HomeMy WebLinkAboutA001 - Commission Action Form dated April 19, 2017 ITEM # 6
DATE: 04-19-17
COMMISSION ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT TO AMEND THE BUILDING HEIGHT AND
ROOF DESIGN FOR MINI-STORAGE WAREHOUSE FACILITIES
BACKGROUND:
The City has extensive design requirements for mini-storage warehouse facilities within
the Highway Oriented Commercial (HOC) zoning district. The standards include review
by the Zoning Board of Adjustment for a Special Use Permit and design requirements
for building orientation, size, height, roof style, and site landscaping (Attachment 1). At
the request of U-Haul, City Council referred to staff a letter requesting a text
amendment to revise the building height and roof design requirements to facilitate
construction of a 3-story internally accessed mini-storage warehouse facility within the
HOC zoning district (Attachment 2). The applicant explains that the text amendment will
allow them to design the building in such a way as to be compatible with the
surrounding architectural style of other commercial buildings along South Duff Avenue.
The proposed text amendment would apply to all HOC zoned properties within the City.
The property owner seeks relief from the maximum 20-foot building height and minimum
6:12 roof pitch to allow for an interior access self-storage facility for the property at 710
and 722 S. Duff Avenue. The request is to revise Section 29.1308(1)(c) and (d) to
increase the maximum building height to 40 feet and revise the roof design
requirements to reduce a pitched roof to a minimum 3:12 roof pitch and to permit flat
roofs with parapets. As proposed by the applicant, the text amendment would apply for
all HOC zoned mini-storage facilities, not just internally accessed storage facilities as
referred by City Council.
HOC zoned properties are located along major thoroughfares throughout Ames.
Examples of locations include properties fronting on South Duff Avenue, South 16th
Street, and Lincoln Way in the downtown area and west Ames. There are also some
small areas of HOC land off University Avenue, Airport Road and Dayton Avenue. HOC
zoning is the most common commercial zone in the city as it provides for most of the
retail, restaurant and small office areas in the city.
Standards were developed in 2004 to allow for mini-storage warehouse facilities within
the HOC zone when approved by Special Use Permit by the Zoning Board of
Adjustment (See Attachment 1, existing code standards from Section 29.1308). At that
time, mini-storage uses were a permitted use by-right only within General Industrial
zoning. The 2004 requirements relied upon the Special Use Permit process and design
standards to mitigate the industrial nature of the storage use. The Special Use Permit
requirement was instituted to address the appropriate location of such a use and
preserve scarce commercial land that may be viable for traditional commercial uses.
The design standards were created to ensure compatibility and to screen the industrial
aesthetic traits of the warehouse facility with surrounding commercial areas as well as
with surrounding residential areas.
1
The overall goal of the standards in 2004 was to allow for limited opportunities for the
storage use while limiting their size to ensure that buildings are not too expansive and
that a pitched roof with multiple planes de-emphasizes the "box" look of mini-storage
warehouse facilities. Limiting the height of the structure to 20 feet was to ensure that
storage facilities did not exceed the scale of a typical one-story development in HOC
areas and to also discourage the use of commercial property for larger scale activities
that belong in industrial zoned areas. However, internally accessed facilities were
exempted from the 60 linear foot building size limitation that applied to externally
accessed units.
Proposed Amendments
The current standards are well written to meet the goals from 2004 by creating limited
opportunities for storage facilities and having strong and clear design requirements
geared towards one-story externally accessed facilities. Any changes that are made
should not be perceived to encourage or incent self-storage uses within HOC areas
rather than General Industrial areas.
The applicant's proposed changes create a 40-foot height limit and allowances for low
pitch or flat roofs to help achieve the maximum heights. The applicant proposal creates
a buildable envelope for a 3 to 4-story building to assist in their development of an
internally accessed climate control facility. With the current 20-foot height limit and
pitched roof requirement, they would only be able to achieve a two-story facility. By
changing the height limit to 40 feet and to allow lower pitched roofs it would be
incumbent upon the Zoning Board of Adjustment to consider compatibility of a larger
structure as part of the Special Use Permit process. The proposed changes would apply
to all types of storage facilities within the HOC zone. All of the other requirements for
fencing, landscaping, etc. would still apply.
Staff believes it would be better to word the proposed text amendment to state
three stories rather than 40 feet and to clarify that the lower roof pitch standard
would only apply to internally accessed facilities. If these changes are
recommended by the Commission, staff would then reorganize the standards to
clarify differences between internal and externally accessed units and apply the
other site improvement and fencing requirements appropriately. Both types
would still be subject to a Special Use Permit.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council
approve a text amendment for interior access mini-storage facilities to be limited to a
maximum of three stories and that such buildings may have a flat roof.
2. The Planning and Zoning Commission can recommend that the City Council
approve the 40-foot height limit and 3:12 pitch or flat roof standard for all types of
facilities.
2
3. The Planning and Zoning Commission can recommend that the City Council deny
the proposed text amendment.
4. The Planning and Zoning Commission can refer this issue back to staff for further
information.
RECOMMENDED ACTION:
This amendment, although proposed in response to one particular property, would apply
to any mini-storage warehouse facility in an HOC zone throughout the City. While staff
would support a revision to the text for internally accessed mini-storage facilities in the
HOC zone, the regulations for all other facilities should remain as existing as they are
appropriate to other types facilities and locations within the City. Staff is also concerned
that the changes do not appear to create an incentive for this type of use on many HOC
sites as the mini-storage use should only occur when other retail commercial uses are
not viable.
Therefore, staff would propose that an exception to the roof design (29.1308(1)(c)) and
an exception to the maximum building height (29.1308(1)(d)) be drafted for only
internally accessed mini-storage facilities in the HOC zone to allow for a three-story
height maximum and to allow for flat roofs to be permitted. This would allow the
regulations for traditional exterior access facilities to remain in tact, but give flexibility in
the regulations for interior accessed facilities in a commercial zoned area. Staff also
supports reorganizing the standards to clarify that the internally accessed facilities
requirements are separate from external units. The Planning and Housing Director
recommends Alternative 1 for any revisions to the mini-storage warehouse
standards.
3
Attachment 1: Existing Section 29.1308:Mini-Storage Warehouse Facilities
Sec.29.1308. 1+A l l l7`MSS.
Aini-storage warehouse facilities arc self storage,spaces designed.and used for.the purpose of renting or
leasing individual storage space to tenants who have access to such space,for the purpose of storing and removing
personal properties. 'Mini-storage w-arehouse.facilities are permitted in the "rencral.Lidustrial;(GI).Zone only,except
that such facilities may be located in the Highway Oriented Commercial District(HOC)by virtue of a Special Use
Permit authorized by the Zoning Board of Adjustment. A Special UsePennit.f'or a mini-storage warehouse facility
shall be subject to the Zone,Development Standards of the HOC Zone and also be subject to the following additional
regulations:
(1) M—chitectural Standards.
(ait Architectumk'fheme.
(i) Facilities placed in. or near a shopping, center or other retail uses shall be
designed to be consistent with the dominant theme or design of surrounding buildings.
(i0 Building surface colors shall be restricted to muted earth tunes.
(iii) All buildings,incl tdvig storage units shall be surfaced in high duality.materials
such as stone,split ftict;block-,or brick. Smooth-faced concrete block-,painted masonry,tilt-up concrete;panels and
prefabricated metal panels are prohibited.
(b) General Araluteciural T.tequircment_s,
(i) l3tuldinig,shall iihclude design elements such as columns,ribs or pilasters,piers,
quoins,and fenestration patterns to prevent a utilitarian,industrial,warehouse-like appearance.
(ii) Unit doors shall be screened or sited so ihev are not visible from the street.
Storage unit doors must not face the street.
(iii) Unit doors shall be integrated.into the overall design theme of the site through
color and texture.
(iv) 3uikdings.greater than farty feet(4(Y')long,must include a:change in wall plane;
recess,or reveal every,twenty feet('20').
(v) ilvlaximnm building length on the site perimeter is sixty feet(60'),except where.
the buildings are adjacent to an industrial landuse or,mnc:an&n.r Airport Clear Zone.
(vi) Interior climate controlled mini-storage facilities are mini-warehouse buildings
where:storage is primarily accessed from the interior.of the budding. Interior climate.controlled.mini=storage
facilities may exceed the sixty feet.(W)maximum building length at the perimeter. F"+,xterior garages ancl;or bays
ivav be located.on interior climate.controlled mini-storage facilities,but shall not be located on the.building:that is
adjacent to and/or°facing the site perimeter.
("Ord No,3811,11-23-04)
(c) RooMesign.
(i) 13uildinign shall include a roof pitch greater than or equal to 6:12, with roofs
incorporating a high quality surface such as architectunil shingles, standing,.seam metal or tile. Flat roofs are
prohibited.
(ii) Roofs shall include four (4) or more. Blanes, and bave overhanging eaves
extending.at least one and one-halffcct(l.a')past the building wall.
(d) Ifeight. i�lo building shall exceed twenty feet(20')in height.
(e) Building Placement, Screening and building location shall be such.that overhead doors
are not visible from off the site.
(2) Landscapiog and Screening. Visual separation is desirable between nnni-storage. warehouse
fncilities and adjacent land uses or:development Landscaping shall provide;a physical aoct.visual separation.
(a) High shrubs shall be spaced at:a maximum distance of six(6)feet on center to form a
screen six(b')feet high,
(() One Landscape 'free is required per fifty (50) lineal feet of landscaped area or as
appropriate to provide a,tree canopy over the landscaped area.
(6) Ground cover plants shall fully cover the remainder of the landscapedI area.
(d) River rock or similar non-organic materials shall not be substituted for the landscaping
area or used in combination with the minimum landscaping requirements in the-none,or this section.
(3) Fencing. Fencing is required for additional scruning and.as a security measure. Fencing shall
compyy with Section29.408(2),and comply with the hollowing:
(i) Fencing shall provide a five(5)Riot minimum setback from the property fine.
(b) rencing shall be wrought iron or similar material with brick or stone coltauns spiced at a
maximum of fifty(50)feet on center. Landscaping,,is required in Section'29-1303(2)(a),,shall be provided on the
exterior side of the fence facing adjacent land uses. Fences containing barbed wire, electric charges, or sharp
materials are-prohibited.
(c) 1k"here a setback abuts a residential zone. a six (6) foot masoihry wall is required,
T„andscaping,<is required in Section 29.1.303(2)(a),.shall be provided on the exterior side of the fence facing adjacent..
lank uses. Masonry walls must be designed and cowtructed to facilitate maintenance and not to modify natural
dr,inaga:insuch.a way as to endanger adjaccxrt property.
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(4) Building Access:
(a) Doors,providing access to individual storage units shall not be permitted on the front yard
side of the building,nor on any side abutting a public street or a residential district
(b) Storage units and drive aisles shall be sited so a truck or car parked at a unit cannot trap
another vehicle and prevent it from leaving the facility.
(c) Vehicular aisles providing access to storage units on both sides of the aisles, whether
interior or exterior,.shall not be less than twenty(20)feet wide.
(d) Aisles providing access to storage units on only.one side of the aisle shall not be less than
twenty(20)feet wide provided that there is:more than one aisle available for circulation around a building.
(e) Loading docks shall not be permitted as part of the storage building.
(5) signage.
(a) The only types of signs permitted are wall signs and monument signs,and shall adhere to
the following:
(i) Wall-mounted Signs.
A. Only one wall-mounted sign is permitted along a street frontage.
B. The number of wall-mounted signs shall not exceed two(2)signs per
facility.
(ii) Monument Signs.
A. Only one monument sign is permitted along a street frontage per
facility.
B. The number of monument signs shall not exceed two(2).
C. The base of a.monument sign shall be landscaped with ground cover
plants at a minimum of three (3) feet from the base. 'River rock or similar non-organic materials shall not be
substituted for the landscaping area or used in combination with ground cover plants.
(b) Signage Size Restrictions.
(i) A wall sign is a sign,that is displayed by being,affixed to the outside of an
exterior wall of a building. Wall signs shall be affixed'to only those walls that face a street. A wall sign shall be no
larger than thirty-two(32)square.feet
(ii) Monument signs shall be no larger than sixty-four (64) square feet; excluding
the base.
(c) Signage.Height Restrictions. 'The.maximum permissible height for a monument sign is
eight(8)feet,including the sign base,that is,the tope of'a monument sign,shall be no more than eight feet above the
grade of the site on which it is erected.
(d) Signage Lighting Restrictions:
(i) The face of an illuminated sign shall have a dark background.
GO The 'lighting :of both wall signs and monument. signs shall be projected
downward.
(iii) Signs that flashlight in any manner are prohibited.
(iv) Internally lighted signs and computerized/digital scrolling signs are prohibited.
(6) Lighting. Lighting shall be in accordance with Section 29.411,and with the following,conditions:
(a) Night lighting and security lighting shall be sensitively designed to ensure no off-site
glare is directed to neighboring parcels and'that the overall intensity of the site lighting is not in violation of the
standards for Section 29.411 or unreasonably intrusive on the use of adjoining-property. All lights shall be shielded,
to directlight onto the site and away from adjacent property.
(b) Building mounted sconces shall be used instead of freestanding light poles wherever
possible.
(c) When a mini-storage facility is adjacent.to a residential zone, pole mounted lights shall
be turned off between.9:00 PM and'6:00 AM.
O Parking. .Parking.shall be situated in conjunction with an office or management structure,for use
by staff,service or.delivery.personnel,or prospective tenants.
(a) For developments less than or equal to two hundred(200) storage units, a minimum of
five(5).off-street-parking spaces shall be provided.
(b) . For developments greater than two.hundred,(200)storage units,five(5)off-street parking
spaces shall be provided on the property for the first two hundred(200)units, and one,additional parking space is
required for every one hundred(100)storage:units thereafter.
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(c) gxcept for purposes of loading and unloading, there shall be no larking or storage of
tru&; ,trailers,ant moving vans
(9) Probibitc4 Uses.
} 't'lie following uses and aetiv hies shall be prohibited:
(i) Any business actitrity .ether than the rental of storage units, including
miscellaneous or garage sloes and``transfdr-storage enterprises,Jhat.,utilize vehicles as part:.of said business is
prohibited.
(i) scr6c ng or mpa.ir Of motor vehicles lion, trailers, laummowers, or similar
ecEuipnte:nt is prohibited.
(iii) Outdoor storage:.of boats, vehicles, or'e€lter neat risk is probibited. .All items
stored onthe propatty,shall be locatedA ithi'n buildings:
(iv.) Storage of hazardous toxic,or volatile substances is prohibited.
(v) Re, et7tirzl uses„ other than one(1) unit fora 244=taciEit� ct�retaker not to
exceed 1,200 square feet.
f 7
Attachment 2: Applicant Request
Sections 29.1308(1)(c) and29.1308(1)(d)
;(ii) Unit doors shall be integrated into theoverall design theme of the
site through color and texture.
(iv) Buildings greater than fort (40')_long must include a change in
wall plane, recess, or reveal every twentyfeet(20'.
(v) Maximum building length on the site perimeter is sixtyfeet(60'),
except where the buildings are adjacent to an industrial land use or zone and/or Airport
Clear Zone.
(Vl) interior climate controlled mini-storage facilities are mini warehouse
buildings where-storage is primarily accessed from.the interior of the building. Interior
climate controlled mini-storage facilities may exceed the.sixtyfeet(60') maximum
building length at the perimeter.. Exterior garages andlor bays may he located on
interior climate controlled mini-storage facilities, butshall not be located on the building
that is adjacent to .and/or facing the site perimeter.
(c) Roof Design
Yil Rr'iilriingc eh II ie rlrirla a roof nitr h nro�tor thin nr 09 Al to 6;1 2
1nit� rnnfc inrnrnnr ti nrr - high nil=+litYci irf'a ro miah As Arr4iitoctt ir-+I chiRgie ct+nrlin g-
e m Met-al or tiles Pat roofs, aire nrohihite-
--- () Buildings shall include a roof pitch greater or equal to 3:12,with roof
incorporating a high-quality surface such as architectural shingles or
tile.
(.H)I uilt:-up roof and/or metal standing seam roof pinch.3/8" per foot
(min.)
(iii)Parapets are permitted.
(+i)(iv).Roofs shall include four(4) or more planes, and have,overhanging
eaves extending at.least one and one-half feet(1.5') past the building wall.
(d) Height fVn huildina shall exceed rwe-AtYfaet.(2,09 in height
(d)Height. No building shall exceed fol-ty(40� in height or the vertical distance
of a structure measured from the average elevation of the finished grade lying
'fifteen feet from the structure to:"the higriest point of the roof or- parapet,for
flat roofs; or, the mid-point between the eaves and the ridge, for sloped roofs.
(e) Building Placement. Screening and building location shall be such that
overhead d.00rs.are not visible from off the'site,
8
�HAUL.
. _ P
Zoning Ordinance
Text Amendment Narrative
for
U-Haul of Ames
710 and 722 S. Duff Avenue
Ames, IA 50010
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Date: 4-10-2017
Project No: 793028
PURPOSE:
AMERCO Real Estate Company is applying for a Zoning Text Amendment from City of Ames
(City).The text amendment approval will allow AMERCO the ability to construct a new
interior access self-storage center.The parcels are located at 710 and 722 S. Duff Avenue.
As noted on the map below, Lot 1 is identified as parcel# 09-11-400-070 and Parcel 1 is
identified as part of#09-11-400-100.
EXISTING CONDITIONS:
The subject property consists of two contiguous parcels. Lot 1 currently houses an existing
unoccupied structure and is improved with a gravel covered area (0.97 acre). Parcel 1 is
agricultural land with crops and a wooded area adjacent to Squaw Creek(3.34 acres).The
overall site area is approximately 4.31 acres.
The site is bounded by South East 5th Street and Walmart to the north, Squaw Creek to the
south, vacant land and parking area to the east, and South Duff Avenue to the west.
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EXISTING LAND USE/ZONING:
The Contract Rezoning Agreement between AMERCO Real Estate Company and the City of
Ames was approved on August 8, 2016. Per the agreement, the proposed project is in the
Highway-Oriented Commercial Zoning(HOC) District and is a permitted use.
Per the zoning map the following districts surround the subject property.
North: Highway-Oriented Commercial Zone (HOC)
South:Agricultural Zone (A) and Squaw Creek
East: Agricultural Zone (A)
West: Highway-Oriented Commercial Zone (HOC) and Agricultural Zone (A)
The land use is appropriate because the site is surrounded by established commercial and
industrial commerce;therefore,the proposed development provides a contextually
appropriate use as it relates to the existing environment.
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In addition, both properties lie within the Floodway Fringe as determined by the Flood
Insurance Study of February 20, 2008.All new designs will meet the design.criteria of
Chapter 9, Flood Plain Zoning Regulations, of the Ames Municipal Code.
Since the rezoning approval is complete,the next step is the zoning text amendment as
outlined in the following narrative.
2
DESCRIPTION OF PROPOSAL:
As illustrated in the Preliminary Site Plan below, AMERCO Real Estate Company is proposing
to build a new interior access climate controlled self-storage building. On February 28,
2017, Ames City Council approved U-Haul's request to seek a zoning text amendment. As
recommended by City staff, this application is being submitted for review of the specific
language to be amended for the proposed development.
The City of Ames Municipal Code specifically states that"no building shall exceed twenty feet
(20') in height and must have a pitched roof." U-Haul is proposing a three-story or forty
foot (40'-0") tall structure. The proposed zoning text amendment outlined below will
permit our design to exceed twenty-feet with an architectural style compatible to the
existing surrounding buildings.
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—' PER FLOOR 23,956 SQ FT
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3
Currently, there are no commercial buildings with pitched roofs that are less that twenty
feet tall in the surrounding area. Consequently,the proposed building scale will be
contextually appropriate as it relates to the existing commercial environment. With the
existing Walmart, Texas Roadhouse, and Car Wash in the vicinity, this height ratio is
suitable. For the proposed building to be architecturally compatible with the existing character
of the area, we ask that the code be amended as noted below.
PROPOSED ZONING TEXT AMENDMENT
The following report outlines zoning text amendments in blue text and existing zoning in
normal text for City of Ames Municipal Code,Adopted September 13, 2016.
Article 13 -Additional Requirements for Specific Uses
Sec. 29.1308. MINI-STORAGE WAREHOUSE FACILITIES.
Mini-storage warehouse facilities are self-storage spaces designed for the
purpose of renting and leasing individual storage space to tenants who have access to
such space for the purpose of storing and removing personal properties. Mini-storage
warehouse facilities are permitted in the General Industrial (GI) Zone only, except that
such facilities may be located in the Highway Oriented Commercial District (HOC) by
virtue of a Special Use Permit authorized by the Zoning Board of Adjustment. A Special
Use Permit for mini-storage warehouse facility shall be subject to the Zone Development
Standards of the HOC zone and also be subject to the following additional regulations:
(1) Architectural Standard.
(a) Architectural Theme
(i) Facilities placed in or near a shopping center or other retail uses
shall be designed to be consistent with the dominant theme or design of surrounding
buildings.
(ii) Building surface colors shall be restricted to muted earth tones.
(iii) All buildings, including storage units shall be surfaced in high quality
materials such as stone, split face block, or brick. Smooth-faced concrete block, painted
masonry, tilt-up concrete panels, and prefabricated metal panels are prohibited.
(b) General Architectural Requirements.
(i) Buildings shall include design elements such as columns, ribs or
pilasters, piers, quoins, and fenestration patterns to prevent a utilitarian, industrial,
warehouse-like appearance.
(ii) Unit doors shall be screened or sited so they are not visible from the
street. Storage unit doors must not face the street.
4
(iii) Unit doors shall be integrated into the overall design theme of the
site through color and texture.
(iv) Buildings greater than forty feet (40') long must include a change in
wall plane, recess, or reveal every twenty feet(20').
(v) Maximum building length on the site perimeter is sixty feet (60'),
except where the buildings are adjacent to an industrial land use or zone and/or Airport
Clear Zone.
(vi) Interior climate controlled mini-storage facilities are mini warehouse
buildings where storage is primarily accessed from the interior of the building. Interior
climate controlled mini-storage facilities may exceed the sixty feet(60') maximum
building length at the perimeter. Exterior garages and/or bays may be located on
interior climate controlled mini-storage facilities, but shall not be located on the building
that is adjacent to and /or facing the site perimeter.
(c) Roof Design
,
I.A.1it-h rQQfS ORCOFIDG-ratiRg a high-quality surface Such @s architerti iral-shingles, standiRg
seam metal or the GIB+ rnnfc are prehihitecl
(i) Buildings shall include a roof pitch greater or equal to 3:12, with roof
incorporating a high-quality surface such as architectural shingles or
tile.
(ii)Built-up roof and/or metal standing seam roof pitch 3/8" per foot
(min.)
(iii)Parapets are permitted.
4i=i4(iv) Roofs shall include four (4) or more planes, and have overhanging
eaves extending at least one and one-half feet(1.5') past the building wall.
(d) Height- e buildings l!
(d) Height. No building shall exceed forty (40') in height or the vertical distance
of a structure measured from the average elevation of the finished grade lying
fifteen feet from the structure to: the highest point of the roof or parapet, for
flat roofs; or, the mid-point between the eaves and the ridge, for sloped roofs.
(e) Building Placement. Screening and building location shall be such that
overhead doors are not visible from off the site.
5
I
I
(2) Landscaping and Screening.
Visual separation is desirable between mini-storage
warehouse facilities and adjacent land uses or development. Landscaping shall provide
a physical and visual separation.
(a) High shrubs shall be spaced at a maximum distance of six(6)feet on
center to form a screen six (6)feet high.
(b) One Landscape Tree is required per fifty(50) lineal feet of landscaped area
or as appropriate to provide a tree canopy over the landscaped area.
(c) Ground cover plants shall fully cover the remainder of the landscaped
area.
(d) River rock or similar non-organic materials shall not be substituted for the
landscaping area or used in combination with the minimum landscaping requirements in
the zone or this section.
(3) Fencing.
Fencing is required for additional screening and as a security measure.
Fencing shall comply with Section 29.408 (2), and comply with the following:
(a) Fencing shall provide a five (5)foot minimum setback from the property
line.
(b) Fencing shall be wrought iron or similar material with brick or stone
columns spaced at a maximum of fifty (50)feet on center. Landscaping, as required in
Section 29.1308 (2)(a), shall be provided on the exterior of the fence facing adjacent land
uses. Fences containing barbed wire, electric charges, or sharp materials are prohibited.
(c) Where a setback abuts a residential zone, a six(6)foot masonry wall is
required. Landscaping, as required in Section 29.1308 (2)(a), shall be provided on the
exterior side of the fence facing adjacent land uses. Masonry walls must be designed
and constructed to facilitate maintenance and not to modify natural drainage in a way as
to endanger adjacent property.
(4) Building Access.
(a) Doors providing access to individual storage units shall not be permitted
on the front yard side of the building, nor on any side abutting a public street or a
residential district.
(b) Storage units and drive aisles shall be sited so a track or car parked at a
unit cannot trap another vehicle and prevent it from leaving the facility.
(c) Vehicular aisles providing access to storage units on both sides of the
aisles, whether interior or exterior, shall not be less than twenty (20)feet wide.
(d) Aisles providing access to storage units on only one side of the aisle shall
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not be less than twenty(20)feet wide provided that there is more than one aisle
available for circulation around a building.
(e) Loading docks shall not be permitted as part of the storage building.
(5) Signage.
(a) The only types of signs permitted are wall signs and monument signs, and
shall adhere to the following:
(i) Wall-mounted Signs.
A. Only one wall-mounted sign is permitted
along a Street frontage.
B. The number of wall-mounted signs shall not exceed two (2)
signs per facility.
(ii) Monument Signs.
A. Only one monument sign is permitted along a street
frontage per facility.
B. The number of monument signs shall not exceed two (2).
C. The base of a monument sign shall be landscaped with
ground cover plants at a minimum of three (3)feet from the base. River rock or similar
non-organic materials shall not be substituted for landscaping area or used in
combination with ground cover plants.
(b) Signage Size Restrictions.
(i) A wall sign is a sign that is displayed by being affixed to the outside
of an exterior wall of a building. Wall signs shall be affixed to only those walls that face a
street. A wall sign shall be no larger than thirty-two (32) square feet.
(ii) Monument signs shall be no larger than sixty-four (64) square feet,
excluding the base.
(c) Signage Height Restrictions.
(i) The face of an illuminated sign shall have a dark background.
(ii) The lighting of both wall signs and monument signs shall be
projected downward.
(iii) Signs that flash light in any manner are prohibited.
(iv) Internally lighted signs and computerized/digital scrolling signs are
prohibited.
(6) Lighting.
Lighting shall be in accordance with Section 29.411, and with the
following conditions:
(a) Night lighting and security lighting shall be sensitively designed to ensure
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no off-site glare is directed to neighboring parcels and that the overall intensity of the
site lighting is not in violation of the standards for Section 29.411 or unreasonably
intrusive on the use of adjoining property. All lights shall be shielded to direct light onto
the site and away from adjacent property.
(b) Building mounted scones shall be used instead of freestanding light poles
wherever possible.
(c) When a mini-storage facility is adjacent to a residential zone, pole mounted
lights shall be turned off between 9:00 PM and 6:00 AM.
(7) Parking.
Parking shall be situated in conjunction with an office or management structure,
for use by staff, service or delivery personnel, or prospective tenants.
(a) For developments, less than or equal to two hundred (200) storage units, a
minimum of five (5) off-street parking spaces shall be provided.
(b) For developments, greater than two hundred (200) storage units, five (5)
off-street parking spaces shall be provided on the property for the first two hundred
(200) units, and one additional parking space is required for every one hundred (100)
storage units thereafter.
(c) Except for purposes of loading and unloading, there shall be no parking or
storage of trucks, trailers, and moving vans.
(8) Prohibited Uses.
(a) The following uses and activities shall be prohibited.
(i) Any business activity other than the rental of storage units,
including miscellaneous or garage sales and transfer-storage enterprises that utilize
vehicles as part of said business is prohibited.
(ii) Servicing or repair of motor vehicles, boats, trailers, lawnmowers, or
similar equipment is prohibited.
(iii) Outdoor storage of boats,vehicles, or other materials is prohibited.
All items stored on the property shall be located within the buildings.
(iv) Storage of hazardous, toxic, or volatile substances is prohibited.
(v) Residential uses, other than one (1) unit for a 24-hour facility
caretaker not to exceed 1,200 square feet.
(9) Changes.
Minor changes to the approved Site Development Plan may occur after staff of
the Department of Planning and Housing has determined that the proposed
changes are minor in nature, and revised plans have been provided to the
Department for the purposes of keeping the Site Development Plan current.
(a) Minor changes are defined as changes that:
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(i) Do not constitute a change in land use of the project; or layout and
design;
(ii) Do not increase the density or intensity of use, the number of
buildings, or change in number of storage units.
(iii) Do not change the overall landscape design;
(iv) Do not change the height or placement of buildings, or other major
features.
This concludes the proposed zoning text amendment portion of this report.
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CONFORMANCE WITH THE CITY OF AMES- Land Use Policy Plan
The following report outlines Comprehensive Plan responses in blue text and existing
Comprehensive Plan outlined in italicized text.
Chapter 2- Existing Land Use
• Highway-Oriented Commercial.Scale commercial uses that are associated with strip
development along major thoroughfares. Floor area ratios are between 0.25 and 0.50 depending
on locations.
Future Land Use
• Urban Core Policy Options:As illustrated in the map Legend
below, Urban Core consists of the existing Downtown and the . -'-: Government Land
(The government land overlay pmvails Overt'fe
mostly single-family residential areas adjacent to Downtown. nderlfinglandused°signa ncD long asthe
property is avarx d by government agency)
These areas approximate the boundaries of Ames, exclusive of Land use Poricy Plan Designations
the ISU-campus, as of 1930. These boundaries are loosely Residential
Lart:�ensihy Residential
defined as 141h Street on the north, Municipal Cemetery on the One-&Two-Fami3*yMediumI)ansityResidental
east, 4`h Street on the south and Squaw Creek on the west. Medium-DensityResdential
Hght Density Re=_ndental
w t v d Sa h L Suburban
u;>-Ar aeMixed Use Cistrict
Xl, Cv Commercial
ti r a a a �I Hign*uy-Onen:ed Commercial
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Regonatcomma-rctat
Commun, Commercial Node
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See 0/CN Node restrictions in Resolution Or,196
apt- 1 }y y
IRduStn31
ma' s GenealIndustrial
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i s 4sor "^ it rid a 2si�a%°3 iem 4
Other Designations
1�a csv w Cove nmenuAirport
niveis lia,o
€ ,r L r U tydAtt'
LINCaCN U�IAY i Medical
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Parks and Open Space
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Fusure mark Zone
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w Unique Development Area Classifications
y p rl N N Urban Core Land
C ISfiIafTFj3T 1, - m ra❑Unraeriy-impac Fd Land
��, - 3�' '. ,...� - , ` •`�""�•""""�""�i 0 a N New Lands-Al Otter
N 0 0 New Term Lands
-$ .. ra o m New Leads-Existing Residential
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� 1 Ames City Boundary[ Ames Urban Fringe
Urban Core Land Area Map (Refer to Ames Urban FnRge Plan Land Use
Framework Map for land use designations.)
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Future Land Use Map
.- I Y Unique Development Area Classifications
q 5z�Z�1£ ' ■■ ■, • 5 H Urban Core Land'
_... ...■. ■ M a Unrver,�fiwf-Impacted Land
New LandsAll Other
Near Tern Lands
New Lands-Ddisting Residential
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PROtOSED
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• Land Use and Development.Around the perimeter, land uses will continue to be high density
residential and highway-oriented commercial. Future development will likely occur in the
central portion of the sub-area. This will be largely multiple-unit residential area with some
degree of new commercial uses and some remaining single-unit detached homes.
Response: The proposed site is located east of South Duff Avenue, and north of Squaw
Creek within the southernmost area of the future Urban Core Land Use Area, around the
perimeter. Thus, the zoning text amendment is consistent with the Land Use and
Development Policy because the project is and will remain a Highway-oriented commercial
use. In addition, the portion of the property located in the floodway fringe will remain as a
natural green space.
The Urban Core Land Area contains a variety of land uses serving an assortment of needs for
the community. It is also one of the most mixed-use areas of the City of Ames. The
proposed project is already within an established and well-balanced commercial core and
will create a natural transition with the adjacent Walmart as well as the AMES Center other
surrounding businesses. U-Haul intends to honor the character and theme of the
neighborhood while providing essential storage solutions for the community; therefore,
enhancing the mixed-use character of the area.
This locality is also considered an attractive area in which to work and do business. U-Haul
promotes social and economic sustainability by bringing neighborhood dealers and centers
into the community. Neighborhood centers attract customers into the City who might
otherwise not visit the location. Our dealers are local area residents who understand the
goals and challenges of the community in which they live and work. They strive to provide
quality products and services to ensure their own success, and in turn, support neighboring
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commerce.Through expanding economies, the U-Haul business model allows local dealers
the ability to serve and support the community while improving their own chances of
survival. Consequently, the U-Haul financial model will improve the City's economic
development goals by offering a valuable service to the community, creating jobs, and
increasing tax revenue.
In conclusion, the proposed text amendment for an interior access self-service storage
facility is a suitable development for the Urban Core Land Use Area.
SUMMARY:
For more than seventy years, U-Haul has incorporated sustainable practices into its everyday
operations. Today we remain focused on reducing waste and are dedicated to manufacturing
reusable components and recyclable products. Our commitment to sustainability, through our
products, services, and design philosophy, has helped us to reduce our impact on the
environment. At U-Haul, we are committed to sustainable development through environmental
protection, social responsibility, and economic efficiency.
Every year U-Haul develops many properties across the United States and Canada—from
ground-up projects, existing building remodels and building additions. All projects utilize
sustainable building techniques;from site selection in high-growth areas, to using recyclable
building materials where possible. We have made much headway into introducing sustainable
building practices in the building and remodeling of our projects and more innovative design
techniques available for our site planning. The development of this highway-oriented commercial
site is a prime example.
In closing, we would like to request the approval of the Zoning Text amendment from the City of
Ames staff for the proposed interior access self-service storage facility. U-Haul is excited to
expand its services to the City of Ames. We look forward to receiving further building permit and
construction guidelines.
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