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Home My WebLink AboutA002 - Memo from Planning and Housing dated June 7, 2012 Palo Ul 6 Memo Deportment of Ylxnni��; c� I�ortsin;; TO: Diane Voss. (`itv, Clerk FROM: SteN c OsLtuthorpe. DIrectol' DATE: June 7, 2012 SUIUF'CT: loninl Ordinance Tcxt Amendment to Reduce Retail Parkin", Standards or Adopt a Separate Parkin-,, Standard for harm K I tome Stores Casc F ilc /TA-12-06 Hic I'laimmu and %oni iL, Commission tool: action on the ahovc-n1cntioned aniendiucnt to tllc lonin(-, Ordinance at its nteetlII2 oC.lunc 0. 2012. fhc City Council will be r0 ic\win, this propOsed amcndtncnt :It its mcctinl-' of.lunc 20. 12. 1 have attached a copy of'the CoMMIS,1011 Action 1'urm dated JUnC 0, Please contact me at cxtcn.,ion if%ou have anv tlucstions re2a1-din'-' tltis a1'end:t item. S O',md Attachmenl N \_A 1,111v Coulml kox,l,� 0unm1,;lwn< .Alinimuni(>(!�- Sirectl';r1.inlorl:uml ImirSt,ir:-qv-(�7-I`dog r ITEM # VII DATE 06/01/12 COMMISSION ACTION FORM SUBJECT: ZONING ORDINANCE TEXT AMENDMENT TO REDUCE RETAIL PARKING STANDARDS OR ADOPT A SEPARATE STANDARD FOR FARM & HOME STORES BACKGROUND: The zoning code defines different parking requirements for different types of uses. The subject of this report is the parking requirement for retail uses. The required numbers of parking spaces for retail uses are described in Table 29.406(2), as follows: Table 29.406(2) Minimum Off-Street Parking Requirements PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN AND CAMPUS DOWNTOWN AND CAMPUS TOWN TOWN SERVICE CENTER ZONES SERVICE CENTER ZONES TRADE AND WHOLESALE Retail Sales and Services- Ground level: 1 space/200 sf; other NONE General than ground level: 1 space/250 sf; and all levels in CVCN zone and CGS zone, 1 space/300 sf Retail and Shopping Centers, 4.5 spaces/1,000 sf; except that in NONE exclusive of Grocery Stores and CVCN zone and CGS zone, 1 Office Uses,50,000-99,999 s .ft. space/300 sf. Retail and Shopping Centers, 4.25 spaces/1,000 sf; except that in NONE exclusive of Grocery Stores and CVCN zone and CGS zone, 1 Office Uses,100,000- 199,999 space/300 sf. s .ft. Major retail and Shopping 4.00 spaces/1,000 sf; except that in NONE Centers, exclusive of Grocery CVCN zone and CGS zone, 1 Stores and Office Uses space/300 sf. Grocery Stores 1 space/250 sf, except that in NONE CVCN zone and CGS zone, 1 s ace/300 sf. On March 27, 2012 the City Council referred to staff a letter from Chris Theisen, dated March 21, 2012 (see Attachment A), requesting a zoning text amendment to either reduce the parking requirements for retail in general, or add an additional category to the minimum off-street parking requirements for Farm/Home Store, at a parking space requirement of 2.5 per thousand square feet of building area. The request reflects Theisen's proposal to expand its current store by 37,500 square feet, and its desire to not build more parking spaces than their use demands. Mr. Theisen states that their 1 r corporate standard for parking is 2.5 spaces per thousand square feet of building floor area, and further states that the Ames store has an average of 50-75 spaces in use at any one time, or less than 150 spaces in use on the busiest days. The store is currently 51,130 square feet and includes 237 parking spaces. He notes that the proposed expansion would require an additional 169 parking spaces. In response to Mr. Theisen's request, staff has analyzed the feasibility of both options suggested in his letter, as follows: The first option— lowering the general retail parking requirement — is based upon two assumptions: first, that current standards impose more parking than is actually needed for typically shopping days; and second, that retailers will generally provide enough parking to meet their market demand without a specific mandate by local government. These are perhaps reasonable assumptions, because retailers typically do provide more parking than code requires, primarily ensuring sufficient parking for the few busiest shopping days during the holiday season. During the rest of the year, vast portions of parking lots remain unused. It is because of this that some jurisdictions have adopted a maximum parking requirement as opposed to a minimum standard. This ensures that expansive pavement areas are minimized for aesthetic and environmental reasons, and potential development density is maximized for land efficiency and cost effectiveness reasons. However, this would be a significant departure from current parking standards and it may not be a wise approach to all situations. While most larger retailers will provide more parking spaces than code requires, there are some types of retailers that are attracted to either low cost leases or high traffic areas, and these attractions may override on-site parking preferences. These situations often compel customers to find parking on the street or in surrounding neighborhoods. It may therefore be wise to require some level of on-site parking to avoid these potential impacts. Staff is therefore proposing, under this first option, a reduced parking standard for retail that still requires a minimum amount of on-site parking. The question is, how much parking should be required to reflect the actual demand for parking? To answer this question, staff did an analysis of the number of cars actually parked at a typical retail store at given points in time. These points in time were taken from aerial photography taken in six different years for the same sites, including sites for Wal-Mart, Target, Lincoln Center, Dahl's Grocery Store, and Lowes. (See Attachment B) The aerial photographs of these sites were taken in 1998, 2003, 2008, 2009, 2010, & 2012. The number of cars the aerials show actually parked on these sites in relation to the building size reveal parking ratios as low as 0.8 spaces per 1000 square feet, to as high as 2.6 spaces per 1000 square feet. None of the sites shown in the aerials come close to filling the provided spaces, which in total average about 5.2 spaces per 1000 square feet. We could therefore lower the required parking ratio to 2.6 and meet the higher use identified in the aerial photos, which may be adequate parking for most situations. However, staff is suggesting under this option a parking ratio of 3.3 spaces per 1000 square feet (i.e., 1 space per 300 square feet). That provides an additional amount of parking to account for demand fluctuation. This number also reflects staff's own experience working in communities where this same parking ratio was required for 2 retail. Staff found that parking was commonly available on sites developed under this ratio, although it sometimes required driving around the lot to find a space. [Note: the Fareway Store in north Ames is a good local example — it was developed under the ratio of 1 space per 300 square feet, which was a new standard adopted for the CVCN district just prior to Fareway's development] The second option would be to retain current retail parking standards, but adopt a separate parking standard specifically for retail stores that sell the types of products Theisen's sells. Theisen's suggested calling it a "Farm/Home Store" with a parking ratio of 2.5 spaces. That would be an easy short-term solution for Theisen's and would accurately reflect its current parking needs. Long term, however, it would be a difficult standard to enforce. First, except for grocery stores which are easily defined, it would be the only type of retail store with a parking standard based upon a specific retail product type. Second, we would have to differentiate between the products Theisen's sells and the products of other major retailers, and there are very few products Theisen's sells that are not similarly sold by other common retailers. For example: • Building supply and hardware stores offer tools and equipment. • Discount stores offer work clothes, gloves, tools, small appliances, and many of the general products. • Garden stores offer fertilizers, herbicides, pesticides, and other garden products. • Sporting goods stores offer outdoor gear for climbing, camping, fishing, hunting, boating, etc. • Tack stores offer supplies for horses and riders. A limited portion of Theisen's retail sales are farm-related items not commonly sold by other retailers in the city. Based on a visual inspection of the store, staff estimates these items to be between 5% & 10% of the existing floor area of the store. It would therefore be difficult to justify a different parking standard when only a limited portion of the product line can be differentiated. But more significant, perhaps, is the question of what happens if the store later chooses to change its product line or sell out to another type of retailer entirely. These are fairly common occurrences with retail establishments, and such changes are most easily accommodated under a standardized parking requirement. ALTERNATIVES: 1. The Planning and Zoning Commission can recommend that the City Council approve zoning text amendments to Table 29.406(2) repealing current parking requirements for general retail sales and services, retail and shopping centers of any size, major retail and shopping centers, and grocery stores of any size, and to adopt in Table 29.406(2) a new parking requirement of 1 space per 300 square feet of building floor area for all retail sales. 2. The Planning and Zoning Commission can recommend that the City Council approve a zoning text amendment to Table 29.406(2) to add a new category of retail 3 called "Farm/Home Store", with a parking requirement of 2.5 spaces per 1,000 square feet of building floor area. 3. The Planning and Zoning Commission can recommend that the City Council not approve the proposed text amendment. 4. The Planning and Zoning Commission can refer this issue back to staff for further information. RECOMMENDED ACTION: For reasons stated above, Staff does not recommend adopting a separate parking standard for "Farm/Home Sales". This would be difficult to define and enforce, and would not facilitate changes to another use of the building without creating parking deficiencies for a new use. Staff nonetheless believes that a lower minimum parking standard for all retail uses has merit. It would ensure sufficient parking for typical retail uses in zones that currently require on-site parking; it would ensure that the city was not requiring more parking than necessary; it would minimize the environmental impacts of excessive pavement; while still allowing retailers to have more parking if they choose. Staff believes that 1 space per 300 square feet is reasonable and sufficient for typical retail parking demands Therefore, staff recommends that the Commission act in accordance with Alternative #1, which is a recommendation that the City Council approve zoning text amendments repealing current parking requirements in Table 29.406(2) for general retail sales and services, retail and shopping centers of any size, major retail and shopping centers, and grocery stores of any size, and to adopt in Table 29.406(2) a new parking requirement of 1 space per 300 square feet of building floor area for all retail sales. S:\PLAN SHR\Council Boards Comm issions\PZ\Commission Action Forms\Text Amendments\Parking Req for Farm&Home Stores 06-06-11.doc 4 March 21,2012 Honorable Mayor&City Council City of Ames 5 ;Clark Avenue Arey Iowa 50010 RE: Request to Add a Category to Table 29.406(2)the Zoning Ordinance Honorable Mayor&City Council: IMN"N 4 5 the 11i 0"Mmig MOO square het:to our cm runt Kt 11)square W Von No a lomi smi-on sr e of 8$630 squaw few. I he nrllJnalstore had a piAhtg requirement of 45 yao on per housand square few for a total ruqu0nin q W230 paring spans(win 237 aCLU-1 spaces\,vom.con=MPQ. The 19 per thous wd 4 a nquinnyvt in 'ARM and Shoplong Cel enters 50,000 :cjiore feet in sizu. Based on the 41 requketnent Theken4 nvoAd gave to add 169 parking spaces or tiro joc),)usec loot expansion, rhNsetA corporate stakard for parkNig 4 25 sixi(on on dwwaroT wh1dj for the comWeukl 8165Kqua-P Not store would require M spaces. Based on ma-corporates standard and our true n0l,(J fcr parking Or Ann Amu already has sl-Mcient parking for the current Vlore and to eVammon '-he expervAure of S30,1000 for adultionaTal dig and tyRi surface is not W the beq interests of envirmHoent or THAW-,, Ale Amu Eno QWMV has an average of STA spaces in we at a,an Ono On the busiest days K wMAK typically be to than 15C spaces huse. Tip haVs does not have the poqJ1mnAi;M ng/Ch Au-nas parking use that,would require o,the additional spares. Voisen's does not need 4-5 times our normal clay to clay pal kini;needs. We are moeg&g elter a review M reduce the parldng requTen-nin Or rWAH in genera'or an additional category be added to the KAW[min,CA-StreetPaling Reculemerits -Table 29,406(2)of the muAWW code. would rNjeqa standard of2S_paces per Voamd. AN would be more than c0cr similar cat(,Llorie',in the Ames Corp"Display si")'os" and"'!Jlho esale Trade"that require 2D per MwarA. Our hbown 6 more similar to those dfl(-S and will livr.,similar custoei r parking; needs. We requested a pyking vac awe from the City of Arne,ZonAg Board of Ad>Lment- On 2113n2 wewelu rurned down by the Board as the Board fourc thal the prefcrind Im"llhod of addMsnng YN NOW WOSMILPA01 0 text miriandmNa rr,r a pOoMing YMMM aMKOWAN to Our on an wwornor"Co. Not every 7onini,application hu every wenark. What might have beer connldenx, best practice a! 4.5 to 1, for rna<s met,hairs l�ke Lo,ve'F,Target,o� ,`val Wart cc,,t talr;y doesn't Fii Ovcryorw. We teal MW ou proven oar i record In 20 markeN-o Iowa ton par Idng ratio is but of fine for our type of business. h PMS unclue pressure on us to come q)with umourrinwJ lip-fron,parking;looldinf,,cots and over doneymew is dMinlenud to i he arvironmerm We My undennicl if our WENOO nNAS the exto parking spoor Mt A wold be K cur bmt interest, pnoWly beNre the my pets grip le&,q m wad wwnwom pus ll�rpaLef;. w,vnb:sincss. we foci 100'X'r orlfide ne wilwon't need l0exua 169 qyice .In As three where evt), (AY,COIJ dy,',tdt(-,and UlniVt-'rsify e1-,,7" considering all "Hronln"atonal Nos A nPons only owur,Tot this WWA be a hit. We have studied UhAyw 0 Wahl fur our Ants Mrop MA compared the parking requirmnews with our Sky toms. in the 20 rinaNds wo are in we conl lavc another sLandard an hyi as Men 15 to 1.out ne vest store we opened in 2011 M NAKKa we were gm red a I m 1 varlance or 195 spaces for our 65a00 0 store. CurbAle was hi rat in 2010 and we were granted a 3 to 1 Maine or 271 spaces for our 101,2M0 st store. Ow store in Dubuque Ins 87§00 sf, The shwo N K a RM MOO and was granted 3 to I variance for parking. The,stoi-e has a total of 220 parldng Mamnmd this is allowed by snparydnp;Lhe uses of ammhouse,awn and office spohZ11-il uMns W 2.53 Ws in a PUD where the Wiloolue's view is that lheiscn's N only liruitingtho.niseMl-,because of parking. The Dubuque store has the highest sales volumc,store in the company. Saks volume of Ames is anticipated to be213 of Dubuque's in 2012. We rusinstfully ask you refer this matter-back in do Mining and ZonhV kaff for a rNilonmendabon to add a onal epwv to the par-king requirements table, \Ne appreciate your Q Mon to Win Matter. 4 you have any questions or concerns, please feel frec,to call rne.at 563 55G/1738 X212 or email me at chrisfithelens.corn, Anur I C!Irls I holnol Owner/Vice Preside!-,L Opr�ratkons lheisen',Horne-Fariu-Auto Total Parking Stalls 541 5.35 Year Total Cars Ratio -1 per 1000 1998 180 1.77849796 2003 222 2.193480817 2008 96 0.948532245 2009 105 1.0374.57143 2010 110 1.086859864 2012 105 1.037457143 Total Parking Stalls 631 5.13 Year Total Cars Ratio- 1 per 1000 1998 204 1.659751037 2003 180 1.464486209 2008 300 2.440810349 2009 305 2.481490522 2010 320 2.603531039 2012 290 2.359450004 Apprx Total Parking Stalls 925 5.00 Year Total Cars Ratio- 1 per 1000 1998 135 0.729923061 2003 203 1.09758801 2008 145 0,783991436 2009 153 0.827246135 2010 159 0.85968716 2012 1.60 0.865093998 Total Parking Stalls 337 5.76 Year Total Cars Ratio-1 per 1000 1998 102 1.743172574 2003 105 1.794442356 2008 47 0.803226578 2009 55 0.939945996 2010 55 0.939945996 2012 45 0.769046724 Total Parking Stalls 582 4.83 Year Total Cars Ratio - 1 per 1000 1998 135 1.12134628 2003 203 1.686172554 2008 145 1.204408967 2009 153 1,270859117 2010 159 1.32069673 2012 160 1.329002999 k