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HomeMy WebLinkAboutA001 - Commission Action Form dated May 20, 2009 ITEM # 8 DATE 05/20/09 COMMISSION ACTION FORM SUBJECT: ZONING ORDINANCE TEXT AMENDMENT PERTAINING TO SPORTS PRACTICE FACILITIES BACKGROUND: Jensen Development Corporation, Ltd. is currently constructing a practice facility at 1010 Dickinson Avenue for the Iowa State University basketball team. A minor site development plan was approved on October 20, 2008. The approved site plan meets all requirements, including parking. To determine parking needs,the use was defined as a "recreation facility and health club. The required parking of 173 parking spaces was calculated at 5 spaces per 1,000 square feet for the 28,965 gross square footage of the recreational facility (145 spaces) and 1 space per 300 square feet for the 8,443 square feet of upper level office space (28 spaces). The approved site plan indicates that 174 parking spaces are provided. The developer of the site, however, indicated that he would like to further subdivide the parcel to retain land for additional private development after ownership of the basketball facility is transferred to ISU. The large amount of parking that was required for this facility makes this difficult to do. ISU indicated that the proposed use of the facility as office space and "sports practice facility" would need no more than 59 parking spaces. The difficulty is that the City zoning ordinance does not define nor provide parking requirements for such a use. Planning staff discussed several alternatives with the owner and his representatives. The owner requested that the City Council refer a possible solution to the staff for consideration. The owner is proposing to define a new use, "sports practice facility," as: "A facility dedicated solely to the training and development of sports teams. Uses shall not include the playing of scheduled games, matches, championships, or tournaments.The facility may have limited observation seating for family and associates of the players who wish to watch the practice, but it is not open to the public; nor is the facility used for other assembly-type uses when not otherwise used for sports practice." The owner further proposes a parking requirement of 1.5 spaces for every 1,000 square feet of the building devoted to the sports practice facility use. Other uses in the building (such as offices uses)would add further parking needs on top of that required for the sports practice facility use. In this instance, the sports practice facility (28,965 square feet)would require 43 spaces and the 8,443 square feet of office use requires a further 28 spaces, for a total of 71 parking spaces. Any new use that is defined in the zoning ordinance needs also to be placed in an appropriate use category so that its use can be assigned to specific zoning districts. Staff believes it is appropriate to consider this unique facility as a Miscellaneous Use (see Table 29.501(4)-7). This allows it to be considered for any particular zone on a case-by-case review. If a sports practice facility were to be considered as,for example, an Entertainment, Restaurant and Recreational Trade (a subcategory of Trade Use Categories—see Table 29.501(4)-3), it would be allowed in any commercial zone—from NC Neighborhood Commercial to HOC Highway Oriented Commercial. As a Miscellaneous Use, staff would recommend its allowance in the CCN Community Commercial Node and HOC Highway-Oriented Commercial districts. If requested in other zoning districts, staff could evaluate the impacts of its inclusion at that time and consider allowing it as a permitted or conditional use. Other Approaches to the Issue During site plan review and discussion of the parking demands of a sports practice facility, staff sought information from many other jurisdictions (both in-state and out of state)about how parking needs are addressed. No other jurisdiction that staff contacted has addressed this uniquely defined use or differentiated its parking requirements from a broader recreational facility or health club. The City would therefore be establishing its own precedent. Staff Approach to the Issue Staff believes that the approach offered by the developer is a good starting point. However, staff feels a simpler approach could be offered. Rather than separating the"sports practice facilities" from the "office uses" located on the second floor, the entire square footage of the facility be used to calculate parking requirements. Since the upper floor consists of offices of coaches and trainers, film room, and additional locker space and restrooms, there is no real functional reason why they should be separated for purposes of calculating parking. Staff proposes broadening slightly the definition of"sports practice facility', to: "A facility dedicated solely to the training and development of sports teams. Uses shall not include the playing of scheduled games, matches, championships, or tournaments. The facility may have limited observation seating for family and associates of the players who wish to watch the practice, but it is not open to the public; nor is the facility used for other assembly-type uses when not otherwise used for sports practice. The facility may also include ancillary offices." Staff would further propose a parking requirement of 2.0 spaces per 1,000 square feet of gross floor area. In this instance, the total square footage of the facility (37,408 square feet) would require 74 parking spaces. Staff believes this modified approach is preferable since it would not require a subjective determination of what portion of the structure houses a use defined as the sports practice facility and what portion houses an office or other use—the entire structure would be 2 considered a single use. Staff has discussed this option with the owner's attorney. This alternative may be acceptable but further analysis is being done by their engineer. Impact of a Proposed Text Amendment The text changes proposed by the owner or the alternative proposed by the planning staff would have minimal impact. At this time, there is just the one facility that would be impacted—the proposed ISU practice facility. A previous development, the Ames Attack building at 2224 South Duff Avenue, may also have qualified if this definition were in place at that time. A further impact that should be considered is the unique character of such a structure and the reuse possibilities if the structure were to become vacant. Since the proposed parking requirements are less that one third that of a public recreational facility (5.0 spaces per 1,000 gross square feet), retail sales and service (5.0 spaces), or general office (4.0 spaces), could such a facility be converted readily to a use with a higher parking demand? Of course, this issue would arise for other changes of uses from one of lesser parking demand to one of higher parking demand. An example could be a furniture store (2 spaces per 1,000 gross square feet) being converted to a grocery store (6.7 spaces per 1,000 square feet). A change of use for any facility requires an evaluation of the existing site plan and consideration of the parking needs. If parking is deficient, there usually are options, such as constructing more parking on-site or seeking joint or remote parking on nearby sites. In the instance of this basketball facility, there likely would not be space available on-site for additional parking. The owner's proposed parking requirement of 1.5 spaces per 1,000 square feet creates 43 spaces. The 28,965 square feet of the basketball facility includes space for two full-size (94' by 50') basketball courts, locker rooms and showers, and training areas. There are no bleachers and very limited spectator space. These 43 spaces do not include the 28 spaces to meet the demands of the second floor office space. The practical question is: do the 43 spaces for the sports practice facility plus the 28 spaces for the office space meet the anticipated needs of the facility? Staff could find no precedent in other jurisdictions for such a use. However, ISU Athletic Director Jamie Pollard anticipates that the facility will have no more than 59 potential daily users. (This number is based on the total number of men's and women's' basketball players, staff, and managers—see attached letter.) The 71 spaces that would be required by the owner's proposed formula have a 25 percent margin of error if the maximum users of the facility are miscalculated. The staff's proposed parking requirement of 2.0 spaces per 1,000 square feet results in 74 spaces. The requirement is applied to the entire 37,408 square feet of the facility. This number of spaces is similar to that derived from the formula submitted by the applicant. The potential risk here is 1) most other uses allowed in the CCN district require more parking per square foot than the ratio proposed for the sports practice facility, and 2)there is no assurance that remote or joint parking would be available to serve the site should the need arise. 3 Anticipated Text Changes changes to the Ames Municipal Code. The first would be to Staff anticipates four separate add the definition of "sports practice facility" to Section 29.201 Definitions. The second would be to add the parking requirements to Table 29.406(2) Minimum Off-Street Parking Requirements. The third would be to add "sports practice facility" to Table 23.501(4)-7 Miscellaneous Use Categories. The fourth change would be to add "sports practice facilities" to the Zone Use tables for CCN (Table 29.802(2)) and HOC (Table 29.804(3)). If the Commission would rather consider "sports practice facility" to be an Entertainment, Restaurant and Recreational Trade use, the third step instead would be to add the use to Table 29.501 (4)-3 Trade Use Categories. No fourth step would then be needed. ng The O-GSW Southwest Gateway Overlay District seDlre Section 29 1112(5)) f there are different by 15 percent through "collective parking" uses or buildings on the same lot or on separate lots,the required parking may be reduced to 85 percent of the sum of the various uses. Staff believes that because of the uncertainties involved in the anticipated parking demands of this unique structure, such a reduction if applied to this use would reduce the margin of error to an unacceptable level. Staff recommends exempting"sports practice facilities"from the provisions of this collective parking provision. ALTERNATIVES: 1. The Planning and Zoning Commission may recommend to the City Council to adopt the staff's modified definition of sports practice facility, its modified parking requirement of 2.0 spaces per 1,000 square feet of gross floor area, its use as a Miscellaneous Use, its inclusion in the Use Tables for CCN and HOC, and its exemption from the collective parking provisions. 2. The Planning and Zoning Commission may recommend to the City Council to adopt the developer's proposed definition of sports practice facility, its parking requirement of 1.5 spaces per 1,000 square feet of the building devoted to sports practice facility, its use as a Miscellaneous Use, its inclusion in the Use Tables for CCN and HOC, and its exemption from the collective parking provisions. 3. The Planning and Zoning Commission may recommend to the City Council to adopt the staff's modified definition of sports practice facility, its modified parking requirement of 2.0 spaces per 1,000 square feet of gross floor area, its use as an Entertainment, Restaurant and Recreational Trade Use, and its exemption from the collective parking provisions. 4. The Planning and Zoning Commission may recommend to the City Council to adopt the developer's proposed definition of sports practice facility, its parking requirement of 1.5 spaces per 1 ,000 square feet of the building devoted to sports practice facility, its use as an Entertainment, Restaurant and Recreational Trade Use, and its exemption from the collective parking provisions. 4 5. The Planning and Zoning Commission can refer this back to staff for additional analysis. 6. The Planning and Zoning Commission can recommend no change, thus retaining the current language regarding the parking requirement for the proposed use. RECOMMENDED ACTION: These proposed amendments are narrowly tailored to address the parking requirements of the proposed basketball facility. Staff does not anticipate that another sports practice facility would be built anytime soon. The only question that concerns staff is the parking availability if the structure underwent a change of use. But, as mentioned above, there are options that could be pursued at that time (albeit with some uncertainty). Because of the very limited applicability of the amendments and their seeming ability to solve the anticipated parking needs (with a rather large margin of error)of this unique use, the staff of the Planning and Housing Department recommends that the Planning and Zoning Commission act in accordance with Alternative 1, adopting the definition of sports practice facility, the 2.0 spaces per 1,000 square feet of gross floor area parking requirements of staff, allowing this use in CCN and HOC districts and exempting it from the collective parking provisions of the O-GSW overlay district. S:\PLAN—SHR\Councij Boards CommisslonsTLCommission Action Forms\Text Amendments\Sports Practice Facility 05-20-09.doc 5 Y M riYt4dr S"i`f f: G00fjE.WES"i'.HAt* [l=.(.L&..(Y31 EK PC. 64 mw L wpi IA Dabs L.11a6tt I &kc x'1-Ro6+ra; RL415T tLrR F'-3`IL"'�JC Ydgar l".X3noeeif. P.GdY;:u3tk 7eMkw W.C�tuees M.k,�=ScFwLtheix Kndslv_a k..inu. 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CivesG.-01 'd4wltrnupJS SataL S�sJ;Jand iIwrh'.k gJ6 A4ary G,j uCk Sett[A,S,L1kl.?iTlm S;m[ ,tt;,ssin Cyr[caT[Gina FisywaidL:•I>nper W1&-ILSchut Aqelnt.l*kc'.k Anln-Nt UrNI[I i3reu;I[,�rllnlnrm MidwI%11V.TUall NLrch17_.41jsLc TLuJras.t.CtLxniughaln ➢tojamJoP Rna-ch CWstanP,WaR rlmk0.C=fos; D&A C.Dkkiason [;.Tb)[cas Suli"'A3 Dmisa K Wait \ktoca A.Fcllmcver Vidhsa K.[L:* Ru:ell E-Schmp GrcguyAwikox '110=1 H.knit"ll R,,brdR Arikwr' It llwo},a'YaN',Crul {t[i�rJ ter __ - LAM=L.Ilit41r.... xer;u FarrclL-&ulh' April 20 2009 -1joll.Ann C.fILr>pbcll.&-Cintlacil McJJ�lier 51 a,C.lairk Avenue--P.C. BOX'91'1 .AMeS 1A 50010 Re Reduutioa in O-ff-S=et pzjTkiUg RNuji:c:r t n(s t')r 1010 Dickirtscjn.kvcnllu: ISU Bagketbnll Pricti.c.Facility Dear Mziyor.Catnpbell iarkcl Council N-fenib < Our office repzes"ents Jensen Development Corpotation,Ltd.,the owner'crf approximately ten ai=s of real estate located at the corner of Nfoliensen Koad and South I:7Aota AV-enue in the C;ityr,f Arne,. Our client has committed to'-ftinp,tlte.land at 1'010 Dickias-on Avenue to Iowa State University A:no%Y bast 61ball pra�tic4 facility arld 4s3$)CiHtCd,P.aTkillg iurigruvu"rr:usits;urr the' lnnd loonted at 1010 Dickinson Ave►ilue are being built. 'I'lle 15U.practice fncilityuril!not be open to the public and,gill be devoted entirely to the deirelopment'of sports tearns.. Our Cl ient]ins beerl working with CItyr staff to meet'the nece;sary parking requirements for the€acility'being built upon the land. During the course of thee discussions,it is,]ear that the milibnuin>IaaAtug standaWs under the existing iuunicipal code)are Well In excess of those required off I ci]ity elf this type because this farcility Nvill deft bo open to the lyahlic,it rt quira far less harking than an arena Mfri obseTva.tional spaces a health club facility,,Llr L3tltE7 recr :atimal cuntc-r. Additionally,the facility is located it,ag area close tki Where J anY student- atllleteti live,and a bus toute goes bythe location. 1'1o:.basketball prt�cticsei acility Will he a hvc- sto*,buiktiag tl1I.t is'37,412 square`feet.i.3 area. The first flmr area is 23,921 square feet Gornpriscd of up to four discrcte p+la-,,ing surfaces, VkWis A b'dimcier !)iN:ts\'umF�a:[`il$)95f-.i91.5"1•'acsiml'(SiSI.9�fi='1S'��1<•GWil:vaf�1r[tiG}•erVr�csgc:nrstcr,erm 1$i b Ciw 1 eyr_tpsasc,Sut1v2&4 1+L:et L15LtiQl l?31�J9-t51y)J55•l9UU With ofTuxa",p Ms-Wj isle>;ki1Le;tad Cvbt kapi:1s: w�rv.rryeanasf et.i�a m 6 APril El09 page 2- locker roilai and resiroom facilities.ttt3 entry and lraungc area, ftr)d atfiletic,tra,i ning w,ad floor area of Ls^491 square feet is primarily:made Up of off cc spat n fur mtn's and writ can's head aL�d assist,ant basketball coaches, office space tar lilrn editirin, other office, - a 2 e filin room,and additioir l lOck-cr rocliu and restfoaaa spacq. ixie chc curr=t municipal cvde, the IS>✓b iskcLbdll prlLcticu Ricitity is cltzssifjcd a,� a_ "recreation facility and lip alth club" use. Code section 29*16(2)_ The City staff has computed iEze:existing cuff Street parking requirement for the facility Using c'ur•rent.suvtderrrls'at a total, of 173 spaces — 145 spates fer the recr=tiou space and a..total of29 spaces for the see-onrl floor Orf ce Space.I The 1Vlt3tucipal Code makes no dir;tineflon hetwreen a r=e aiof 14cilit'v that is trot opesl to the public, such a_s the new basketball practice facility,xiel a f2:je,l tv ilxat is opei3 to the Public. As a result,the municipal uric ircquir-CS,5 Sikes for evet Y 1000 square feet of facility, This result'crinstlttttes rit�re tltaa t�;oan�ont:-ltalt'titics riitxc;Uttrl�isl�spaces tlt�t �� estimate the facility 4vi11 ztetY3. Tic tilt, Owner of the fnpillfv,Twxa State University,h:Ls lWimated iii a lctt r prepared by TST-Athletic Deliartment Director Jamie Pollard that ttLs facility; will have no more than.59 potential daily users. OUT cii csrA asks that the Council srrnend the docent murri.cjp4:tttde sit that no tn13re:thm 72 off street parking sly cpvare required by the fnc:ilitf, Our client asI€s.that is n4v use he ndoptO4 under the inunicital Cbdee for a"Sports Prac:ficr~ FAcility." This proposed use would diffentiate the ISU baskQtball practicc facility from a,gelzer'l recreation cartel h"101 club that is open to rrtcrxibers,of tlID pal lie. 'Through our discussions w7t11 111("Planning an - ouusin,g staff; we sttg ct a text arriendmetitto the,lvinr ipal d (SGctivic 29) to&fine the tsew use as tullaws: ge. Sports Practice Vuellity. A facility,dedicated wleiy tU Llce.trairiuig abet dcvetortriQnt' of sxm teems. Use", shall net inctude the pfayin€7 of Scheduled games, trlatches chanipioflships, or ttOurtx ttte . . T7te facility may have linuteci observation seaEizls; for faMily and associates afthe players Nvhv wish to watch 111c practice., but it is not ugeiati tv ltie public; 1icu,i3 tlic facility owed,for otho- a:;e> inl�ly-t� �e use when not otherwise rued fr►r,sports practice, 'lie appr©pr ate standard for a"shorts practice facility,.:,bO d he 1.5 spaces for every 1000 squoxe feet olf the builditi& Thi9 will result in no morn than-1,1 spactb bein required by tlzc faciIit space and maintain the Stanclzutl liar 11t4 Z aces req jisdd by the secoxid floor office. t C•cde Section d9:1Ub12 sets a stmclsltcl of l parkins*spacc for c.,rcry 300 xyusrc:Rot of abovc:gnsursd eftice.space. The-refore,a total of?8 slams ireregiired for 8,491 sq",'r+e feet of Sccmnil flcx)rt�fficu xpuce. `he stxrtda d fur a Rcctq¢ti4«fuc lit.or health club(open to the P11bNo) is S parking spares Fnr Lvt^ry 1.f} 0 i;yuart;rocL ufapuu. t heCefore, rotor of act s�crces.am reclukvi for ibe 25,921 square trr.K:i.k�f ails in .sur;3cu and kititur rUuru space it the#"usG flooro#�the factl�ty. 7 April t?o, ibo§.. Pa�c: spL7zce, 'file par-Ling standaM our Client pfoposes�vitl 16ioratisly tvo;°icie-fbr tlae rl i �ieetl ::t f' the facility,and is consistent Mth the needs of the ultimate owner. 7n hel] ft�ut l rat, tt et7 i7e'vel6 anent. [.txt_, we ask tha> tl�z �.ity�c�n�-�cj3 refer tiffs request to City axf"t'fax re-,iew and aappro yal. In the event 5taffduc5 neat apprcove the re�que,at M writtuo, �cf mk ttrd[.Utllc�r tCn t .tti be ueus�dcrod to tcdiwe atz the aunt,of off-shred P trki� required for the faci ify. Plea e feet free to ccrlAct me%-lth any,quesnonn reprding tbis request. Ydu ve`y tculy, 1�+`YE IASTM GOODE,WEST, H NT SELL f.'e l 'l lZl N, k.C., f(4 4f Victoria A. l'eilmeyer copy 60" Di r c Ur St y°t C� �tht�r & I u eT ati�An&r$p i a cl He s n,Dc�a fii i r t. City,kttorne is Office 8 November 25,20 Mr.Dickson Jensen .lenwn sign Build 4611 Lfortensen koad Suite 106 Ames,IA 50014-6222 Dear Di&soi], 1 the ur& it would be helpful if vex outlined our aetual li " basketball practice facility to better assist you in plaiiriing the f p needs forfar the new impodaft to note that this'is not a facility that will be op�to the genecaf ems} it is pablic. In fact, quite the opposite, it is a facility that will have very limited access since it is being built for the use of our men's and women's basketball teams. Although the total square f6Otage for the facility is equivalent in size to other facilities that ere commonly used for recreational purposts by the general Public, the acuaal number of users in this facility is significantly less in scope ,given the limited nature of how the space will be ttsed end the limited number of'potftrial tom, Our facili •records indicate we haw the folloNving tuu mber of potential: daily .users of this tY Men,'s Basketball Staff 8 hfin'g BaskOtall Stuudent Athletes 14 1?Voiim's Basketball Staff' 7 ainen's BMIkerball Student-Athletes 14 Sports Ue CIM staff 5 Equipment Manager i Stwdcnt tigers 12 •• Total Potential Daily U=.q 59 It is iMPOrtant to mote tha not all of thew daily Is especially the students, have automobiles an Campus. For example, rhos year, only 8 of the 14(s7%) glen 4 basketball Ayers actualfy have an auromoblle registered c'q Carr proximity of this facilityto the Via, Furthermore, given the aliartments here many of our student-athiates lure, the fa,t that the Cy-bide bus route goes right by the location, and that most Of our student- athletes currently car pool to practice, it is very reasonable to assume tit least 3t1"ra of these users would not eve ii be packing cars at this facility on a daily basis. .addition, at the same l which is Clean that every potential user will be using the facility the total of 5� lenitial users asstii y not a reasonable assumption, 9 I wanted to provide you this information because I am concerned if the athletaes department is fbrce+d to have to pur4asa additionid land to meat the projected nurnbet of pang spaces required by the City of Ames (estimated to be 186 based on the ciVs current fb mula)for a building this size,we will be forced to ahandon this project which would be devastating to the fUkure of OUT In-'s and ww 's baskctWI programs. I certahily hope it does not Became to this because I tl tis Project is no'only good for our "s and womm's basketh911 programs, bUt is a.gmt QPpo ty for the City of Amn to achieve its development plans for that side of the city. If you have any questions about this information,,pleas do not hesitate to oontart me at s 15-294=4123. Sincerely Jamie Pollard Dirwtor of Atblctics cc: Warren Madden Steve Schainker 10