HomeMy WebLinkAboutA001 - Planning Commission Action Form dated April 6, 2022 ITEM: 9
DATE: 4/6/2022
COMMISSION ACTION FORM
SUBJECT: TEXT AMENDMENT TO THE STANDARDS FOR FLAG LOTS
BACKGROUND:
William Fedeler of H&B Properties, LLC, is seeking to subdivide his single "General
Industrial" lot at 2108 East Lincoln Way into two "General Industrial" lots, one being at the
rear of the property, as described in his request (see Attachment A, Applicant's Request).
The rear lot would be configured with a narrow access
corridor from E. Lincoln Way to a larger portion of the lot 1 Flog
(the "rear lot"). This is typically known as a "flag lot." Lot
The City has specific standards for flag lots that allow for
a reduced lot width compared to standard lots. The
standards also address how setbacks and lot dimensions -- — -- -
apply to these unusually shaped lots. The City's Street
standards apply to all types of lots regardless of zoning,
even though lot width and street frontage requirements
do vary within base zoning districts. Flag Lot Diagram
The property owner requested a text amendment to allow for a flag lot with a 25-
foot wide "access strip" for GI zoned properties where currently the standard
requires a minimum of 35-feet. The owner requests the change due to the location of
an existing building on the lot and the related building setbacks that preclude him from
meeting the 35-foot standard. The proposed rear lot would meet the minimum "General
Industrial" Zone Development Standards included in Table 29.901(3) with a 25-foot
frontage, but would not meet Section 29.401(c) Flag Lots, that states a flag lot "access
strip" shall be no less than 35-feet in width.
A Staff memo was provided to the City Council on February 15, 2022. It provided
background and included options addressing flag lots for City Council consideration. City
Council consented to allowing Mr. Fedeler to apply for a Zoning Text Amendment to
Section 29.401(c), Flag Lots, requesting that the City allow a reduction in the flag lot
access width from 35-feet to 25-feet within the General Industrial zoning district. Other
zoning districts would be unaffected by the proposed change.
A flag lot is defined in Section 29.201(119) as "any lot having less frontage on a public
way than is typical for the block in which the lot is proposed and is configured such that a
narrow access corridor extends from the point of frontage to a larger portion of the lot (the
"rear lot")." The description of flag lots and associated requirements are included in
Section 29.401(c) Flag Lots. Notably, only one flag lot can be created from a lot of record.
The General Industrial zoning district is unique in that the minimum street frontage
requirement is only 25-feet, which is less than the flag lot street frontage requirement.
t
Narrow minimum lot width requirements typically come into play with cul-de-sac
lots, lots with alley access, or attached (zero-lot line buildings). The lot width
requirements have been in place since 2000, where prior to 2000 there was not a
lot width standard for GI zoning.
In this case, applying the flag lot width standard results in a greater amount of lot width
for the access flag than required for a standard lot within this zone. This is the opposite
of what is typical- usually, flag lots have a reduced width from the standard lot
requirement. Within the General Industrial zoning district, there are currently 10 properties
configured as flag lots: five properties have a 25-foot access corridor and the other five
have a 35-foot access corridor. The majority of these were developed prior to 2000.
Lot frontage and width requirements are designed to create minimum spacing of lots and
allow for minimal functional requirements. A 25-foot lot width and street frontage width
creates potential conflicts with other development standards for access and landscaping
that may not allow for full use of a property if it cannot meet City Codes. When a site's
sole point of access is only a 25-foot width, it may not meet standards. For example, a
two-way driveway would require a minimum of 24 feet of width, which would not allow for
adequate area for landscaping or sidewalk access if it was required. When sites have
shared access or alternatives access points the lot width requirement may not be a
concern.
Reducing the street frontage requirement for all flag lots within the General Industrial
zoning district to 25-feet would standardize lot width minimums for both standard lots and
flag lots in the General Industrial zoning district. However, staff is concerned that a blanket
allowance of 25-feet width for all flag lots within the General Industrial zoning district would
preclude required pedestrian access along with other site improvement requirements. A
25-foot wide flag lot could accommodate a typical driveway with a 24-foot width, as long
as no sidewalk access is required. Sites used for outdoor storage that do not have a
primary building would not require a sidewalk and could conform to minimum access
requirements. Otherwise, a sidewalk connection is required by the Section 29.404 from
the street to the main entrance of the primary building and this would not typically fit within
the 25-foot minimum width requirement.
Proposed Text Amendment
Mr Fedler proposes a simple change to the standard to except GI zoned lots from the 35-
foot access strip requirement. In addition to this requested change, staff would
recommend adjusting the definition of flag lot to remove its references to typical widths
on a block. The change would be applicable citywide to all lots within the General
Industrial zoning district and are not limited to Mr. Fedeler's property. However, this
change does not address issues of concern identified by staff above.
An alternative to the proposed change would be to conditionally allow for the reduced
width for GI zones. Flag lots intended for future development within the General Industrial
zoning district should not be granted a reduction in flag lot width, unless sidewalk access
and other development standards in addition to a two-way driveway can be
accommodated. Mr. Fedeler is intending to utilize the rear lot of his property for outdoor
storage without the addition of any buildings or infrastructure, so no sidewalk access
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would be required. However, development to the rear with a building would not be
possible under current zoning standards with the reduced flag lot width.
Proposed text changes included in Attachment C allow a reduced 25-foot flag lot width
within the General Industrial zoning district in situations where easements or other
allowances are in place to ensure viable use of the proposed flag lot. The definition of
flag lots is also amended to provide better clarity regarding typical widths of a lot.
ALTERNATIVES:
1. Recommend that the City Council reduce flag lot access width in the General Industrial
zoning district as presented in Attachme �.----
2. Recommend that the City Council modify the language for a flag lot in GI be changed
as proposed by the applicant.
3. Recommend alternative language to the proposed text amendments.
4. Recommend that the City Council take no action to modify the flag width requirement.
PLANNING AND HOUSING DEPARTMENT RECOMMENDATION:
The proposed text amendments clarify requirements and expectations of the flag lot
requirements. Although the proposed text amendment is expected to have minimal impact
and affect only a handful of properties across the City that are zoned General Industrial,
the amendment will further enable taking "advantage of infill sites within the existing
urbanized area to increase both the efficiency and quality of the urban environment," a
principle of the Growth & Land Use chapter in the Ames Plan 2040. In some cases, the
text amendment may help with infill when a property can benefit from some form of shared
access and not solely rely upon minimum lot width.
The change primarily facilitates the use of land that does not include buildings due to the
constraints of a narrow lot width in being able to comply with access requirements. The
text amendment would require all other zones with flag lots to have a minimum 35-foot-
wide access strip. Staff has also included an adjustment to the definition of flag lot to
potentially create greater clarity as well.
Therefore, the recommendation is for Alternative 1.
Attachment A —App|icant'sRequest
Text Amendment to the Zoning Ordinance
Checklist Items for Z1O8E Lincoln Way
March l5^2022
A written explanation oy the reasons for the zoning text amendment. Mr. Fede|e,is seeking to
subdivideh|soing|e°Genenai |odustria|" |otatZl08EastUnoo|nVVayintotwo"Genera| |ndushia|" |ots,
one being at the rear of the property. The rear lot will 6ea flag lot in order to provide frontage onEast
Lincoln Way. TheMag|otwU|indudea25'font`mide"accessstrip"fromEas'Linco}nVVaydueto1he
location ofan existing building nn the lot. The rear lot will meet the minimum "General Industrial"Zone
Development Standards with a 25-foot frontage,but will not meet the General Development Standards
that state a flag lot"access strip" shall 6eno less than 35 feet inwidth, The newly created lots will meet
all zoning standards, including building setbacks for the existing structure on the site,with the exception
of Section 29.4Olof the existing zoning code.
A general description of the property(ies),zones,and/or areas that will be affected by the zoning text
amendment. Article 4,Development Standards,of the current code requires a Flag lot to include an
"arcessstrip^ no}essthan3Sfeetwi6efuritsentire |engthhomapub|icskeet. Th|ssectionofthecode
applies to all zones. All zones,with the exception of the General industrial (GI)Zone, have a minimum
lot frontage of36 feet*rmore. Therefore,the current code requires flag lots io the General Industrial
zone tobe wider than standard lots in the same zone. The reduction o/the minimum width ofan
^access strip"from 35feet to25 feet in Article 4 for the General Industrial zone would eliminate the
discrepancy between these two code sections. The text amendment would require all other zones with
Flag lots to have a minimum 35 feet wide access strip, which aligns with the minimum dimensional
standards set forth in their respective code sections.
A written explanation of the consistency of this zoning text amendment with the Land Use Policy Plan. �
The Land Use Policy Plan states that the General Industrial areas shall involve sitting in designated areas �
where overall use and appearance requirements are less restrictive. This text amendment would allow �
|otsintheGenera| |ndustria|zonetohave|exorestrictive°accesssthpo"onmparedtuntherzunesintho
city.
Existing ordinance language for consideration. SeodonZ9.4Ol(d(ii) The"Rear Lot"shall include an
"access strip" no less than 35 feet wide for its entire length, providing access to and from a public street.
Proposed ordinance language for consideration. Section29.4O1(d(ii) The"Rear Lot"shall include an
i,access strip"for its entire length, providing access to and frorn a public street, The width of the access
strip shall be no less than 35 feet in ail zones,except General Industrial which shall be no less than 25
feet,which is the minimum frontage requirement within that zone,
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Attachment B — Location Map
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LOCATION MAP
� �,.. 2108 E. Lincoln Way
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0 150 300 600 Feet
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Attachment C
Zoning Code:
Proposed Text Changes for Flag Lots
Staff proposes the following changes to the Zoning Ordinance. Text to be removed is shown with
tFi► e thi-eugh; text to be added is underlined.
Sec. 29.201 Definitions
(119) Lot, Flag means any lot
the b1GGk in which the let is prepE)se ► and is configured such that a narrow access
corridor extends from the point of frontage to a larger portion of the lot (the "rear lot")
where the width of access strip is less than the required width of a lot.
Sec. 29.401(c) Flag Lots. Flag lots may be created only if they are in accordance with
the following requirements:
(i) Only one flag lot, consisting of a "front lot" and a "rear lot," may be created from
a lot of record.
(ii) The "Rear Lot" shall include an "access strip" no less than 35-feet wide for its
entire length, providing access to and from a public street. However, within
General Industrial the width of the access strip may be reduced to 25-feet if
easements are provided to allow for necessary vehicular and pedestrian
access.
(iii) For flag lots that are proposed to be created in residential zones, both the "front
lot" and the "rear lot" that are created after the effective date of this ordinance
shall have an area that is equal to 10,000 square feet or 150% of the lot area
for the zone in which the flag lots are proposed to be created, whichever is
greater. In all other zoning districts both the "front lot" and the "rear lot" shall
conform to all minimum lot area and other dimensional standards applicable to
the zone in which the lots are located provided, however, that the "access strip"
serving the rear lot shall not be included in computing the minimum lot area for
the "front" and "rear" lot.
(iv) (iv) The front property line of the rear lot is deemed coincident with the rear
property line of the front lot. (v) The front setback of the "rear lot" and the rear
setback of the "front lot" for flag lots created in residential zones shall be 1'/2
times the distance of the setbacks that are established for all other lots in the
same residential zoning district.
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