Loading...
HomeMy WebLinkAboutA001 - Council Action Form dated November 25, 2014 T ITEM # 29 DATE: 11-25-14 COUNCIL ACTION FORM SUBJECT: PARKING REQUIREMENTS FOR FRATERNITIES AND SORORITIES BACKGROUND: On October 14, 2014, City Council directed staff to initiate a zoning text amendment to reduce the required parking for fraternity and sorority houses from 1 space per bed to 1 space per every 3 beds. Many fraternities and sororities houses are older residences built during a time when students commonly did not have automobiles and some of the properties are not large enough to accommodate the automobile usage of modern students. The Greek Alumni Alliance has indicated there is interest from a number of Greek houses to renovate or expand, including potentially tearing down existing houses and rebuilding them. Two new Greek chapters may be considering establishing a house in Ames and will be looking for a existing house or to construct a house within the next few years (Attachment E). The majority of Greek homes is concentrated in the East University Impacted District Overlay (EUI) between Beach Avenue and Lynn Avenue. The EUI Overlay is intended to preserve the current residential character of the area with its mix of houses, landscape, and high concentration of Greek homes. Other Greek homes are located in the area of Welch Avenue, within the West University Impacted District Overlay (WUI). (See Attachment A) Six Greek chapters are located in the WUI and 34 are located in the EUI. Approximately 3,100 students are affiliated with the Greek system, with approximately 2,000 members living in one of the 40 Campustown Greek houses. Current house capacities range from 29 to 89 beds per house. Current Codes: The City has base parking ratios for all new construction as well as allowances that allow for changes or intensification of use before triggering additional parking. 1. Base Parking Requirement: The current base parking requirement is a minimum parking ratio of one (1) parking space per bed. Prior to the year 2000, the parking rate had been one parking space for every two beds or sleeping rooms. Earlier editions of parking standards required one space per 300 square feet of floor area. 2. Incremental Change or Intensification: Greek houses can be renovated/expanded to increase the number of beds without additional parking if the renovation/expansion would not increase the number of existing parking spaces by more than 10%. If the parking requirement would increase by more than 10% of existing parking, then parking for all new beds would be required. Under a 1 second provision, a house could expand its living/common area by 50% without triggering additional parking requirements for the property. These situations are often difficult to administer due to the variation in housing capacity and alterations to the homes over time. 3. Design Standards: Certain minimum design standards must be met to be considered a legal parking space. The space must be paved, set back from the property line a minimum of 5 feet, meet screening requirements, and meet dimensions and circulation requirements. In addition to not meeting minimum quantities of spaces, many Greek house parking spaces may also not meet minimum design standards to be considered legal spaces. Any proposed demolition and rebuild of Greek homes within the EUI must obtain City Council approval based upon stated criteria related to reasonable use of the property and a hardship if a structure is required to remain. Regardless of permission to demolish an existing house, all new construction must comply with current zoning standards for setbacks, landscaping, parking, etc. Neighborhood Meeting Staff held an open meeting on October 2"d with the Greek Alumni Alliance, the Greek chapters, ISU, and the surrounding neighborhood residents to discuss the current parking standards for Greek houses as well as any concerns about potential revisions to parking standards. For discussion purposes, staff identified four general options for potential revisions to the parking standard, which included 1) reduced parking ratio for Greek houses, 2) a remote parking option, 3) a Special Use Permit option, and 4) an allowance for parking within the front yard. Many neighborhood representatives noted concern for the enforcement of existing on- street parking requirements, and not a specific concern about potential expansion of the Greek facilities. These residents noted that they would rather find a way to accommodate the balance of parking needed for the expansions/renovations for the Greek houses, than have the properties be converted to apartments. Furthermore, there was support for increasing the density of Greek houses with reduced parking requirements as long as there is no increase in the number of on-street parking spaces to compensate for the reduction in the off-street parking requirements (for example, allowing parking on both sides of the street). One specific comment noted that the Council should not revise the existing parking ratio, but look to allow for a revised parking option that would only accommodate the desired expansions/renovations. This approach would maintain the standards for the existing houses so as to not lose any existing parking. The representatives of the Greek chapters and the Greek Alumni Alliance noted their support for a general reduction in the parking requirements to a 3 bed to 1 parking space ratio so that most homes could be in compliance with standards, but also noted the potential acceptance of a remote parking option. However, their concerns with a remote parking option are: 1) whether the house actually needs the additional off-site spaces to meet student demand, 2) the cost for maintaining use of off- 2 site parking spaces, and 3) the need for a long-term agreement to meet the City's remote parking standards. A University administrator noted there is parking spaces currently available at both the Iowa State Center as well as at the Intermodal facility; however, the University was not able to agree to a long term parking agreement consistent with the City's standards that it be available in perpetuity. The University official offered to work with the City by requiring a parking standard for Greek chapters as part of the required affiliation with the University. Correspondence since the neighborhood meeting is included as Attachment E. Only two of the forty identified Greek houses meet the minimum number of parking spaces required under the current standard (Attachment D). Collectively, there are approximately 1,100 parking spaces provided within the forty properties for the approximately 2,000 students living in Greek housing (56% of the required parking). There is a high degree of individual variance within the overall numbers. Compared to other college communities, Ames generally requires more parking spaces for Greek houses. The average ratio for other college communities showed that 1 space for every two or three beds is a typical standard (Attachment C). Again there is wide variation in standards and each community has different circumstances. PROPOSED AMENDMENTS: Based on feedback from the neighborhood forum and the study of the comparable communities, City staff has proposed the following amendments to the zoning code: 1. Lower the Base Parking Ratio for Greek Housing to 1 space per every 3 beds: Staff has determined that 90% of existing houses would meet a 1 space per 3 bed ratio for required parking. Changing the base parking ratio would potentially help facilitate new construction parking areas could meet the remaining design standards. However, reducing the base ratio could allow for houses that meet current standards to either convert the now excess parking spaces to different uses or to expand their housing capacity without providing more parking. 2. Clarify Incremental Change or Intensification Language: In combination with reducing the base parking ratio, City staff recommends some minor revisions to this section to clarify its applicability: (b) Whenever a building erented or established after or use lawfully existing on the effective date of this SestOGR Ordinance, May 1, 2000, is enlarged in floor area, number of employees, number of dwelling units, seating capacity, or otherwise to create a need for an increase of 10% or more in the number of exi6tiRg required parking spaces, such spaces shall be provided on the basis of such enlargement or change. (c) Whenever a building existing pFieF to the effeGtive date ef this SeGtien 06 enlarged to the extent of 50% or more in the floor are�i use building or se shall then and thereafter oomph with the parkin- rent iirements set forth herein 3 These changes clarify that the allowance for the expansion is only in regards to buildings that existed at the time the ordinance for parking standards was adopted. This removes an inconsistency that newly constructed buildings and additions must comply with the standards and are not granted the same 10% allowance for change of use or expansion. The change in reference to "required" versus "existing" parking provides greater latitude to changing uses or expanding older buildings when very little parking exists. Buildings and uses established after 2000 would be expected to meet the parking requirement for any size of expansion or other change of use. The Planning and Zoning commission held a public hearing on this proposed text amendment on November 5, 2014, and voted 5-0 in support of the proposed amendment. ALTERNATIVES: 1. The City Council can adopt the zoning text amendment and approve the proposed zoning text amendments to Table 29.406(2) reducing the on-site parking required for Fraternity and Sorority housing from 1 space per bed to 1 space per 3 beds and revising section 29.406(2)(b) and 29.406(2)(c) for text clarification. 2. The City Council can refer this issue back to staff for further information. 3. The City Council can deny the proposed text amendment. MANAGER'S RECOMMENDATION: The existing parking standards limit the expansion efforts of the Greek community as parking requirements affect the intensity of use of the site. It is evident in the zoning code that the City's desire is to support and enhance the Greek community. As noted at the public meeting, it is also the interest of the neighborhood residents to maintain the Greek houses in this area and allow for expansion as long as a balance is maintained between the parking need and the means to accommodate that parking without putting added pressures on on-street parking. Therefore, it is the recommendation of the City Manager that the Council adopt Alternative #1, thereby approving the zoning text amendment to Table 29.406(2) reducing the on-site parking required for Fraternity and Sorority housing from 1 space per bed to 1 space per 3 beds and revising section 29.406(2)(b) and 29.406(2)(c) for text clarification. 4 Attachment A ,gm..xxma LINCdLN..WAY UNGOLN WAY I IINCOLN WAY 1»INCOLN WAY ym�am.as..mxammaxxxm •LINCOLN WAY mix >xfmx�%x ..x m.IINGOIN WAY ; 17 13 µ » �a RH �` x - CHAM'fiERLA1N 5T asx.. .e..xmx�xsxx r�r CHAMBEfN.AlN ST • �"i 4 9UNSE7 DR �. � S-GA"r m F / RAr'+ye 7 CSC w w IZl a x4mxaix O-UIERH y HUNTST SUNSEfi DR ...... _ i ff#{i3xM.xs➢YxdmXXM�xxxxpNk� i / m.MY` F fismlh CENTER OR T ..., v mx.m.m mxxmm.ua. �a mw.� 'x°.m..xxm.mxmr'r..am.x.rar + E 2 -S-GA p - a - p a 2 BAKER ST LITTLE ST > . . Gke T .. �'Yl KILDEE � RL DONALDST . DONALDST yF,` :-... .Uj ccw a w z a p 3 ¢ ��9 _ .. z STORM ST m.... mxmxxslmm�"RL � @ STORM ST w� � � Overlay Disctrict f " STORM ST ut Overlay Zones "S " axt Fst -ya F4 r• t k' b n 17_ 3z - sad Zoning District w' a Lr Residential C{ S-GA. 1 in �' Commercial "i,°z( s4@..e'tr.ff7`J) -_ a Special Purpose r.� -777777-77 iS, rvU+%L't c•fl,N..'>tl':L451}G..+u� _b.� �� N 1. Alpha Kappa 11. Kappa Sigma 21. Pi Kappa Alpha 31. Beta Sigma Psi Lambda 12. Farm House 22. Phi Kappa Theta 32. Alpha Gamma 2. Theta Xi 13. Phi Gamma Delta 23. Phi Delta Theta Delta 3. Adelante 14. Kappa Alpha Theta 24. ACACIA 33. Kappa Delta 4. Pi Kappa Phi 15. Phi Kappa Psi 25. Alpha Gamma 34. Chi Omega S. Alpha Sigma Phi 16. Sigma Alpha Epsilon Rho 35. Sigma Kappa 6. Alpha Chi Omega 17. Kappa Kappa 26. Delta Tau Delta 36. Alpha Delta Pi 7. Delta Upsilon Gamma 27.Tau Kappa 37. Gamma Phi Beta 8. Lambda Chi Alpha 18. Sigma Chi Epsilon 38. Alpha Omicron Pi 9. Theta Delta Chi 19. Alpha Tau Omega 28. Sigma Pi 39. Sigma Phi Epsilon 10.Theta Chi 20. Beta Theta Pi 29. Pi Beta Phi 40. Delta Delta Delta 30. Delta Zeta 5 Attachment B ..;REGPEATIONNRD................., ...._...._.. .._._.SSHELDOWAVE",'. S$HELDOWANE.'.. ... ....... .. ... ....... ' z z x i HAYWARD AVE 0 HAYWARSAVE- - HATWA VAVE H.AMskR,,D,AVE�-- }iAYWAR d AVE.__.... I � ro CHAMSERLAIWP.L`rr 0 -WELCH-AVE--- ----.-..WELCH AVE ......WELCWAVE_ -__ -WELCHAVE_ ........WELCWAVE to i L > }: —. STANTON''KVE"STANTOWAVE"•-STANTON,AVE.. �...........STANTON AVE--m---•STANTON"AVE -9TANTON-AVE ' r � I - ...___.7 z }= > Q€ — m S Y � s✓ 3 � q m �A I > � 1N --LYNN AVE ""LYP7 M"i.4`E -------LYN,N AVE""""-, -, ';LYN,N"}LYE LYNNAVE LYNN'AVE" ax w g r- ....F"-;�_ �y i {D '-r .-i ,,-i-----ASH,AVE ASH AVE -ASH"AVE ;, r— r— (4) ASW"AVE,,,, .—, =r a_T " i n 0 0 0 0) PEARSONAVE � {j} � ' —1 fi> CI? a�AV jaL1U py m N — "' .m (D cl sii CL w 5 �y 0 0 a t!) ^ tD to 7 ._ EACH AVE_-__BEACH AVE._, 8 } fFiL�..3 BEACH AVE""" BEAt,HAVE� 8 ,_. 4 6 Attachment C AV �4tya �x,. ting °�nEcpason`Stdar�ix If beds are not increased by more than 10%, no Ames 1space perbed changes. If expanded by 10% or more,the new area must meet the current standard 1 space for every 2 residents in excess of 4 Any enlargement of an existing fraternity or sorority Cedar Falls residents,not less than 5 spaces. means the entirety of the building must meet the current parking standards 1 space for every 2 persons residing on the Any enlargement of an existing fraternity or sorority Des Moines,IA premises means the entirety of the building must meet the current parking standards 1 space for every 300 square feet or.75 per Any increase in the number of beds or size of the Iowa City resident,whichever is less structure requires that the entire development be brought up to existing parking standards Non-conforming properties must meet the parking Champaign,IL 1 space for every 4 beds requirement if they are altered, expanded, rebuilt, etc. If enlarged, expanded, or altered, total parking is Urbana,IL 1 space forevery 3 residents calculated by adding existing parking spaces to the number of spaces required for the new area. Lincoln,NE .75 spaces per resident If altered, must meet all the current parking requirements At least one parking space for each occupant for Any enlargement of an existing fraternity or sorority the first 20 occupants,or a total number of spaces Manhattan,KS means the entirety of the building must meet the equal to 75%of the total occupants,whichever is current parking standards greater Lawrence,KS .75 spaces per lawful occupant If legally nonconforming,only the enlarged area must meet the prevailing parking requirements If intensity of use is increased resulting in an increase Columbia,MO 1 space for every 2 occupants in net floor area, the new area must meet the prevailing parking requirements. 1 space for every three occupants based on If intensity of use is increased resulting in an increase Morgantown,WV maximum building occupancy in net floor area, the new area must meet the prevailing parking requirements. 2 parking spaces per 3 bedrooms,plus one space Any enlargement of an existing fraternity or sorority Fort Collins,CO for every two employees means the entirety of the building must meet the current parking standards Any enlargement of an existing fraternity or sorority Boulder,CO 2 parking spaces per 3 occupants means the entirety of the building must meet the current parking standards 1 space per person plus 1 space for every 30 square If intensity of use is increased resulting in an increase College Station,TX n net floor area, the new area must meet the feet of meeting room. i prevailing parking requirements. If enlarged by less than 25%, no additional parking is Charlottesville,VA 2.5 spaces per 3 bedrooms required. If enlarged by greater than 25%, the new area must meetthe current parking standards. 7 Attachment D Percent of Parking Provided Ep-3o ........ ' 2 .. ....... .... .... ......... 011 �G gi x 9 � s B re / F 40, k st VE r q7a 00 �e.Q�aQ p�Q�a�z�¢�aQraOz\`a�zP�Q�mQe��r�ti2Q�0��~O fiz°© �a�aQS� a�aQ13 �a��0 fia �pea4QQaQy` � a�¢��QQaQ� 0�C�a�a ��� �� �a� kaQ�4��Q a� eta tea a a a�Q�a e{°�� `'�°a O�eaq �r��'� Qr q�m Gc`aQb�y���E2� QQa �aO�� �tRa�aQ p a�c�`���a qb Note-Average level of parking is 56% of the required 1 space for each bed. 8 Attachment E October 10, 2014 To: The Honorable Mayor Ann Campbell Members of the Ames City Council City Manager Steve Schainker From: ISU Greek Alumni Alliance Re: Request to amend Parking Requirements regarding Greek Chapter House Facilities The ISU Greek Alumni Alliance (GAA) requests that the Ames City Council support an amendment to the current parking regulations as it pertains to the Greek Chapter Housing Facilities. Currently when a Greek Chapter House undergoes a redevelopment/expansion project, Ames City Code requires that on-site parking be at a ratio of 1 parking spot per 1 bed. One of the primary reasons a Greek Chapter House Facility chooses to undergo a redevelopment/expansion is to upgrade its facility to meet the living and educational needs of its student members. Due to the unique shape and relatively small lot size for many of the existing Greek Chapter House Facilities, a redevelopment/expansion project is often prohibitive due to the lack of available on-site land to meet the parking requirement of 1:1. As a result, the GAA requests that the Ames City Council direct City Staff to prepare an amendment to Ames City Code that would modify the parking requirements for Greek Chapter House Facilities. Further, the GAA requests that the on-site parking requirement ratio for Greek Chapter House Facilities be 3 beds to 1 parking spot, which is similar to several existing parking ratio found at many of the Greek Chapter House Facilities. Amending the parking regulations as it pertains to Greek Chapter House Facilities will allow for the Chapters of the ISU Greek Community to maintain a strong, viable presence near the campus area while enhancing the living and educational needs of their student members. Thank you for your consideration of our request. The GAA looks forward to working with you to meet the needs of our Greek Chapter House Facilities. 9 From: "James Deppe" <jamesdeppe@q.com> To: <kmarren@city.ames.ia.us>, <bobanncamp@aol.com> Cc: <sschainker@city.ames.ia.us> Date: 10/10/2014 11:41 AM Subject: 10-14 Fraternity and Sorority Parking Input-Jim Deppe- Resident of Neighborhood Dear Karen, I appreciated talking to you on the phone yesterday. The following is my input, since I live on Ash Ave and was out of town during the parking meeting last week. Dear Council, I believe the fraternities and sororities have an obligation to provide to each member with one parking stall. It's a quality of life issue for the new fraternity and sorority members, families in the neighborhood, and people visiting residents in the residential buildings of the neighborhood. And it's an economic issue of keeping a level playing field. Some of the stronger points I feel are worth considering are: 1. The current parking requirements are economically fair to the fraternity& sorority non-profits, the apartment owners, and to the single family residential owners to the neighborhood. I believe changing them would give one economic entity an unfair advantage over another. 2. Previous grandfathered parking requirements should continue with previous room occupancies on record, until a building's occupancy is increased through new construction. At that time, the parking zoning regulations kick in, requiring the whole building to be in parking compliance or keep the grandfathered parking for the older part of the building and new additional beds would need to comply with the zoning parking requirement. 3. Offsite parking should be allowed for new construction if it is owned by the fraternities or sororities or it is a long term, renewable 20 year plus lease with the university.The fraternity or sorority signs a recorded document with the city, agreeing to have the required offsite parking and agreeing to vacate the building to legally occupancy limits if such parking is not in place. The offsite parking should either be on university land or land not zoned single family residential. Limits should also be placed on the distance from the dwelling structure. 4. Fraternities and Sororities should still have yearly occupancy inspections and a database to determine if occupancy and parking is in sync. If parking is not to the city standards and zoning in place, occupancy should be reduced until it comes into compliance. The same standards apply to any over-crowded apartment building not in compliance with occupancy and parking regulations. Sincerely, James Deppe 10