The URL can be used to link to this page

Home My WebLink AboutA003 - Commission Action Form dated January 20, 2021 ITEM: 7 DATE: 01/20/2021 COMMISSION ACTION FORM SUBJECT: TEXT AMENDMENT TO THE "DSC" DOWNTOWN SERVICE CENTER ZONING DISTRICT TO REDUCE THE NUMBER OF VEHICLE PARKING SPACES REQUIRED FOR APARTMENT USE BACKGROUND: At the December 22, 2020 meeting, City Council discussed a request from a property owner to initiate a Zoning Text Amendment to eliminate residential parking requirements in the "DSC" Downtown Service Center Zoning District. In his letter to Council, Jerry Nelson asked the Council to consider reducing the number of parking spaces in order to facilitate residential development and rehabilitation within the Downtown. Currently, the Zoning Ordinance does not require parking for most commercial uses in DSC. However, Apartments, single-family homes, and two-family homes are required to have one (1) space per residential unit (RU) on site. This standard is the same as "CSC" Campustown Service Center. The one space per RU is itself a reduction from all other zoning districts except that require parking based upon bedroom count. At the December meeting, the Council responded to Mr. Nelson's request and directed staff to proceed with changes to the Zoning Ordinance that would allow for apartment buildings of up to 18 units to be exempt from parking for units have two (2) bedrooms or fewer. Apartments with three (3) bedrooms or more would continue to be required to provide parking at one (1) parking space per residential unit (RU). Any project or building containing more than 18 units would be required to provide parking for each unit; the intent of the change is not to exempt the first 18, two-bedroom units. The units being owner-occupied or rented does not affect the proposed change. The proposed Text Amendment change is included as Attachment B. Examples of project parking requirements if this change is adopted- - An 18-unit apartment building (one and two-bedroom units only)- zero parking spaces required - A 14-unit apartment building (7-two-bedroom units and 7-three-bedroom units)- seven (7) parking spaces required at one (1) space per three-bedroom residential unit. - A 19-unit apartment (1,2, and 3-bedroom units)- building would be required to have 19 parking spaces required at one (1) space per residential unit. The number of bedrooms per unit is immaterial. City Council also directed staff to explore potential changes to remote parking requirements and use of public parking spaces for overnight parking as additional options to support additional housing options Downtown. Currently remote parking is only allowed 1 with 300-feet of a site and it must be available in perpetuity for the use. Additional background is included in the addendum. ALTERNATIVES: 1. Recommend that City Council adopt the changes to minimum parking for development of 18 apartments or less to eliminate parking for units with two- bedrooms or less within the Downtown Service Center Zoning District. 2. Recommend that City Council adopt different changes to minimum parking for apartments within Downtown Service Center Zoning District. 3. The Planning & Zoning Commission recommend no changes to the current Downtown Service Center Zoning District parking standards. RECOMMENDED ACTION: Staff believes the proposed parking reduction for small to medium size apartment projects in DSC is appropriate based upon the vision for Downton described in the Land Use Policy plan as a strong center with a goal for 24-hr activity. It is not uncommon for communities committed to urban living environments and supportive of Downtowns to reduce parking for residential uses. Examples include Decorah, IA; Champaign, IL; and Burlington, IA. The proposed alteration to the minimum parking requirements will facilitate new residential development in the Downtown by reducing the burden on property owners and developers related to parking. Because of its history, lots in the Downtown are smaller and most are developed, making it difficult for a developer to find a lot that can accommodate development and parking on the same parcel. Parking as a use provides nothing in terms of activity that can make the Downtown vibrant and is typically unsightly. The City has already reduced parking for uses in Downtown acknowledging the uniqueness of the urban environment of Downtown. The proposed change is designed to jump start smaller housing projects that have otherwise struggled to move forward in Downtown. Over time, the parking reduction will likely leave the Downtown with fewer surface parking lots. Instead of parking, underutilized lots can be used for commercial and residential purposes, bringing energy and vitality to Downtown and tax revenue to the City. Reducing parking can also have the effect of encouraging modes of transportation other than private automobile. Riding the bus, walking, and biking become emphasized, rather than the vehicle, especially in a walkable place like Downtown Ames. Therefore, it is the recommendation of the Planning & Housing Department that the Planning &Zoning Commission adopt Alternative #1. z r ADDENDUM The Land Use Policy Plan Chapter 2 describes the sub-area of Downtown as a primary activity center for the City and a "strong central place." It includes discussion of planned enhancements to the area and desirable uses in the Downtown that promote it as a 24- hr center. One strategy for a 24-hr center is adding housing. Although DSC zoning currently permits housing with reduced parking, there has been no meaningful increase in urban living options Downtown over the past 20 years. One issue highlighted by property owners is the lack of ability to convert upper floors of buildings or redevelop small sites due to the difficulties and cost of providing on-site parking. Within the context of the proposed text amendment, it would facilitate small and medium sized projects addressing these concerns. Based upon discussions with the Nelson's and staffs evaluation of development potential for traditional lots Downtown, the 18-unit project threshold would allow for one to three floors of housing above retail on a standard 50x100 foot lot. Generally, an assumption of 4-6 apartments per floor. The Nelson's described the intensity as being able to match that of the Sheldon Munn in height for their property at the corner of 5th and Burnett. Without redeveloping a site, the proposed change would also allow for some existing buildings to rehabilitate 211d floor space into apartments. Under current conditions staff finds the proposed changes to be supportive of the goal of increasing housing options Downtown. The proposed change incentivizes small to medium-sized projects that would be in character with the current Historic Downtown. Large scale projects would still be required to address parking needs so as not to overrun the capacity of area. It is important to maintain the historic character of Downtown and its identity, but also to allow for incremental improvements. Reducing on-site parking requirements could potentially affect use of public parking spaces in the Downtown and adjacent streets that are outside of Downtown. The City will monitor these changes over time as new housing is added to the Downtown and adjust requirements as needed if there are negative impacts to availability of parking in the area. Other alternatives discussed related to parking changes in DSC included waiving of all parking of any unit size, reduced parking for a smaller number of units, allowing for in-lieu fees, or changes to remote parking requirements to allow for spaces to be located further from the site. An alternative to requiring vehicle parking is to require bicycle parking. Covered bicycle parking for residential projects encourages alternative modes of transportation and supports occupancy of urban living environments by people that may embrace a car fee lifestyle. 3 Downtown Service Center Zoning District P 'Al Ar. i�77 I-z� >-7, 6T . ............. ........ ... In 2� ;M'. llv� .rites sk > Cn -'s r 0 I-IrM2�—Zwm �7 r lul All 3b N + AIIIII 7,73 If z: 9F L AT Ry uj I 3 lip r � Attachment B— Proposed Minimum Off-Street Parking Requirements Table Table 29.406(2)Minimum Off-Street Parking Requirements PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN(DSC)AND DOWNTOWN(DSC)AND CAMPUSTOWN(CSC) CAMPUSTOWN(CSC)SERVICE SERVICE CENTER ZONES CENTER ZONES RESIDENTIAL DWELLINGS One and Two-Family and 2 spaces/Residential Unit(RU) I space/RU Single Family Attached (including Manufactured Homes outside RLP District) Apartment Dwellings LS space/RU;.for one-bedroom units DSC I spacelbedroom for units of 2 bedrooms or more Developments with up to 18 units: 1.25 space/bedroom for units of 2 - 0-2 bedrooms units:NONE bedrooms or more in University - 3+bedroom units: l space/RU Impacted(O-UIE and OUIW) 1 space/residential unit for an Developments with more than 18 Independent Senior Living Facility units: 1 space/RU CSC-All Developments 1 space/RU Dwelling House 1 space per bedroom N/A Family Home 2 spaces plus I space/2 full time staff NONE members of the largest shift Group Living NONE Nursing and convalescent 1 space/5 beds,plus 1 space/2 staff homes members of the largest shift College and University 1 space/3 bed housing, fraternities and sororities Mobile Home and 2 spaces/Manufactured/Mobile Home NONE Manufactured Home in Space plus I space for guest parking/4 Manufactured/Mobile Manufactured/Mobile Home Spaces Home Parks Short-Term Lodging Hotel/Motel,including I space/guestroom;plus 6 spaces/1,000 1 space/guest room,plus 5 ancillary uses sf of ballroom, meeting,bar and spaces/1,000 sf of ballroom, restaurant areas; plus 1 space/2 meeting,bar and restaurant areas; employees of the largest shift plus 1 space/2 employees of the largest shift Boarding houses,rooming I space/bed 0.5 spacelbed houses, and lodging houses OFFICE Medical/Dentat office 1 space/I43 sf where there is no agreement NONE for shared parking;1 space/200 sf where 5 PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN(DSC)AND DOWNTOWN(DSC)AND CAMPUSTOWN(CSC) CAMPUSTOWN(CSC)SERVICE SERVICE CENTER ZONES CENTER ZONES there is an agreement for shared parking or for medical facilities that exceed 50,000 sf Other office I space/300 sf NONE TRADEAND WHOLESALE Wholesale Trade 1 space/500 sf NONE Printing 1 space/200 sf of retail area;plus 1 NONE space/2 employees on largest shift; plus 1 spacelcompany vehicle Fuel Sale/Convenience 1 space/200 sf;spaces at fuel pump NONE Stores islands may be counted towards this requirement Retail Sales and Services- 1 space/300 sf NONE General Display store(furniture, 1 space/500 sf NONE appliances, carpets,etc.) Financial institution Ground level: 1 space/250 sf;other than NONE (freestanding or as ground ground level: I space/300 sf level service area) Entertainment and 14 spaces/1,000 sf NONE Recreation Trade Sit-Down Restaurant 9 spaces/1,000 sf NONE Fast food restaurant 12 spaces/1,000 sf in dining or waiting NONE area,or 1 space/2 employees if no seating Recreation facility,health 5 spaces/1,000 sf NONE club Enclosed tennis,handball, 4 spaces/court plus 1 space/200 sf for rest NONE racquetball or squash ofbuilding courts Bowling Alley 5 spaces/lane.Bar,restaurant and other NONE uses shall provide parking according to the requirement for that use INSTITUTIONALAND MISCELLANEOUS USES Auditoriums,theaters, Greater of 1 space/5 seats or 10 Greater of 1 space/4 seats or 10 stadiums and arenas spaces/1,000 sf,with a minimum of 20 spaces/1,000 sf,with a minimum spaces of 20 spaces Places of Worship When seating is provided in main NONE auditorium: 1 space/4 seats, exclusive of Sunday School and other special areas. When seating is not provided in main auditorium: 1 space/60 sf of worship area Private clubs,fraternal 1 space/200 sf NONE organizations,libraries, 6 r � PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN(DSC)AND DOWNTOWN(DSC)AND CAMPUSTOWN(CSC) CAMPUSTOWN(CSC)SERVICE SERVICE CENTER ZONES CENTER ZONES museums and community buildings Funeral Home/Mortuary 1 space/50 sf in slumber rooms, parlors NONE and funeral service rooms Vehicle Service Facilities NONE Fuel Sales Only 3 spaces plus 1/employee Service/RepairFacilities 3 spaces plus 2 spaces/service bay Car Wash 2 spaces plus 5 stacking spaces/washing NONE bay Motor vehicle sales and 2 spaces plus 1 space/500 sf over 1,000 sf NONE service in the showroom,plus 2 spaces/service bay Heliport or helicopter Greater of 1 space/employee or 2 NONE landing area spaces/1,000 sf of patron area,but not less than 10 spaces Hospital/medical center I space/2 beds plus 1 space/2 staff NONE members of the largest shift Schools primarily serving Greater of 2 spaces/classroom or 1 NONE children younger than age space/4 seats in auditorium 16 High schools and Greater of 1 space/2 students;or 10 4 spaces/classroom universities spaces/classroom;or I space/4 seats in auditorium Sports Practice Facility 2 spaces/1,000 sf of gross floor area 2 spaces/1,000 sf of gross floor area INDUSTRIAL Industrial Service, l space/500 sf plus 1/space/company NONE Manufacturing and vehicle Production,Resource Production and Extraction For manufacturing uses exceeding 50,000 sf I space/1,000 sf Warehouses One(1)parking space per 5,000 sf NONE MIXED-USE Mixed-use development parking shall be Mixed-use development parking DEVELOPMENT determined as the sum of parking shall be determined as the sum of requirements of the individual use parking requirements of the components individual use components 7