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HomeMy WebLinkAbout~Master - Special Use Permit - 2811 Hyatt Circle - Randall Duncan (2)CITY OF AMES, IOWA ZONING BOARD OF ADJUSTMENT IN THE MATTER OF THE APPLICATION OF DUNCAN FOR MODIFICATION OF A SPECIAL USE PERMIT, SECTIONS 29.901(2) AND 29.1503, AMES MUNICIPAL CODE, TO ALLOW A RETAIL USE EXCEEDING 3000 SQUARE FEET IN AN INDUSTRIAL ZONE ON THE PROPERTY LOCATED AT 2811 HYATT CIRCLE CASE NO. 11-24 0 L IE F E B 2 7 2012 CITY CLERK CITY OF AMES, IOWA GEOCODE NO. 10-07-325-050 DECISION & ORDER FACTS The applicant is proposing to open and operate a kennel on a site in the recently expanded Ames Community Development Park. The zoning in this area is GI (General Industrial). The use is a permitted one for the zone, since this zoning district does generally provide for retail businesses to be located there. A Special Use permit is required to have a retail business of greater than 3000 square feet in this zone and the applicant came to the Board in August seeking this permit. It was granted (See Board's Decision and Order Case No. 11-18). Subsequently, the applicant revised the plans on which the original pen -nit had been based to the extent that the original permit was not consistent with the plans. The applicant is therefore bringing the permit back for resubmittal under the revised plans. Much of the original plan is the same, in that this will still be a kenneliboarding facility for household pets. The proposed facility will continue to be a one-story building, having approximately 7000 square feet of floor area. The exterior finishes have changed somewhat, in that it will now be finished on the outside with a combination of stone veneer on the front and lapped siding on the other walls. The main entry on the west side of the building has been reconfigured to better separate the animals as they go in and out of the facility. The windows and overhead door that leads to the outdoor play area have been resized for better energy efficiency. The interior of the building has been retained, and will have kennel spaces for 54 dogs and 10 cats, as well as a large indoor animal play area and other spaces devoted to the various functional needs of the occupants, like offices, grooming, storage, mechanical/utility, and food preparation areas. It will have high grade interior finishes and it will include sound proofing. The utility infrastructure is adequate to accommodate this use. The grounds of the business will have a 2500 square foot fenced outdoor play and exercise area, and animals will be allowed in that area only when accompanied by staff. Waste control both inside and outside the building will be aggressively managed so that odor is minimized. The facility will be staffed with six full and part time employees, and there will be ample parking available on site for them and for the customers' vehicles. The parking lot, building and grounds will be landscaped. This area is presently undeveloped but the facility is planned so that when neighbors do arrive, this business will not be a detriment to them. The applicant indicates that there is not another business in this area that provides the kinds of services he will offer, and he selected this site after analyzing the best location for the market he hopes to serve and with convenient access to the interstate. He was also trying to find a location that was in a less densely developed area, to avoid being potentially disturbing to neighboring businesses. Page 1 of 2 DECISION The Board considers the standards applicable to Special Use permits under the provisions of the zoning ordinance. A kennel is a permitted use in this zone, and the special use permit is sought only because of the size of this proposed facility. The evidence of the revised plans presented establishes that this facility will be consistent with the Land Use Policy Plan's objectives of making support services available throughout the community, as there is nothing meeting this need in the community at this time. The facility is meant to have a regional customer base and can be adequately served by the existing utilities, services and infrastructure. The applicant realizes that the conditions of operation which have the most potential to disturb neighbors are noise and odor, and in addition to the choice to locate in an area that less intensely developed, the applicant has incorporated specific operational measures designed to deal with those challenges. The visual elements have changed somewhat in this revised plan, but remain compliant with the standards for this permit. In light of the evidence and findings of fact, which the Board adopts, the Board determines that this permit can and should be granted. ORDER WHEREFORE, IT IS ORDERED that the applicant is Granted a Special Use Permit to the size restrictions on a retail use in an industrial zone, Sections 29.901(2) and 29.1503, Ames Municipal Code, to allow the retail use of a kennel having 7000 square feet, with the following stipulation: Outdoor pet areas shall be cleaned after each day of use, and as often as necessary to avoid any detectable odors beyond the premises, all for the property located at 2811 Hyatt Circle. 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 7th day of December, 2011. PUN N2 aw�ffil 'NI i the :•. • / � 6 - C, r. '/'t/- Bruce Calhoun Chair Page 2 of 2