HomeMy WebLinkAboutA002 - Commission Action Form dated January 15, 2003 ITEM # VIII
DATE 01/15/03
COMMISSION ACTION FORM
SUBJECT: MOTION TO APPROVE A TEXT AMENDMENT TO THE ZONING
ORDINANCE TO ALLOW REMOTE PARKING IN THE RESIDENTIAL HIGH DENSITY
(RH) DISTRICT, WITHIN THE UNIVERSITY-IMPACTED OVERLAY (O-UI) DISTRICT,
WITHIN 300 FEET OF THE DOWNTOWN/CAMPUSTOWN SERVICE CENTER (DCSC)
DISTRICT.
BACKGROUND:
The Land Use Policy Plan indicates that it is the goal (Goal 8, page 29) of the City to
enhance the role of the Downtown and Campustown area through intensification and
diversification. The plan establishes land use policy that envisions these areas to be the
most intensely developed areas of the City (page 47).
The purpose statement in the zoning ordinance indicates that the Downtown/Campustown
Service Center (DCSC) District is intended to be the most densely developed area within
the City. Section 29.803(1) of the Zoning Ordinance states:
"Purpose. The Downtown/Campustown Service Center (DCSC) zone is
intended to provide for high-density development within the City's Urban
Core and University Impacted areas. A broad range of uses is allowed to
reflect the City's role as a commercial, cultural, and governmental center.
Development is intended to be very dense with high building coverage, large
buildings in scale with the predominant building pattern in the Downtown and
Campustown commercial area, and buildings placed close together.
Development is intended to encourage pedestrian activity with strong
emphasis on safe, vital and attractive streets."
Furthermore, the University-Impacted Overlay (O-UI) District is also intended as an area of
intensification. Section 29.1105(1) of the Zoning Ordinance states:
"Purpose. The purpose of the University Impacted District is to include areas
adjacent to the Iowa State University campus and affiliated facilities, in order
to increase housing diversity opportunities and housing density, to the extent
that base zoning would allow, while assuring the provision of such
requirements as adequate parking and architectural compatibility with the
existing structures of historic and architectural significance. The District will
include the existing residential development east, south, and west of the
Campustown Service Center, and the residential areas north of Lincoln Way
and west of the Iowa State University campus. These are areas, which the
City has deemed appropriate for limited multifamily residential intensification,
to the extent that base zoning would allow."
Because the areas zoned DCSC are intended to be higher density commercial centers, the
parking requirements within the DCSC District are greatly reduced in comparison to the
other zoning districts in the city. For example, retail uses are not required to provide any
off-street parking in the DCSC District. Generally, retail uses are required to provide
parking at a rate of one parking space per 200 square feet of gross floor area of use in
other zoning districts in the city. Additionally, residential uses, which are allowed in
structures within the DCSC District above the first floor, are required to provide off-street
parking at a rate of one parking space per each unit. Generally, multifamily uses in most
other zoning districts must provide parking at a rate of one space per bedroom.
The reason for the reduced parking standards in the DCSC District is to encourage less
dependence on the automobile and more pedestrian activity, and also to maximize the land
area devoted to commercial building space and minimize the land area devoted to parking.
To date, the reduced parking standard for most uses, such as retail and office, are
promoting a more pedestrian-scale development and has had little, if any, negative impact
on the surrounding area. To date, the reduced parking standards for residential uses in
the DCSC District are most likely encouraging some pedestrian-scale activity by reducing
automobile reliance and ownership. However, the reality is that most people own
automobiles and most people have their own bedroom when leasing an apartment unit.
Therefore, while the Zoning Ordinance does not require parking for residential uses in the
DCSC District based on the number of bedrooms, the demand for parking is generally
based on the number of bedrooms. Consequently, the people who live in dwelling units in
the DCSC district are creating a demand for more parking than what the district regulation
requires.
Section 29.406(18) of the Zoning Ordinance allows for off-street parking for uses within the
DCSC District (as well as three other zoning districts) to be provided on another lot within
300 feet of the use. Section 29.406(18) states:
"Remote Parking Commercial and Hospital-Medical Land Use. All parking
spaces required by this ordinance shall be located on the same lot as the
use served, except parking spaces required for principal uses permitted in
the DCSC, HOC, CCN, and S-HM zoning districts may be located on the
same lot as the principal building or on a lot within 300 feet of the lot on
which the principal building is located. Where parking is located on a lot that
is remote from the principal use but within 300 feet, a written agreement in a
form provided by the City shall be executed by the property owner or owners
and the City to assure that these remote parking spaces are retained for the
principal use. This agreement shall be recorded and shall be binding on all
successors and assigns of the property or properties involved."
This provision allows for uses within the DCSC District to provide parking on another lot
within 300 feet of the principal use as long as the lot is zoned DCSC, HOC, CCN, or
S-HM. It does not, however, allow for residential uses in the DCSC District to provide
parking on a lot within 300 feet that is not zoned DCSC, HOC, CCN, or S-HM.
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As the larger scale residential development have begun to occur in Campustown,
developers have indicated a willingness to provide additional structured parking on
adjacent property within the Residential High Density (RH) District to help alleviate the
parking demand. However, even if a developer wanted to provide additional off-street
parking on a lot zoned RH, for residential uses located in the DCSC District, the developer
would not be able to do so because the RH District regulations prohibit that use of property.
It is staff's belief that the zoning ordinance, as it is currently written, creates an unintended
conflict between the Land Use Policy Plan objectives of intensification and provisions of the
Zoning Ordinance that do not accomplish the stated objectives because remote parking
must be located in the DCSC District. Parking by its very nature contributes to a lessening
of land use and commercial intensity. For this reason, staff believes there is a need to
propose revisions to the Zoning Ordinance related to remote parking requirements that are
designed to support land uses in the DCSC District.
PROPOSED TEXT AMENDMENTS.
Staff believes that text changes to several related provisions of the Zoning Ordinance is
needed to accomplish the following objectives:
• Allow remote parking on property within the RH District that is also
located in the University Impacted Overlay District and within a
specified distance from the DCSC District.
• This remote parking is limited to only residential uses located in the
DCSC District
To remedy the above outlined parking issue, staff recommends the following text
amendments to the Zoning Ordinance (changes are in bold italics and strinlron through):
Section 29.406(6) Proximity of Parking to Use. Required parking spaces for
residential uses must be located on the lot containing the principal building
and cannot be more than 500 feet from a main entrance to the structure for
which the parking is provided. Except when valet parking is provided
pursuant to Section 29.406(7), required parking spaces for non-residential
uses must be in parking areas located not more than 1 ,000 feet from a main
entrance to the structure served by the parking. Furthermore, parking for
residential uses in the DCSC District may be provided on another lot
pursuant to Section 29.406(18).
and,
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Section 29.406(18) Remote Parking
Land d Use. All parking spaces required by this ordinance shall be located on
the same lot as the use served, except parking spaces required for principal
uses permitted in the DCSC, HOC, CCN, and S-HM zoning districts may be
located on the same lot as the principal building or on a lot within 300 feet of
the lot on which the principal building is located. Remote parking for
residential uses in the DCSC, may also be provided on a lot in the "RH"
Residential High Density District that is located within the "O-UI"
University Impacted Overlay District, that is also on a lot located within
300 feet of the lot for which the parking is being provided. The remote
parking must be located within a parking lot or structure, which is
accessory to and provides parking for, a multifamily residential
structure on the same lot. The number of remote parking spaces
provided shall not exceed 50% of the total number of parking spaces
provided in the parking lot or structure. Where parking is located on a lot
that is remote from the principal use but within 300 feet, a written agreement
in a form provided by the City shall be executed by the property owner or
owners and the City to assure that these remote parking spaces are retained
for the principal use. This agreement shall be recorded and shall be binding
on all successors and assigns of the property or properties involved.
and,
Table 29.704(2)
Residential High Densit RH Zone Uses
USE CATEGORIES STATUS APPROVAL APPROVAL
REQUIRED AUTHORITY
TRANSPORTATION,
COMMUNICATION &
UTILITY USES
Y, only as an
accessory use for
Commercial Parking remote parking forresidential uses SDP Minor Staff
pursuant to Section
29.406 18
The three text amendments listed above would allow for remote parking for residential uses
only as an accessory use within a parking lot or structure on property that is zoned RH,
within the O-UI, and within 300 feet of property zoned DCSC (see attached Remote
Parking University Impacted Area map). The amount of remote parking would be limited to
50% of the total number of parking spaces provided within the parking lot or structure.
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SUMMARY.
In summary, a policy objective of the Land Use Policy Plan and the purpose statements of
the Zoning Ordinance call for an intensification of certain existing areas within the City of
Ames. The recent redevelopment of underutilized land within the DCSC District in
Campustown has been the first step toward realizing the LUPP and Zoning Ordinance
objective of intensification of the DCSC District and the University Impacted Overlay District
area.
As part of the administration of the zoning regulations in the DCSC District, staff has
determined that it is difficult, if not impossible in some instances, for the goal of
intensification to be accomplished. This is the result of requiring parking on the lot
containing residential uses in the DCSC District or on a lot within 300 feet of the residential
use in the DCSC District. In either instance, the objective of intensification is being
compromised. The proposed changes to the zoning ordinance described in this Action
Form should serve to overcome this conflict.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council approve
the proposed text amendments to the Zoning Ordinance regarding remote parking
regulations for Residential High Density (RH) District properties within the University
Overlay (O-UI) District.
2. The Planning and Zoning Commission can recommend that the City Council deny the
proposed text amendments to the Zoning Ordinance regarding remote parking
regulations for Residential High Density (RH) District properties within the University
Overlay (O-UI) District.
3. The Planning and Zoning Commission can recommend that the City Council approve
the proposed text amendments to the Zoning Ordinance regarding remote parking
regulations for Residential High Density (RH) District properties within the University
Overlay (O-UI) District, with modifications.
4. The Planning and Zoning Commission can refer the proposed text amendments to the
Zoning Ordinance regarding remote parking regulations for Residential High Density
(RH) District properties within the University Overlay (O-UI) District back to staff for
further review and comment.
RECOMMENDED ACTION:
It is recommended that Alternative #1 be adopted. Alternative #1 recommends that the
proposed text amendments to the Zoning Ordinance regarding remote parking regulations
for Residential High Density (RH) District properties within the University Overlay District
(O-UI) be approved.
Attachment
s:\P&Z\Commission Action Forms\Text Amendments\Remote Parking in UI-RH District Text Amendment 01-15-03.doc
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