HomeMy WebLinkAboutA002 - Council Action Form dated November 14, 2023 ITEM#: 28
DATE: 11-14-23
DEPT: P&H
COUNCIL ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT FOR REDUCED AFFORDABLE HOUSING
PARKING REQUIREMENTS
BACKGROUND:
City Council reviewed a staff report on October 24, 2023, related to reducing the required minimum
parking requirements for affordable housing developments. At that meeting, the City Council reviewed
options for defining affordable housing, information regarding parking and car ownership, and parking
utilization observations of developments within Ames. More background information can be found in
the October 24 Staff Report.
The City Council directed staff at that time to proceed with amending Ames Municipal Code
Section 29.406 (Off-Street Parking) to create standards and define a two-tiered approach for both
staff and Council to approve parking reductions for affordable housing developments. Per the
City Council's direction, staff has prepared an ordinance amendment(Attachment A).
TEXT AMENDMENT:
The proposed ordinance allows staff to approve a reduction to 1.0 space per unit for units with 2
or fewer bedrooms and a reduction to 1.5 spaces per unit for units with 3 to 4 bedrooms. This is a
reduction in parking requirements for developments outside of a PUD, that require 1.0 parking space
per bedroom for 2-, 3-, 4-, and 5-bedroom units and 1.5 spaces for a studio or 1-bedroom unit. This
reduction would be permitted in developments where a minimum of 40% of the units are
restricted to households with incomes below 60% of the AMI and meet other specific
requirements in an agreement to provide affordable housing for a minimum of 30 years.
The proposed ordinance also allows the City Council to grant additional reductions as low as 1.0
space per unit for developments with access to public transit (within one-quarter mile). The
Council may also grant greater parking rate reductions for developments that are permanently
committed to serving households with incomes below 30% of the AMI. For these developments,
the ordinance prescribes no minimum for parking.
City staff would be the primary approval authority for any proposed affordable housing agreement for
reduced parking. In the event staff does not find the provided information to be satisfactory to
ensure the project is a viable affordable housing project, the request can be forwarded to City
Council for approval. Additionally, if the proposed affordable housing development is not
subject to any compliance agreement with a state or federal agency, City Council approval would
be required.
The proposed ordinance requires an acceptable affordable housing agreement that dedicates the property
to affordable housing for a minimum of 30 years. At the end of 30 years, the development may be
converted to market-rate units without providing additional parking.
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The current parking requirements, staff-approved reduction option, and Council-approved reduction
options are summarized in the below table.
Comparison of Current and Proposed Parking Requirements
Council Council-Approved
Current Parking Staff Approved Approved Reduction for
Rates Reduction Reduction for Extremely Low-Income
Transit Access (30% AMI) Households
1-bedroom Units 1.5 1 1 At Council's Discretion
2-bedroom Units 2 1 1 At Council's Discretion
3-bedroom Units 3 1.5 1 At Council's Discretion
4-bedroom Units 4 1.5 1 At Council's Discretion
5-bedroom Units 5 5 5 At Council's Discretion
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission reviewed the proposed amendment at its October 4, 2023,
meeting. The Commission's discussion focused on two main issues: the 30-year affordability period
prescribed by the ordinance (longer or shorter) and the parking requirement allowed with staff approval.
The proposed rate was higher (1.5 spaces per unit for all unit types) when presented to the
Commission.
The Commission voted(5-2) to recommend the City Council allow staff to reduce parking requirements
for affordable housing developments to 1.0 space per unit for units with 2 or fewer bedrooms and 1.5
spaces per unit for units with 3 to 4 bedrooms. The Commission also supported the City Council-
approvable reduction options, and the terms of the affordability agreement, including the 30-year
affordability period. The proposed ordinance matches the Commission recommendation.
ALTERNATIVES:
1.Approve on first reading a text amendment for a reduced affordable housing parking requirements, as
shown in the attached ordinance.
2. Approve on first reading a text amendment with alternative language.
3. Do not approve the proposed text amendment.
4. Request additional information from staff.
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CITY MANAGER'S RECOMMENDED ACTION:
The parking standards currently apply equally to market-rate and affordable housing developments.
Based on staff's observations, the current parking requirements exceed the parking demand generated
by income-restricted units. Staff believes the draft regulations will result in a reasonable reduction
in parking requirements which may reduce the cost of affordable housing developments as well as
provide more flexibility in site design, and thus meet the City Council's goal to support the
development of more affordable housing. Therefore, it is the recommendation of the the City
Manager that the City Council adopt Alternative#1, as described above.
ATTACHMENT(S):
Draft Ordinance for Reducing Minimum Off-Street Parking Requirements.pdf
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ORDINANCE NO.
AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE
CITY OF AMES,IOWA,BY AMENDING SECTION 29.406 OFF-
STREET PARKING THEREOF, FOR THE PURPOSE OF
REDUCING THE MINIMUM OFF-STREET PARKING
REQUIREMENTS FOR AFFORDABLE HOUSING
DEVELOPMENTS;REPEALING ANY AND ALL ORDINANCES
OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT
OF SUCH CONFLICT; PROVIDING A PENALTY; 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 amending Section 29.406 as follows:
"Sec.29.406.OFF-STREET PARKING.
(19)Reductions of Minimum Off-Street Parking Requirements for Affordable Housing
Developments.
(a) The minimum off-street parking requirement may be reduced as set forth in this section for
a proposed affordable housingdevelopment upon approval of an agreement by the Planning
and Housing Director or City Council,as appropriate.
(i) The units for which the reduction is approved shall be restricted to households with a
median family income less than or equal to 60%of the Area Median Income(AMI)o
Ames,as adjusted for family size and determined annually by HUD.
(ii) At a minimum to qualify for the reduction,40%of the units shall be income-restricted
to the 60%AMI level or less.
(iii) The Planning and Housing Director may approve the reduction when the proposal
includes a satisfactory:
(1) configuration of units and bedrooms as family housing units;
(2) affordable housing compliance agreement with a state or federal agency. If there
is no agreement it requires City Council approval;
(3) financial and operations plan demonstrating feasibility for the project addressing
at a minimum: affordability levels, household income verification, and rent
restrictions;and
(4) affordability period of 30 years or more.
The Director may forward to the City Council for approval any_proposed reduction
that they do not find satisfactory.
(b) The affordable housing agreement shall:
(i) Be executed by the property owner or owners and the City prior to issuance of any
building permit.
(ii) Be recorded and be binding on all successors and assigns of the property or properties
involved.
(c) Affordable housingdevelopments evelopments with an approved agreement may have parking reduced
as follows:
(i) 1.0 parkin space pace per unit for units with two or fewer bedrooms.
(ii) 1.5 parking spaces per unit for units with three to four bedrooms.
(iii) If the affordable housing units are located in a development with other units, such as
market-rate units, or with other land use components, the reduced parking
requirements shall only apply to the affordable housing units. The total required
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parking shall be determined as the sum of parking requirements of the individual use
components.
(iv) At the end of the affordability period,the development may be converted to market-
rate units without providing additional parking.
(d) The City Council may approve additional reductions in parking for affordable housing
developments in the following circumstances:
(i) Developments that are permanently committed to serving households with incomes
below 30% of AMI. Permanently committed includes projects that require City
Council approval for a change of use.
(ii) When a development is within approximately a quarter-mile walking distance of a
public transit stop, Council may approve a reduction to 1.0 parkin space pace per unit,
regardless of bedroom count. The measurement shall begin at the intersection of the
development's property line with the sidewalk,access,or other public pedestrian path
on the property nearest to the transit stop.
The requirements of Section 29.406(19)(a-b,) still apply to Council approvals, except for
the parking rate."
Section Two. Violation of the provisions of this ordinance shall constitute a municipal infraction
punishable as set out by law.
Section Three. All ordinances, or parts of ordinances, in conflict herewith are hereby repealed to
the extent of such conflict,if any.
Section Four. This ordinance shall be in full force and effect from and after its passage and
publication as required by law.
Passed this day of 12023.
Renee Hall,City Clerk John A.Haila,Mayor
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