HomeMy WebLinkAboutA6 ITEM #: 2
DATE: 09-28-16
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
MEETING DATE: September 28, 2016
REQUEST: A Special Use Permit to allow for Stacked Parking with a Valet for
a Hotel Use as part of a new mixed use development.
DEVELOPER/CONTRACT
PURCHASER: Kevin McGraw, River Caddis Development
LOCATION: 2700, 2702, 2718, 2728 Lincoln Way, 112 and 114 S. Hyland
Avenue, and 115 S. Sheldon Avenue
ZONING: "CSC" - Campustown Service Center, (Zoning Pending)
BACKGROUND AND PROJECT DESCRIPTION:
River Caddis, Inc, contract purchaser and developer, is requesting the approval of a
Special Use Permit for valet parking for a proposed hotel use to be located on the
properties at 2700, 2702, 2718 & 2728 Lincoln Way, 112 & 114 S. Hyland Avenue, and
115 S. Sheldon Avenue. The subject site consists of seven properties with a total area
of 1.8 acres. The developer is in the process of rezoning four.of the properties to
consolidate all of the properties in the CSC zone. When completed the overall
development project would consist of a six-story mixed use, development, including
ground floor commercial retail space, a ground floor 20-room boutique hotel, and
residential apartments and amenity space above. A location map is included in
Attachment A.
Parking for the project is provide in two areas; one as underground structured parking
accessed from S. Sheldon Avenue on the east site of the project, and also as a surface
parking lot along the south side of the development site accessed from S. Hyland
Avenue. See Attachment B: Parking Exhibit. The project includes the required total
number of off-street parking spaces per the Zoning Ordinance, however to meet
this total the developer has requested approval of stacked parking for 11 stalls.
The CSC zone requires that parking be provided for the 20 room hotel at a ratio of one
space per guest room, plus one space for every 2 employees of the largest shift. The
applicant is proposing 20 rooms and has provided a total of 22 parking spaces within
the surface parking area along the south side of the building. The 22 provided spaces
are on the north side of the surface lot and are noted as stacked parking spaces, which
require approval of the valet parking use through the Special Use Permit process. Being
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the spaces are stacked, the Zoning Ordinance requires that an on-site attendant be
present on site during all hours of operation of the lot to allow for moving of the vehicles.
The developer also proposes to add three parking spaces within the public right of way
along the east side of S. Hyland Avenue for loading and unloading for the valet function
of the hotel. The developer has proposed a tree well to include street trees with the
loading area. Staff notes that exclusive private use of public parking spaces has not
been allowed with the proposal; therefore, at this time those three spaces on Hyland
would be signed only as a general loading zone, not as valet parking dedicated to the
hotel use. If is it determined that the spaces are required for private use of the hotel,
City Council would need to enter into a license agreement for such spaces to allow for
private use of the spaces in the public right-of-way. If the spaces were not to be
approved or available, the developer would need to amend the special use permit
proposal for stacked parking.
APPLICABLE LAW: Municipal Code, Sec. 29.406(8):
(8) Stacked Parking. Stacked or valet parking is allowed by Special Use Permit if an
attendant is present to move vehicles. If stacked parking is to be used for required
parking spaces, a covenant must be filed on the City land records obligating the
property owner to have an attendant available at all times that the lot is in operation.
The requirements for minimum spaces and all parking area development standards
continue to apply for stacked parking. Stacked parking of two parking spaces is
permitted as of right for single-family owner occupied land use.
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has
provided the attached application including statements as to how the proposed hotel
use meets the requirements for a Special Use Permit.
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site plan provided in the application, the following findings of
fact and conclusions may be made regarding the standards of approval.
General Standards.
(i) Be harmonious with and in accordance with the general principles and
proposals of the Land Use Policy Plan of the City.
Findings of Fact: The LUPP was recently amended by City Council to support
Campustown Commercial activity at this location. The current commercial LUPP
designation allows for commercial trade and office uses as well as short term
lodging (hotel) uses. The stacked parking is accessory to the proposed
commercial development on the property.
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Conclusions: The proposed use is consistent with the goals of the
Campustown Commercial designation of the LUPP.
It can be concluded that the use meets General Standard (i) for a Special
Use Permit.
Be designed, constructed, operated and maintained so as to be
harmonious and appropriate in appearance with the existing and intended
character of the general vicinity and that such a use will not change the
essential character of the area in which it is proposed.
Findings of Fact: The proposed stacked parking will occupy 22 parking spaces
along the south side of the building in the middle of the site. This area is within
the existing parking lot area which is proposed to meet the minimum parking
requirement for the residential uses within the project. With the requirement for
an attendant to address the function of the stacked parking in the lot, the stacked
spaces themselves function as any other standard parking lot. The stacked
parking is internal to the parking lot and has no visible impact to the street
frontage or south property line abutting residential uses.
The stacked parking and associated valet proposal also includes the use of three
loading spaces along the west side of the project (east side of Hyland) within the
right of way of S. Hyland Avenue. The loading spaces have a tree well placed in
between the spaces to allow for the planting of a street tree to help address the
loss of planter area with the loading area paving. The developer desires to have
these spaces to ensure that the staffing that is present on the site in the hotel
lobby can easily access the spaces and serve their customer.
The spaces are design as parallel parking spaces within the right of way, but
inset from the curb line that exist today along Hyland. Hyland currently has a 30-
foot curb to curb paved section with alternative side parking (parking regulations
permit parking each side of the street on only designated days that are
alternating). The new loading spaces would replace 2 to 3 alternate side parking
spaces that would otherwise exist on the east side of Hyland.
These new inset spaces will be signed and used as loading and unloading areas.
Once vehicles are unloaded, they will then be moved by the required onsite
attendant to the stacked parking area within the surface lot. The valet will need to
travel on Lincoln Way and circle around the block to access the stacked parking
spaces in the surface parking lot.
Conclusions: While valet parking has not been used in Ames before in this
format, where on-street parking has been used, the general function of such
spaces is similar in nature to on-street parallel parking with the use of private
stacked parking spaces on private property. The operation of such spaces will be
required to be managed by the on-site personnel of the hotel, however, the use
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does not appear to hinder the use of the surrounding commercial area or alter
the intended character of the surrounding neighborhood due to its function or
location on the property. Staff notes that with the loading spaces as proposed,
the City's Operations Division of Public Works would not provide snow removal
service for the loading area as it is not configured in manner that snow plows can
easily clear. The property owner would need to ensure their utility for loading
and unloading.
Therefore, it can be concluded that the use meets General Standard (ii) for
a Special Use Permit.
(iii) Not be hazardous or disturbing to existing or future uses in the same
general vicinity.
Findings of Fact: The area is a mix of retail, office and other commercial service
uses to the north and east. The area to the west and south is residential. The
proposed stacked parking provided in the private parking lot will not be conflicting
in use with the existing tenants of the building and will be required to be attended
to during hours of operation as required by the code to ensure the spaces are
viable for use by guests of the hotel and do not affect surrounding. The design of
the parking lots does not affect the typical landscape screening standards related
to surface parking lots along the south and west frontage of the site.
The loading spaces are inset from the current curb line and are set back to traffic
engineering minimum standards from the radius of the Lincoln Way intersection.
The loading area is meant to serve a 20 room hotel which on a typical day and
even in peak hours would have minimal trips into and out of the site compared to
the overall use of the site and existing traffic levels on the adjacent streets.
Parking of guest vehicles by the valet is not permitted on the public streets
adjoining the site. A recommended condition states such a use is prohibited as
part of the special use permit.
Conclusions: The operation of a stacked parking/valet use would not be
disturbing or hazardous to existing and future uses in the area because of the
design and layout of the stacked spaces and the loading area. It can be
concluded that the use meets General Standard (iii) for a Special Use
Permit.
(iv) Be served adequately by essential public facilities and services such as
highways, streets, police, fire protection, drainage structures, refuse
disposal, water and sewage facilities, and/or schools.
Findings of Fact: The site is directly served by an arterial street (Lincoln Way). All
City services are available to the site from Lincoln Way. The design of the
loading spaces has inset them into right of way to minimize potential conflict with
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the traveling public. The use of stacked parking on the private parking lot will not
interfere with fire protection or other services for the building.
Staff has recommended a condition that notes the developer is responsible for
ensuring the loading area is available for its intended use as it is not a priority of
the City to complete snow removal for such areas.
Conclusions: All public facilities are available to serve the site. It can be
concluded that the use meets General Standard (iv) for a Special Use
Permit.
(v) Not create excessive additional requirements at public cost for public
facilities or services.
Findings of Fact: The proposed stacked parking/valet use will not require
additional infrastructure in the future. Neither is additional fire or police resources
anticipated to serve this use. Any additional traffic would be moderate in relation
to the total daily traffic flow along Lincoln Way and S. Hyland. The requirement
to provide an attendant for such use will alleviate the concern over any parking or
traffic issues on Hyland Avenue.
Staff has recommended a condition that notes the developer is responsible for
ensuring the loading area is available for its intended use as it is not a priority of
the City to complete snow removal for such areas.
Conclusions: This use will not create additional requirements at public cost. It
can be concluded that the use meets General Standard (v) for a Special Use
Permit.
(vi) Not involve uses, activities, processes, materials, and equipment or
conditions of operation that will be detrimental to any person, property, or
general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare, or odors.
Findings of Fact: The stacked parking/valet use will not produce any excessive
smoke, fumes, glare, or odors. The proposed hotel use which the parking is
required for is small in size with only 20 rooms and therefore traffic from valet
should be limited in size and should be manageable by the use of the required
on-site attendant.
Conclusions: The proposed attacked parking/valet use will not produce excessive
smoke, fumes, glare or odors and will operate under the control of on-site
management. It can be concluded that the use meets General Standard (vi)
for a Special Use Permit.
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(vii) Be consistent with the intent and purpose of the Zone in which it is
proposed to locate such use.
Findings of Fact: The proposed hotel is an allowed use in the Campustown
Commercial zoning district and required parking based on the size and function
of the use is being provided on the site. The zone intends for a wide range of
commercial uses.
Conclusions: The Zoning Ordinance requires that all development include all
required parking on site so as to not rely on generally available public street
parking that could unduly impair the use or enjoyment of adjoining properties.
Stacked parking is discretionarily permitted through the Zoning Board of
Adjustment to ensure the spaces are viable for use and meet the minimum
requirements and standards of the City because of the inconvenience of not
having direct access. The stacked spaces themselves are located on the
developer's site as intended by the Ordinance. Additionally, through the Zoning
Ordinance, the City has set out that this type of stacked parking/valet use is
consistent with the intent and purpose of the Campustown Commercial zoning
district upon a specific review the layout and operations can be found to be meet
the purpose and intent of allowing for this use are compatible with the
commercial surroundings. It can be concluded that the use meets General
Standard (vii) for a Special Use Permit.
Commercial Zone Standards.
(i) Be compatible with the potential commercial development and use of
property planned to occur in the area.
Findings of Fact: The proposed hotel is a use which is allowed under the list of
expected uses in the Campustown commercial zone. Property usage in the area
is a mix of varying intensities.
Conclusions: The proposed use is not incompatible with the planned use of
commercial densities proposed in the general area. While there is some concern
over the impact traffic for the project could have abutting the residential district to
the east, it is anticipated that with the small size of the hotel and the required on-
site management of the valet use, the use can be found to be compatible. It can
be concluded that the use meets Commercial Zone Standard (i) for a
Special Use Permit.
(ii) Represent the sufficiently desirable need for the entire community that the
loss of commercial land is justifiable in relation to the benefit.
Findings of Fact: The development project does include commercial uses and
the requested stacked parking will be an accessory use to the proposed hotel
use proposed on the property.
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Conclusions: The proposed development does not result in the loss of
commercial land as the property will continue to be used for commercial uses. It
can be concluded that the use meets Commercial Zone Standard (vi) for a
Special Use Permit.
(iii) Be consistent with all other applicable standards in the zone.
Findings of Fact: The proposed use and design of the valet and stacked parking
spaces complies with Campustown commercial zoning district regulations
including setbacks, site design requirements, use regulations and flood plain
laws. The developer has requested a related exception to permit a reduction in
parking space depth, but in the event the exception is not approved the
developer can provide for the minimum stall depth of the required parking
spaces.
Conclusions: It can be concluded that the use meets Commercial Zone
Standard (viii) for a Special Use Permit.
PUBLIC COMMENTS:
The proposed special use permit is one many entitlements the developer has pursued
over the past three months. Some members of the neighborhood and property owners
adjacent to the site have expressed concerns about intensity of use of the site and its
relationship to the neighborhood to the west.
For this special use permit application, notification was made to all owners of property
within 200 feet. A notice of public hearing was placed on the property and published in
the newspaper. As of this writing, no comments have been received regarding the
special use permit.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve this request for a Special Use Permit
to allow for Valet Parking for a Hotel Use as part of a new mixed use development
located at 2700, 2702, 2718, 2728 Lincoln Way, 112 and 114 S. Hyland Avenue,
and 115 S. Sheldon Avenue with conditions:
a. The property owner is responsible for ensuring the Hyland loading spaces are
maintained for use of loading and unloading, and not as parking for their guest or
residents. Additionally, the property owner is responsible for snow removal of the
loading spaces to ensure the spaces are continuously available for loading and
unloading.
b. The valet service is prohibited from parking of hotel guest vehicles on public
streets.
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c. Prior to final occupancy of the hotel, a covenant shall be recorded that per the
requirements of the Ames Municipal Code requires the presence of a valet for the
use of stacked parking spaces as required parking spaces.
2. The Zoning Board of Adjustment can deny this request for a Special Use Permit to
allow for Valet Parking for a Hotel Use as part of a new mixed use development by
finding that the project does not meet the criteria of Section 29.1503(4).
3. The Zoning Board of Adjustment can refer this request back to the applicant or to
City staff for additional information.
RECOMMENDED ACTION:
Staff concludes that the proposed valet parking is consistent with the general and
specific commercial standards required for granting a Special Use Permit. Staff notes
that the three on-street loading spaces are a principal element of the project and must
exist and be maintained for the use of the site with stacked parking and to conform to
the Special Use Permit. The proposed condition addresses maintenance issues with the
proposed configuration and to ensure the spaces exist for their intended use.
Therefore, based upon the Findings of Fact and Conclusions above, it is the
recommendation of the Department of Planning and Housing that the Zoning
Board of Adjustment act in accordance with Alternative #1.
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Attachment A
Location Map
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Attachment B
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