HomeMy WebLinkAboutA005 - Council Action Form dated June 26, 2012 ITEM # 52
DATE 06/26/12
COUNCIL 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 sq.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.
sq.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
space/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
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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— reducing the general retail parking requirement — is based upon
two assumptions: first, that current standards impose more parking than is actually
needed for typical 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 situation 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.
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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
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 per 1,000 square feet. While this suggestion would be an
easy short-term solution for Theisen's and accurately reflect their current parking needs,
it would be a difficult standard to enforce in the long term. 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, staff 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.
RECOMMENDATION OF THE PLANNING & ZONING COMMISSION:
At its meeting of June 6, 2012, with a vote of 7-0, the Planning and Zoning Commission
recommended that the City Council approve the text amendment as proposed repealing
current parking requirements for general retail sales and services, retail and shopping
center of any size, major retail and shopping center, and grocery stores of any size and
adopting a new parking requirement of 1 space per 300 square feet of building floor
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area for all retail sales. Chris Theisen of Theisen's Home Farm Auto spoke from the
audience and thanked City staff for their swift action on this. He said he'd originally
requested 2.5 spaces per 1,000 square feet of building space, but he'd be okay with the
3.33 per 1,000 recommended by staff.
ALTERNATIVES:
1. The City Council can move approval of first reading of the attached ordinance
repealing Table 29.406(2); and adopting a new Table 29.406(2) thereof, for purpose
of adopting a single parking standard applicable to all retail sales. (i.e., 1 space per
300 square feet of building floor area)
2. The City Council can move approval of first reading of the attached ordinance
repealing Table 29.406(2); and adopting a new Table 29.406(2) thereof, for purpose
of adopting a single parking standard applicable to all retail sales (i.e., 2.5 spaces
per 1,000 square feet of building floor area) as requested.
3. The City Council can direct staff to bring back an ordinance amending Table
29.406(2) by adding a new category of retail called "Farm/Home Store", with a
parking requirement of 2.5 spaces per 1,000 square feet of building floor area.
4. The City Council can decide not to approve the proposed text amendment.
5. The City Council can refer this issue back to staff for further information.
MANAGER'S RECOMMENDED ACTION:
For reasons stated above, adopting a separate parking standard for "Farm/Home Sales"
is not recommended. 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.
The benefits of a lower minimum parking standard for all retail uses 1) ensure sufficient
parking for typical retail uses in zones that currently require on-site parking, 2) ensure
that the City is not requiring more parking than necessary, and 3) minimize the
environmental impacts of excessive pavement, One space per 300 square feet seems
to be reasonable and sufficient for typical retail parking demands and still allows
retailers to have more parking if they choose.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1, thereby moving approval of first reading of the attached
ordinance repealing Table 29.406(2); and adopting a new Table 29.406(2) thereof, for
the purpose of adopting a single parking standard applicable to all retail sales (i.e., 1
space per 300 square feet of building floor area)
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March 21,2012
Honorable Mayor&City Council
City of Ames
515 Clark Avenue
Ames,Iowa 5001.0
RE: Request to Add a Category to Table 29.406(2)the Zoning Ordinance
Honorable Mayor&City Council:
Theisen's's In the process of adding 37,500 square feet to our current 51,130 square foot store for a total store sire of 88,630 square feet.
The original store had a parking requirement of 4.5 spares per thousand square feet for a total requirement of 230 parking spaces(and 237
actual spaces were constructed). The.4.5 per thousand Is a requirement for"Retaii and Shopping Centers"over 50,000 square feet in size.
Based on the 4.5 requirement Theisen's would nave to add 169 parking spaces for the proposed 37,500 square toot expansion.
Theisen's corporate standard for parking is 2.5 spaces per thousand which for the completed 88,630 square foot store would require 222
spaces. Based on our corporate standard and our true need for parking the Ames store already has sufficient parking for the current store
and the expansion. The expenditure of$300,000�for addltiona:parking and hard surface Is not in the best interests of environment or
Theisen's.
The Ames store typically has an average o`50-75 spaces in use at any one time. On the busiest days it will still typically be less than 150
spaces in use. Theisen's does not have the post-Thanksglving/Christmas parking use that would require the additional spaces. Theisen's
does not need 4-5 times our normal day to day parking needs.
We are requesting either a review to reduce the parking requirements for retail in general or an additional category be added to the
Minimum Off-Street Parking Requirements-Table 29.406(2)of the municipal code. This category would be"farm/Home Store."and we
would request a standard of 2.5 spaces per thousand This would be more than other similar categories in the Ames Code"Display Stores"
and"Wholesale Trade"that require 2.0 per thousand. Our business is more similar to those uses and will have,similar customer parking
needs.
We requested a parking variance from the City of Ames Zoning Board of Adjustment. On 2/13/12 we were turned down by the Board as
the Board found that the preferred method of addressing,this Issua was through a text amendment for a parking standard appropriate to
our use and rustumer needs.
Not every coning application fits every scenario. What might have beer considered best practice at 4.5 to 1 for mass merchants like
Lowe's,Target,or Wal-Mart certainly doesn't fit everyone. We feel with our proven track record in 20 markets in Iowa tnis parking ratio is
out of line for our type of business. It puts undue pressure on us to come up w'th unwarranted up-front parking building costs and over
development is detrimental to the environment. We fully understand if our business needs the extra parking spaces that it would be in our
best interest,probably before the city gets any feedback,to add additonal parking spaces. Otherwise we would only be hampering our
own business. We feel 100:L confident we won't need the extra 169 spaces.In this time where every city,county,state,and university are
con<_Idering all"green"alternatives it seems only nalurai that this would be a fit.
We have studied the issue in detail for our Ames store and compared the parking requirements with our other stores. In the 20 markets we
are in we don't have another standard as high as Ames 4.5 to 1.Our newest store we opened in 2011 in Indiano:a we were granted a 3 to 1
variance or 196 spaces for our 65,000 sf store.Coralville was built in 2010 and we were granted a 3 to 1 variance or 271 spaces for our
101,250 sf store. Our store in Dubuque has 87,000 sf. The store is in a PUD district and was granted 3 to 1 variance for parking. The store
has a total of 220 parking spaces and this Is allowed by separating the uses of warehouse,auto,and office space.This calculates to 2.53
spares per thousand for the 87,000 sf store. It's in a PUD where the Dubuque's view is that Theisen's is only limiting themselves because
of parking. The Dubuque store has the highest safes volume store in the company. Safes volume of Ames is anticipated to be 213 of
Dubuque's In 2012.
We,respectfully ask you refer this rnatter back to the Planning and Zoning Staff for a rw:ommendation to add a category to the parking
requirements table. We appreciate your attention to this matter. If you have any questions or concerns,please feel free to call me at 563
5564738 X212 or email me at Chris@theisens.com.
Since ly
Cam, ;X4_--_.
Chris Thelsen
Owner/Vice President Operations
Theisen's Home-farm-Auto
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A�4c(ch I 6
F 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 1.037457143
2010 110 1.086859864
2012 105 1.037457143
ryny� n
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
t,r .e
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 vi 160 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
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• Memo
Legal Office
Caring People
Quality Programs
Exceptional Service
TO: Mayor Campbell and Members of the City Council
FROM: Judy Parks, Assistant City Attorney
DATE: June 22, 2012
SUBJECT: Draft of Proposed Ordinance to Adopt a Single Parking Standard Applicable to all
Retail Sales
On your agenda and in your packet, you have a Council Action form which describes a proposed
change in the parking standards for all retail sales. Ordinarily, you would also have a draft of the
actual proposed ordinance so you could see how the concept described in the CAF translates to
the code. However, the draft of this proposed ordinance is not available to send out with packets
at this time.
When I was reviewing the draft, I found an omission of another code provision which I believe
was inadvertently left out when formatting the table in that ordinance. I need to check with the
Planning Director to make sure that this was unintentional, however, and since he is unavailable
today, the confirmation must be delayed until next Monday.
I regret this delay but will provide the correct draft as soon as it is determined.
June 22, 2012
Honorable Mayor&City Council
City of Ames
515 Clark Avenue
Ames, Iowa 50010
RE: Hearing on Zoning Ordinance to Adapt New Parking Requirements
Honorable Mayor&City Council:
Theisen's Home—Farm-Auto is in the process of adding 37,500 square feet to our current 51,130 square
foot store for a total store size of 88,630 square feet. The original store had a parking requirement of
4.5 spaces per thousand square feet for a total requirement of 230 parking spaces(and 237 actual
spaces were constructed).The 4.5 per thousand is a requirement for"Retail and Shopping Centers"over
50,000 square feet in size. Based on the 4.5 requirement Theisen's would have to add 169 parking
spaces for the proposed 37,500 square foot expansion.
We originally requested 2.5 spaces per thousand square feet for a new Farm/Home store category.
Ultimately city staff decided this new Farm/Home store category would be hard to enforce. Staff has
done their homework and stated based on their research they could lower the required parking ratio to
2.6 and meet the higher use. Note,this is not far off from my original proposal of 2.5. Ultimately the
city's recommendation is one space per 300 sf retail area or 3.33 per thousand square feet to allow for
seasonal demand fluctuation.
I would like to thank the city council for referring my request on March 271n for a review of the current
parking standard to city staff. I would like to thank the city staff for taking swift action in reviewing the
parking standards and coming up with a new recommendation. I would like to thank P&Z for passing
this unanimously on June 6tn
We are in support of the city's revised parking requirements and urge you to support it also. This new
parking standard will allow for increased tax revenues within the city as larger parking lots can now be
split into out lots creating additional sales. You will continue to be good stewards of the land by not
requiring oversized parking lots to be built with increased water runoff. If a retailer truly feels they
need more parking spaces to meet their needs then they can still continue to put them in. It should be
a win-win situation for everyone.
I appreciate your attention to this matter and hope you vote to adopt the new standards. If you have
any questions or concerns, please feel free to call me at 563-556-4738 X212 or email me at
chris@theisens.com.
Sincerely,
Chris Theisen
Owner/Vice President Operations
Theisen's Home-Farm-Auto