit impacts to existing neighborhoods," Beatty-Hansen said.

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What are ADUs?

ADUs are additional residential buildings occupying the same lot as a primary single-family but with a bedroom, kitchen and bathroom. They are also called second units, granny flats, or mother-in-law units.

Ames code currently does not allow for such a structure to exist.

The unit cannot be bought or sold separately, though they are often used to provide additional income through rent or to house a family member.

The current city code limits options for second units in single-family neighborhoods. Some private covenants within subdivisions also limit these uses.

The city of Ames has been discussing an ADU ordinance for six months, hoping to help ease a housing shortage that's hit the public hard.

"There is a national interest in having more housing choices as costs increase," the City of Ames said in a statement on its website. "The City is exploring more housing choices within existing neighborhoods that complement the surroundings. This was a goal outlined in Ames Plan 2040 that improves choice, sustainability, and vitality."

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City uses residents' input to draft ordinance

The council sought feedback from Ames residents through a series of open houses in August and September. A survey was posted on the city's website.

Residents were generally supportive of creating an ADU option but had roughly equal opinions about the draft standards as being too permissive, too restrictive, or fairly balanced.

The council reviewed public input during its meeting on Oct. 10 where they instructed city staff to draft a code consistent with the proposed regulations.

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ADU regulations allow one room, parking and sidewalk

ADUs will be permitted on any single-family residential lot that is the property owner's primary residence. Properties with two units will not be eligible to add an accessory unit.

The proposed code would require ADUs to "function independently from the principal building. It must include its own bathroom and kitchen facilities and be connected to public utilities, including water and sanitary sewer. Separate metering is not required but is allowed."

Current Ward 1 Rep. and Ward 3 Rep.-elect Gloria Betcher said some of her constituents were concerned about the size being too big for one-bedroom units. She wondered if allowing 900 square feet and one bedroom made sense, or if the two were oddly paired.

"I'm still fixated on the fact that we have some smaller homes in these neighborhoods that are 900 square feet or less that have two bedrooms in them," Betcher said. "I'm not sure I see the logic of 900 square feet with one bedroom if we're also going to say you can't have an upstairs or basement because you've already got the bedroom."

Diekmann said if the separate room is not on the main floor, a unit's basement may be the bedroom.

ADUs must also be owner-occupied. The secondary unit cannot be registered as a rental if the owner is not living on the property.

"That is the commitment we made earlier in the process," Diekman said. "Not only do you have to be the owner to get the building permit, but you have to be an owner on site if you are ever to register the property for rental purposes."

ADUs would not be allowed in the front yard of residential property, instead restricted to the "rear" yard with specific regulations, with the entire structure and parking space or driveway not to exceed 25 percent of the yard.

The city considers the rear yard as "the entire area between the primary dwelling and the rearproperty line, not just the rear setback area."

A sidewalk would be required to connect the primary exterior entrance of the accessory dwelling with the paved parking area.

The council will consider approving the new ordinance early next year.

Other notable requirements of the proposed ADU code

(According to the City of Ames):

Parking - One off-street parking space would be required for the accessory dwelling in addition to thetwo spaces required for the principal building. Although spaces for the principal building caninclude two cars parked in tandem, an ADU parking space cannot be in front of or behindanother required parking space. All parking spaces must be paved. Paving in the front yard isnot permitted per 29.406 of the Zoning Ordinance.

Bedroom - The accessory dwelling may only have one bedroom. Any area separated fromthe one bedroom, living area, kitchen, and bathroom that exceeds 70 square feet will becounted as a bedroom per the definitions of the Zoning Ordinance.

Driveway - A paved driveway would also be required. For lots accessible from an alley, any new drivewayshall be constructed in the rear yard with access only from the alley. The driveway leading froman alley to the entrance of a garage shall be either 8 feet from the property line abutting thealley or a minimum of 20 feet from the property line abutting the alley.

Rentals - Only one of the two units may be a rental. Any ADU or principal building that isintended for use as a rental must be registered with the city and have a valid rental permit. Allrequirements of the Rental Code (Chapter 13) apply.

Celia Brocker is a government, crime, political and education reporter for the Ames Tribune. She can be reached at CBrocker@gannett.com.

This article originally appeared on Ames Tribune: New Ames ordinance would allow ADUs but limits size to one bedroom