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HomeMy WebLinkAbout~Master - Variance - 2900 University Boulevard - WebfilingsCITY OF AMES, IOWA ZONING BOARD OF ADJUST IN THE MATTER OF THE APPLICATION OF WEBFILINGS FOR A VARIANCE, SECTION 29.902(3), AMES MUNICIPAL CODE, TO ALLOW PARKING BETWEEN THE BUILIDNG AND THE STREET ON THE PROPERTY LOCATED AT 2900 UNIVERSITY BOULEVARD CASE NO. 11-20 L [E DEC-82011 CITY CLERK CITY OF AMES, IOWA GEOCODE NO. 09-15-340-025 DECISION & ORDER FACTS WebFilings is a software company presently located in the Iowa State University Research Park. The Park was established in the 1980's and is zoned PI (Planned Industrial) under the zoning ordinance. The research park is located east of the intersection of University Boulevard and Airport Road, and is laid out so that the park lies both north and south of Airport Road. The north side of the park was developed first and when the south side developed, the typical layout of the buildings and. grounds was modeled after the pattern developed on the north. The buildings are single story with parking lots between the building and the local loop drives. However, along Airport Road, generous 50' setbacks have been established and these are attractively landscaped. In 2000, the City of Ames adopted a comprehensive new zoning ordinance which continued the classification of this area as PI, and continued the development standards that were in effect. That has created a consistent pattern of development as new buildings have been constructed. WebFilings has experienced such growth at its present location that it now finds that it has outgrown its space. It is planning to build a new facility in the southwest part of the park to house the projected workforce. Their space needs will require that they consolidate three lots that abut University Boulevard on the west and Airport Road on the north. The site plan for this new location has had to take into account the considerable topographical changes that exist on this site, which include a stream that bisects it, though they were ultimately able to fit the buildings, campus and parking lots onto the site. The project will be built in phases and Phase I as proposed will have a 60,000 square foot building and 245 parking spaces. Although the vast majority of the parking could be located away from the adjacent arterial streets, the handicapped parking is required to be placed as near as possible to the entrance, which faces north toward Airport Road. The development standards for this zone prohibit any parking between a building and a major thoroughfare, which would include both Airport and University, since they are arterial streets. The developer is asking for a variance to allow it to have a 17-stall parking area located between the northernmost building and the two arterial streets. The non -compliant parking is set back from the street a distance of 465 feet and will have head -in parking that faces the building, as well as landscape screening, so there will not be glare from headlights directed onto the major thoroughfares. Also, as this site builds out in subsequent phases, there is likely to be another building constructed in the vacant area between these parking stalls and the street, so the physical layout necessitating the variance may only be temporary. DECISION The Board considers the standards applicable to requests for variances from the provisions of the zoning ordinance. In this case, the evidence establishes that the denial of the requested variance will cause unnecessary hardship. The site planning for this land has been challenged by natural topography and features there, and by placement of the handicapped spaces that is directed by law, necessitating the location selected for these few parking stalls. Those stalls have been designed so that the hazard this code was meant to address is mitigated by the direction they face. The essential character of the area will be preserved by the generous open space that is left next to the two major thoroughfares. The situation is likely to become compliant with the current restriction when a subsequent phase of the facility is constructed nearer to Airport Road, and the current code restrictions are being recommended for change, so a variance would be in keeping with the spirit of the ordinance. In light of these facts and the findings of staff, which the Board adopts, granting of the requested variance is appropriate. WHEREFORE, IT IS ORDERED that the applicant is Granted a Variance to the Restriction against locating parking between a building and a major thoroughfare, Section 29.902(3) of the Ames Municipal Code, to allow installation of 17 parking stalls between a building and a major thoroughfare in a PI (Planned Industrial) zoning district on the property located at 2900 University Boulevard, with the condition that there is a 50-foot setback from streets for all parking areas. 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 91h day of November, 2011. 4 milt' B urto "cretary the Board ruce Calhoun Chair