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Home My WebLink AboutA001 - Planning and Zoning Commission recommendation Memo Department of Planning & Housing Caring I" e Quality Programs Frrvniinnnl.Cnroira TO: Doug Marek, City Attorney Becki Rippke,Legal Technician, City Attorney's Office Diane Voss, City Clerk FROM: Cindy Hollar, Secretary DATE: November 5, 2009 SUBJECT: Zoning Ordinance Text Amendments to Amend Limitations on Driveway Widths and Defining Driveways and Drive Aisles The Planning and Zoning Commission recommended approval (5-0 vote) of the above-mentioned amendment to the Zoning Ordinance at its meeting of November 4, 2009. The City Council will be reviewing this proposed amendment at its meeting of November 24, 2009. I have attached a copy of the Commission Action Form dated November 4, 2009, as prepared by Charlie Kuester. Please contact Charlie at extension 5400 if you have any questions regarding this agenda item. \clh Attachment cc: Charlie Kuester, Planner S:\PLAN_SHR\Council Boards Commissions\PZ\Memos\Memo to Clerk-Attorney Regarding Text Amendments for Driveway Widths-11-05-09.doc ITEM # 8 DATE 11/04/09 COMMISSION ACTION FORM SUBJECT: ZONING ORDINANCE TEXT AMENDMENT TO AMEND LIMITATIONS ON DRIVEWAY WIDTHS AND DEFINING DRIVEWAYS AND DRIVE AISLES BACKGROUND: The Ames Municipal Code regulates driveway widths in the Development Standards (Article 4) of the Zoning Ordinance. The regulation imposes a maximum limit of 30 feet in width and sets minimums of 12 feet for a one-way driveway and 20 feet for a two-way driveway. This maximum width of 30 feet is imposed on all developments, even commercial or industrial sites where semi-trailer movements are anticipated. In the recent past, there have been a few instances of variances being requested (and granted) by the Zoning Board of Adjustment as it has been demonstrated there is a safety issue. Most recently, a variance to the width limitations for the proposed Petco on Southeast 5`h Street was approved by the Board, as was one for the proposed Casey's on Stange Road. Anticipated Text Changes The proposed text amendment removes the fixed maximum drivewaywidth and replaces it with a table from the Design Manual of the Statewide Urban Designs and Specifications. This table makes distinctions between the types of land use and the types of street on which it is located. Land use options include Residential, Commercial, Industrial, and Agricultural uses while street types include Major Arterial, Minor Arterial, Collector, and Local Streets. The table specifies a minimum and maximum width for driveways. This approach recognizes that the driveway needs of, for example, a single-family home on a local street is different from a commercial center on an arterial street. The proposed text amendments requires a distinction between the driveway (the paved area that leads from the street to the parking area) and the drive aisle (the portion of the parking area on which one drives to reach a parking space). The attached drawing (Figure 1) provides some clarification. Dimensional regulations for drive aisles remain unchanged and continue to be regulated through Section 29.406 (9). Table 1 of Chapter 51-4 Driveway Design Criteria of SUDAS is attached for reference. ALTERNATIVES: 1. The Planning and Zoning Commission may recommend to the City Council to adopt the proposed text amendments to Chapters 29.201 and 29.406 (10). 2. The Planning and Zoning Commission may recommend to the City Council to deny the proposed text amendments to Chapters 29.201 and 29.406 (10) and thus retain the existing language. 3. The Planning and Zoning Commission can refer this back to staff for additional analysis and/or options. RECOMMENDED ACTION: These proposed amendments resolve an issue that has been more and more apparent during site plan review. Developers are having to seek a variance to overcome the 30-foot maximum width, or to narrow the driveway with the resultant conflicts as long trucks attempt to negotiate the turn. These conflicts include a truck having to swing left into an adjacent lane before making a right turn, dragging the rear wheels across grass, or avoiding vehicles trying to exit as the truck attempts to enter. These conflicts can lead to crashes or, at the least, driver frustration and eroded sod. The proposed amendments rely on the design manual of the Statewide Urban Design and Specifications (SUDAS), coordinated by the Institute for Transportation at Iowa State University. SUDAS has been adopted by many communities in Iowa, including Ames. The explicit adoption of the Design Manual allows it to be incorporated into the zoning code, giving it the force of law as staff reviews site development plans. The proposed amendment allows the City Traffic Engineer to determine, within the range allowed by SUDAS, whether a width greater than the minimum is appropriate. A driveway width greater than the maximum allowed would still need to seek a variance. Because of the narrow focus of the amendments and their seeming ability to resolve a recurring development hurdle, the staff of the Planning and Housing Department recommends that the Planning and Zoning Commission act in accordance with Alternative 1 , recommending adoption of the proposed text amendments to Chapters 29.201 and 29.406 (10). S:TLAN_SWCouncil Boards CommissionsTMommission Action Forms\Text Amendments\Driveway widths-1 1-04-09.doc 2 PROPOSED AMENDMENTS 29.201 DEFINITIONS (213) Drive Aisle: That portion of the parking area, parking lot, or parking structure not intended for parking but which provides access to parking spaces or vehicular circulation in or through a parking area, parking lot, or parking structure. (214) Driveway: The vehicular access way from a public or private street or alley to a parking area, parking lot, or parking structure. 29.406(10) Driveways. Driveways fer all parking faGilities must be of 12 feet wode foF one way traff;G- and 20 feet wide for 2 way traffmG. Driveways aisles may not eXGeed 30 feet OR width. Driveways must be designed to minimiZe G Fb G itc Driveways to all parking facilities shall be designed to promote safety and access management while providing convenient access to adjoining properties. Driveway width and design characteristics shall be as specified in the Design Manual of the Statewide Urban Design and Specifications (SUDAS) as adopted by the City of Ames. Driveway width shall be the specified minimum unless the City Traffic Engineer approves a wider driveway width (not to exceed SUDAS maximum) based upon either of the following criteria: 1. The extra driveway width is necessary to accommodate design dimension characteristics of vehicles that use the site; or 2. The extra driveway width is necessary to resolve concerns over safe approach and volume of traffic entering and exiting the site. 3 Figure 1 Parkin4 Area Thrive aisles Driveway Street or Highway 4 Table 1 of Chapter 51-4 Driveway Design Criteria of SUDAS 514-Drivmav Desien Criteria Table 1: Driveway dimea--.Lons (all dimensions in r.t I Diniemion Reference Major,"PrIncipal Street Minor,.=,-,,rial'met (See Section 5-7-2. Pe-,,j- C0111- -A-9n- Resi- Conn- :nldlili- Agn- Fit,ure 14) dential luercial vial cultural demia: mercial trial Cultural Eiir.-::---,e T- C B 3 C C, B B C IdiniIIIIIII, 15 24 1 IA 10' 15 24 1 - - -4 20 Maxanxmi 45 30 .30 45 30 3 0 45 45 R Mmintain 10 10 25 25 10 10 2 5 NI&Xinnnu 25 35 50 35 -N5 35 50 35 JvjiU.Acute A 60rD 70 70" 6V -T 700 700 Pref e7z ed A-L,,e Ar e 9�r 9V 900 W, 91V 901:1 901, 900 !vfiu.Pavement Mck-nes-� T 6 iii 7 in;' 9 in 9 in 6 in 6 in in 6 in Folved) (if paved) 1. 75Te"A"entratice requ e ^vial study. 3 it Flares t =--v be used&.n-reT-;dentia"&a miculmral erei-ance,:;. 3. Minimum apacinqtom comer on,re-,ideu:property-m=access to a=,or arterial street may be a&,ud if lot ftomage i hniiwd.. I-mye,leas ur:th',mrzs3&,owage maybe ieqtiixcd ou tamer lots. 4. Am-va:;ation mom 90*will be evahaa-ed on aca;e by care W=,, Requires Special desim Dimemion Refe:ence Collector(Mmor&Nfinor) Local St-eet (See Sectim 51-21 ...1. COIL- In es- keri- Resi- Comi- ludms- Avn- Figure 14) &'n 131 mercial UW cultural dential mercEal trial C11hWal Entrance Typ,-- C B B C C 3 B C MI=mII 10 24 1-4 20 10 24 20 mammiun 24 40 45 30 24 32 40 30 (b)Pd_sI-Itum Radius' R mrmnnun 10 10 25 25 10 10 10 20 25 35 5o 3 1; r,, 30 35 Min.Acute Auglet A 60- 70z 70" 70" 60* 70* 70" 70" Preferred Acute A.1141e 901, 9T 90", 901, 901, 900 900 900 Inn.Pavanem T Thiclkmess 6 in 7 in 6 in 6 in _7 in 6 it. I,-, Paved) (if pved` -'A-'e=a=e requires special study. fi _.-xes T)may beusad for resademial&Wicultur-.41 emra=e, The—ininr unacute angle tmeasured fi-om the adze of the pa-,-emenT,) Y,6j". Reqtu,-es special demgu PageRe-cised, 10,21"2009