HomeMy WebLinkAboutA001 - Memo dated March 19, 2020 from Planning Department t _
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Memo
Department of Planning & Housing
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TO: Diane Voss, City Clerk
FROM: Kelly Diekmann, Director
DATE: March 19, 2020
SUBJECT: Zoning Text Amendment for Industrial Parking Rates
The Planning and Zoning Commission took action on the above-mentioned amendment to the Zoning
Ordinance at its meeting of March 18, 2020.
The City Council will be reviewing this proposed amendment at its meeting of April 28, 2020.
1 have attached a copy of the Commission Action Form dated March 18, 2020.
Please contact me at extension 5400 if you have any questions regarding this agenda item.
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Attachment
S:\Planning.Dep\PLAN_SHR\Council Boards Commissions\PZ\Memo to Clerk Regarding Zoning Text Amendments-master.docx
ITEM: 8
DATE: 03/18/2020
COMMISSION ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT RELATING INDUSTRIAL PARKING RATES
BACKGROUND
The City of Ames applies minimum parking rates to a wide range of residential, commercial, and
industrial uses within Section 29.406(2) of the Ames Municipal Code (Zoning Ordinance Excerpt
Attachment A). As the City looks to expand its Industrial Use base. i.e. manufacturing use, it is
appropriate to review our minimum parking rates in light of trends related to automated
processes and potentially fewer employees per square foot of manufacturing space. The
current standards are based upon gross square footage of use rather than employees
compared to the variability of stated employment levels of business. This is an appropriate
method especially when considering speculative development and the goal of the City to
support a diverse set of future users. However, we also want to be able to accommodate
unique operational aspects of larger single use businesses, such as Barilla.
Staff believes there are basic two options on how to address this issue going forward without
referencing employee estimates. The Planning Director could be granted additional authority to
defer construction of additional parking until such time as it may be needed, but there would
need to be space available to eventually construct it. The second approach would be to lower
the parking requirement in its entirety, creating no expectation for it to be built unless desired by
the company.
Options for changes:
Option 1-
29.406 (f) The Planning Director may allow for deferred construction of 40% of the required
parking for a manufacturing uses that exceed 50,000 square feet when the there is evidence of
a reduced employee requirement due to automation or equipment size. Deferred construction
is permissible through the approval of Site Development Plan demonstrating the ability to
conform to development standards for the site with the construction of parking.
Option 2-
29.406(2)
Industrial Service, Manufacturing and Production, Resource Production and Extraction 1
space/500 sf plus 1/space/company vehicle. For manufacturing uses exceeding 50,000 square
feet, 1/ space/700 sq. ft.
Warehouse One (1) parking space per 5,000 sq. ft.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council adopt Option 1
to reduce the required industrial use parking requirement subject to approval of deferred
construction.
2 The Planning and Zoning Commission can recommend that the City Council adopt Option 2
to reduce the minimum required industrial use parking requirement by approximately 40%
3 The Planning and Zoning Commission can recommend alternative language for the
proposed text amendment for minimum industrial parking requirements.
RECOMMENDED ACTION:
The proposed change is intended to provide more flexibility in parking requirements for
manufacturing uses that may have a wide variability in the number of employees involved in
their industrial process. Note that for office components of a facility a higher parking standard
would still apply reflecting the higher employee counts for this type of space. Staff believes
adequate flexibility exists for smaller operations with the current parking ratio, but larger plants
would benefit from the reduced rate
Therefore. it is the recommendation of the Department of Planning and Housing that the
Planning and Zoning Commission approve Alternative #2.
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Attachment A-Existing Standards
Sec. 29.406. OFF-STREET PARKING. (1) Applicability. The off-street parking requirements .set forth in
this Section apply to all off-street parking uses, whether required by this Ordinance or in excess of the
requirements of this Ordinance; whether accessory to the principal use of a site, or operated as a
commercial enterprise.
(2) Required Parking Spaces. Off-street parking spaces must be provided in accordance with the
minimum requirements set forth in Table 29.406(2) below,for any new building constructed and for any
new use established.
(a) The off-street parking space requirement for a use not specifically mentioned herein is the .same as
required for a use of similar nature.
(b) Whenever a building or use lawfully existing on the effective date of this 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 required parking spaces, such spaces shall
be provided on the basis of such enlargement or change.
(c) The Planning Director may reduce required parking for non-residential uses by 10% in order to
increase landscape area within parking lots that exceed 30 or more spaces. (Ord. 4312, 6-27-17; Ord.
No. 4329, 12-12-17)
(d) The Planning Director may approve a reduction of up to three required parking .stalls to
accommodate a vehicular cross-access route to an adjoining property. (Ord. 4329, 12-12-17)
(e) The Planning Director may approve a reduction of required parking spaces for nonresidential uses
that have adequate vehicle parking, at a ratio of one parking space for every six Qualified Bicycle
Parking System spaces up to a maximum reduction of five spaces.
29.406(2) Industrial Parking Standards
Industrial Service, Manufacturing and Production, Resource Production and Extraction 1 space/500 sf
plus 1/space/company vehicle
Warehouse One (1)parking space per S,000 sgft.
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