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HomeMy WebLinkAbout~Master - Special Use Permit to Allow Stacked Parking on the Properties located at 2700, 2702, 2718, 2728 Lincoln Way, 112 & 114 S. Hyland, and 115 S. SheldonCITY OF AMES, IOWA NOV 9 2016 CITY CLERK CITY OF AMES, IOWA IN THE MATTER OF THE CASE NO. 16-13 APPLICATION OF RIVER CADDIS DEVELOPMENT FOR A SPECIAL USE GEOCODE NO. 09-09-102-030, 09-09- PERMIT, §29.1503, AMES MUNICIPAL 102-040, 09-09-102-020, 09-09-102-090, CODE, TO ALLOW STACKED PARKING 09-09-102-080, 09-09-102-070, 09-09- ON THE PROPERTIES LOCATED AT 102-050 2700, 2702, 2718, 2728 LINCOLN WAY AND 112 AND 114 S. HYLAND AVENUE DECISION & ORDER AND 115 S. SHELDON AVENUE. FACTS 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. Parking for the project is provided 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. 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. As 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. The site plan, project description, applicable law, and findings of fact and conclusions were reviewed in detail by Ms. Marren. She explained that City staff has reviewed the request and recommends that the Board approve the request for a Special Use Permit to allow for stacked/valet parking for a hotel use as part of a new mixed use development located at 2700, 2702, 2718, and 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 guests 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. 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. Chuck Winkleblack of Hunziker Development was sworn in and testified under oath. Mr. Winkleblack stated that most likely the site will not have 100 percent occupancy at a time, and he stated that valet will make the situation very workable. Mr. Winkleblack mentioned that City Council is working on passing a zoning ordinance for the site and he would be happy to answer any questions. DECISION The Board considers the facts as listed above, and the evidence and testimony in the record, and finds that the application meets the requirements of Ames Municipal Code Sections 29.1503(4)(a) and (c), and Section 29.406(8), and approves the Special Use Permit with the following 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 guests 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. 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. WHEREFORE, IT IS ORDERED that the applicant is GRANTED, section 29.1503(4) of the Ames Municipal Code, a Special Use Permit, with conditions, for stacked parking at the property located at 2700, 2702, 2718 & 2728 Lincoln Way, 112 & 114 S. Hyland Avenue, and 115 S. Sheldon Avenue in Ames, Iowa. Any person desiring to appeal this decision to a court of record may do so within 30 days after the filing of this decision. Done this 281h day of September, 2016. 7 1't4 ou P�dyS Heidi Petersen Matthew Koehler Secretary to the Board Acting Chair