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Home My WebLink AboutA003 - Council Action Form dated December 13, 2022 ORDINANCE NO. 4487 AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY ENACTING A NEW SECTION 29.406(f) THEREOF, FOR THE PURPOSE OF REDUCING REQUIRED PARKING FOR NONRESIDENTIAL USES WITHIN COMMERICAL AND INDUSTRIAL BASE ZONE DISTRICTS, REPEALING ANY AND ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH CONFLICT; AND ESTABLISHING AN EFFECTIVE DATE. BE IT ENACTED, by the City Council for the City of Ames, Iowa, that: Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby amended by enacting a new Section 29.406(f) as follows: "Sec. 29.406. OFF-STREET PARKING. (2) Required Parldng 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. (f) On any Commercial or Industrial Base Zone District site that has required parking of 100 vehicle parking spaces, the Planning and Housing Director, at the request of a developer, may authorize a reduction of up to 20% of the required parking spaces as part of the Site Development Plan review process for Office, Trade and Wholesale, and Industrial use categories within Table 29.406(2), provided that such reduction does not reduce the number of parking spaces below one hundred (100) spaces. This allowance to reduce parking is subject to the following limitations: (i) Special Purpose Districts are not included in this allowance. The full required parking standards must be adhered to. (ii) Existing sites must have one hundred (100) conforming parking spaces to request the 20% reduction in required parking. (iii) Additional parking reductions and adjustments, e.g., landscaping, bicycle parking, compact stalls may be approved by the Planning and Housing Director after accounting for the 20%reduction." Section Two. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent of such conflict, if any. Section Three. This ordinance shall be in full force and effect from and after its passage and publication as required by law. Passed this day of , 2023. Renee Hall, City Clerk John A. Haila, Mayor ITEM #: 48 DATE: 12-13-22 COUNCIL ACTION FORM REQUEST: ZONING TEXT AMENDMENT TO ALLOW A 20% REDUCTION IN REQUIRED PARKING FOR CERTAIN COMMERCIAL AND INDUSTRIAL USES ON SITES WITH MORE THAN 100 PARKING STALLS BACKGROUND: On October 11 th, the City Council referred a zoning text amendment request to staff from Strand Associates on behalf of a regional furniture store operator requesting a change in the required parking for Wholesale Trade and Display stores which include furniture stores. The request was to change from the current 1 space per 500 square feet to a 1 space per 750 square feet. At that meeting, the City Council directed staff to move forward with a broader parking reduction option for a comprehensive 20% reduction allowance for required parking for commercial and industrial sites exceeding 100 spaces. (Attachment A-Draft Standards) This option allows for, at the request of a developer, any new site or addition to an existing site that has 100 or more parking space to qualify to have 20% of the required parking waived, provided that the waiver does not reduce the number of stalls below 100 spaces. This option also is the numeric equivalent to the original request from Strand Associates to reduce parking on Wholesale Trade and Display Store sites. Typically, sites with large parking lots include very large retail outlets, large industrial employers, or large commercial office employers. Examples of parking provided at existing business in the City are listed below and whether or not they would qualify for the reduction option if proposed under the new standard. Fareway- Grocery Store- 24,247 sq ft @ 1/300=81 spaces- No Reduction Super Walmart North- 156,833 sq ft @ 1/300=523 spaces- Reduction Option Allowed Workiva- Office- 118,503 sq ft. @ 1/300=395 spaces- Reduction Option Allowed Amcor Warehouse- 575,276 sq ft. @ 1/5000=115 spaces-Reduction Option Allowed Uses allowed to take advantage of the reduction will be limited to the categories of Office, Trade and Wholesale, and Industrial within Table 29.406(2). (See Attachment B) The proposed text amendment would not apply to residential sites as parking rates for residential sites are based on occupancy and seen as more critical to parking on site for those that live there. The proposed text amendment would not reduce any of the parking ratio requirements currently in place in the parking standards located in Section 29.406(2). The proposed text amendment would not apply to Special Purpose District, therefore uses in these zones will not be able to utilize the 20% reduction allowance. Special Purpose District have unique standards specifically designed for those districts and staff does not believe a blanket reduction is appropriate. Any development within those areas will need to abide by the full parking standards that apply to each specific use. Examples of Special Purpose Districts include: Hospital/Medical, Downtown Gateway Commercial, South Lincoln Mixed Use, and Government/Airport. OTHER REDUCTIONS: The City allows for other parking reductions related to, cross access, bicycle parking and landscaping. The current allowance to reduce required parking by 10% in exchange for additional landscaping will stay in place and be a separate standard applied in addition to the new proposal for a 20% reduction allowance. The bicycle parking allowance allows for up to 5 parking stalls to be removed for bike parking. Three parking stalls may be removed in order to facilitate cross access between properties. These reductions will be applied after 20% reduction in required parking. This means that a site with 100 required parking spaces could be reduced to 82 parking spaces using the other three reductions. ADDITIONS & ALTERATIONS TO PRE-EXISTING SITES: Additions made to current sites will have the standard for the allowance applied based on the final number of parking stalls required after the addition is calculated for the use. This means an addition to an existing site must add enough parking to the total existing parking that it will surpass a minimum of 100 stalls total before the waiver can be allowed. JOINT-USE & REMOTE PARKING AGREEMENTS: Any previously approved Joint-use Parking or Remote Parking Agreements will not be affected by this change. City Council must individually approve such agreements or amendment to the agreement. Any application of the 20% reduction in required parking in future agreements must be enumerated in the agreement and approved by City Council. PLANNING & ZONING COMMISSION RECOMMENDATION: At the November 16t" Planning & Zoning Commission meeting the Commission reviewed the text amendment and voted 4-1 to recommend the City Council approve the proposed text amendment to allow a 20% reduction in required parking for commercial and industrial uses in base zones when exceeding 100 parking stalls. One dissenting viewpoint expressed concerns over having adequate parking during peak parking periods. Staff addressed the issue stating that in large parking lot scenarios the vast majority of businesses do not utilize them to their maximum capacity. ALTERNATIVES: 1. The City Council can approve on first reading an allowance to reduce required parking by up to 20% for certain office, trade, wholesale, and industrial uses within commercial and industrial base zone districts (excludes Special Purpose Districts) that require more than 100 parking spaces provided such allowance does not reduce the number of parking spaces below 100. 2. The City Council can modified language as alternative to reducing parking requirements in commercial and industrial base zones. 3. City Council can take no action to modify parking standards. CITY MANAGER'S RECOMMEDNED ACTION: The ability to waive required parking when requested by developers is seen as beneficial to assist in reducing the amount of impervious coverage in the City, which assists in discouraging excess stormwater runoff. In some cases, depending on the development proposal, it could potentially help in promoting smaller sites to assist in reducing overall development footprint of the City as growth occurs, which is one of the goals of the Ames Plan 2040 Comprehensive Plan. In addition, the proposed change could allow somewhat larger building footprints on lots to use land area more efficiently for building purposes. A larger building footprint could help reduce excess lot size that would otherwise be needed to accommodate the same building size with more parking. Increasingly developers have indicated that they find that meeting parking standards in some cases is inefficient where high levels of parking are not warranted for the typical use of the property. Staff finds that the comprehensive allowance of a 20% reduction in required parking for parking lots over 100 spaces in base commercial and industrial zones is reasonable to ensure typical minimum parking needs are met while providing for flexibility to larger uses. Residential sites will not be included in the allowance as the residential parking standards are designed using occupancy as the basis for residential parking requirements. The waiver would also help to reduce impervious surfaces and promote smaller sites within the City. Staff's observations and discussions with developers over the past couple of years support creating this allowance. Therefore, it is the recommendation of the City Manager that the City Council adopt Alternative #1. Attachment A-Proposed Text Amendment ORDINANCE NO. AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY ENACTING A NEW SECTION 29.406(f) THEREOF, FOR THE PURPOSE OF REDUCING REQUIRED PARKING FOR NONRESIDENTIAL USES WITHIN COMMERICAL AND INDUSTRIAL BASE ZONE DISTRICTS, REPEALING ANY AND ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH CONFLICT; AND ESTABLISHING AN EFFECTIVE DATE. BE IT ENACTED, by the City Council for the City of Ames, Iowa,that: Section One. The Municipal Code of the City of Ames, Iowa shall be and the same is hereby amended by enacting a new Section 29.406(f) as follows: "Sec.29.406. OFF-STREET PARKING. (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. (f) On any Commercial or Industrial Base Zone District site that has required parking of 100 vehicle parking spaces, the Planning and Housing Director, at the request of a developer, may authorize a reduction of up to 20% of the required parking spaces as part of the Site Development Plan review process for Office, Trade and Wholesale, and Industrial use categories within Table 29.406(2), provided that such reduction does not reduce the number of parking spaces below one hundred (100) spaces. This allowance to reduce parking is subject to the following limitations: (i) Special Purpose Districts are not included in this allowance. The frill required parking standards must be adhered to. (ii) Existing sites must have one hundred (100) conforming parking spaces to request the 20%reduction in required parking. (iii) Additional parking reductions and adjustments, e.g., landscaping, bicycle parking, compact stalls may be approved by the Planning and Housing Director after accounting for the 20% reduction. Section Two. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to the extent of such conflict, if any. Section Three. This ordinance shall be in full force and effect from and after its passage and publication as required by law. Passed this day of ,2022. Renee Hall, City Clerk John A. Haila,Mayor Attachment B- Table 29.406(2) Table 29.406(2) M inimum Off-Street Parking Requirements PRINCIPAL LAND USE ALL ZONES EXCEPT DOWNTOWN AND CAMPUS DOWNTOWN AND CAMPUS TOWN TOWN SERVICE CENTER SERVICE CENTER ZONES ZONES ESIDENTIAL DWELLINGS ne and Two-Family and Single 2 spaces/Residential Unit(RU) I space/RU amily Attached(including anufactured Homes outside RLP istrict partment Dwellings 1.5 space/RU; for one-bedroom DSC nits Developments with up to 18 units: l space/bedroom for units of 2 0-2 bedrooms units:NONE edrooms or more 3+bedroom units: I space/RU 1.25 space/bedroom for units of 2 edrooms or more in University evelopments with more than 18 Impacted(O-UIE and OUIW) nits: I space/RU 1 space/residential unit for an Independent Senior Living Facility SC—All Developments I space/RUI space/RU Dwelling House I space per bedroom /A Family Home 2 spaces plus I space/2 full time taff members of the largest shift 14ONE roup Living ONE ursing and convalescent homes I space/5 beds,plus I space/2 staff embers of the largest shift ollege and University housing, I space/3 bed raternities and sororities obile Home and Manufactured 2 spaces/Manufactured/Mobile ONE ome in Manufactured/Mobile ome Space plus 1 space for guest ome Parks arking/4 Manufactured/Mobile ome Spaces Short-Term Lodging otel/Motel,including ancillary 1 space/guest room;plus 6 1 space/guest room,plus 5 ses paces/1,000 sf of ballroom, paces/1,000 sf of ballroom, eeting,bar and restaurant areas; meeting,bar and restaurant areas; lus I space/2 employees of the Aus 1 space/2 employees of the argest shift argest shift oarding houses,rooming houses, 1 space/bed 0.5 space/bed nd lodging houses FFICE I edical Dental office I space/143 sf where there is no NONE agreement for shared parking; I pace/200 sf where there is an agreement for shared parking or for medical facilities that exceed 50,000 f ether office I space/300 sf TRADE AND WHOLESALE Wholesale Trade I space/500 sf NONE Printing I space/200 sf of retail area; plus I ONE pace/2 employees on largest shift; lus 1 space/company vehicle Fuel Sale/Convenience Stores I space/200 sf;spaces at fuel pump NONE islands may be counted towards this e uirement etail Sales and Services-General 1 s ace1300 sf 40NE isplay store(furniture,appliances, I space/500 sf ONE ar ets,etc_ financial institution(freestanding or ,round level: I space/250 sf;other 40NE s ground level service area) than ground level: I s ace/300 sf ntertainment and Recreation Trade 14 s aces/1,000 sf ONE it-Down Restaurant 9 s aces/l 000 sf ONE ast food restaurant 12 spaces/1,000 sf in dining or NONE waiting area,or I space/2 m 10 ees if no seating ecreation facility,health club 5 s aces/1,000 sf ONE nclosed tennis,handball, 4 spaces/court plus I space/200 sf NONE ac uetball orsquash courts ror rest of building owling Alley 5 spaces/lane.Bar,restaurant and 14ONE ther uses shall provide parking ccording to the requirement for that se NSTITUTIONAL AND ISCELLANEOUS USES uditoriums,theaters,stadiums and Greater of I space/5 seats or 10 V renal paces/1,000 sf,with a minimum o: 20 spaces laces of Worship When seating is provided in main I\I uditorium: I space/4 seats, xclusive of Sunday School and ther special areas. When seating i of provided in main auditorium: I pace/60 sf of worship area 'ri%ate clubs,fraternal 1 space/200 sf rganizations,libraries,museums nd communitv buildings Funeral Home/Mortuary I space,50 sf in slumber rooms, ONE parlors and funeral service rooms Vehicle Service Facilities ONE Fuel Sales Only 3 spaces plus I/employee Service/Repair Facilities 3 spaces plus 2 spaces/service ba