HomeMy WebLinkAbout~Master - Variance to allow reduction in the landscaping and parking lot improvement standards for 1179 and 1201 McCormick Avenue 1 �J
CITY OF AMES, IOWA DEC 1 2013
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ZONING BOARD OF ADJUSTMENT
IN THE MATTER OF THE
APPLICATION OF SCOTT RAYMOND CASE NO. 13-11
FOR A VARIANCE, §§ 29.25(2)(d) AND
29.25(2)(e), AMES MUNICIPAL CODE, GEOCODE NO. 09-01-200-027 &
TO ALLOW A REDUCTION IN THE 09-01-225-045
LANDSCAPING AND PARKING LOT
IMPROVEMENT STANDARDS FOR THE DECISION & ORDER
PROPERTIES LOCATED AT
1179 AND 1201 MCCORMICK AVENUE
FACTS
This building located at 1201 McCormick Avenue was constructed in 1965 on Lot 1 of the First
Addition of Ames Industrial Park Subdivision, and was addressed as 2010 E. 13th Street at that
time. Lot 1 was replatted in 1974 as Harrison's Subdivision, which included seven (7) lots and
the construction and dedication of McCormick Avenue, and the legal description of the property
changed to Lot 4, Harrison's Subdivision. In 1984, the north 135 feet of Lot 4 (9,614 square
feet) was sold to Alano (the current owner) and retained the address of 1201 McCormick
Avenue. A warehouse/storage building was constructed in 1984 on the remainder of Lot 4
(33,750 square feet) south of 1201 McCormick Avenue and was addressed as 1175 McCormick
Avenue. This property is in a General Industrial (G-1) zone.
The use of the building since Alano purchased the property in 1984 is for "Alcoholics
Anonymous." This use is classified as a"Social Service Provider," which is not a permitted use
category in the G-I zone. Therefore, the use of the building at 1201 McCormick Avenue as a
"drug and alcohol counseling center" is a nonconforming use.
The minimum number of required parking spaces for the current use of the building is eighteen
(18) spaces. The applicant proposes to pave an area of the property on the south side of the
building at 1201 McCormick Avenue, and crossing over on to the property at 1179 McCormick
Avenue, for use as an improved parking lot. This would be a shared driveway access to both
properties. The area is presently used as a parking lot with a nonconforming gravel surface. A
second area of the site at 1201 McCormick Avenue has been recently paved, without the required
approval of a site plan, for use as parking between McCormick Avenue and the front of the
building. The minor site development plan cannot be approved without the approval of
variances for landscaping and parking lot improvement standards as set forth in sections
29.403(1)(b)(i), 29.403(1)(b)(ii), 29.406(4)(b), 29.406(7)(a), and 29.406(11). Staff presented
evidence the criteria for variance as required in section 29.1504(4) have been met. Staff
requested that upon approval of the variance, certain conditions be imposed. The applicant did
not present any evidence to the contrary.
DECISION
The Board considers the standards applicable to variances from the provisions of the zoning
ordinance. In this case, the Board finds that all the criteria for a variance required by Ames
Municipal Code section 29.1504(4)have been met.
ORDER
WHEREFORE, IT IS ORDERED that the applicant is Granted a variance to the landscaping
and parking lot improvement requirements in a G-I (General Industrial) zoning district,
29.403(1)(b)(i), 29.403(l)(b)(ii), 29.406(4)(b), 29.406(7)(a), and 29.406(l1) of the Ames
Municipal Code, to allow the reduction in the requirements for parking lot driveway/drive aisle
dimensions and a reduction in the requirements for parking lot perimeter landscaping between
the properties located at 1201 McCormick Avenue, as shown on the site plan received
November 7, 2013, and in conformance with the following conditions:
1. Provide cross access easement documents that assure access to the parking spaces and the
drive aisle on the two properties;
2. Provide a storm sewer easement from the owner of the property at 1179 McCormick
Avenue to the owner of the property at 1201 McCormick Avenue;
3. Change the location of the access aisle for the van-accessible space to the passenger side
of the parking space;
4. Lengthen the depth of the parking spaces between the building and the street to nineteen
(19) feet, instead of eighteen(18) feet, as shown;
5. Change the width of the sidewalk between the building and the parking spaces to four(4)
feet, and the depth of the parking spaces to nineteen (19) feet, instead of twenty (20) feet,
as shown;
6. Add one (1) one tree to the landscaped area to the east of the parking spaces, and include
shrubs spaced every four (4) feet along the east edge of the parking lot and along the
north side of the driveway to meet the "L2" landscape standard;
7. A permanent easement from the owner of the property at 1179 McCormick Avenue to the
owner of the property at 1201 McCormick Avenue is required to provide the perimeter
parking lot landscaping that is required along the west perimeter of the parking lot;
8. An alternative solution to the permanent easement described in #7 above, is to use the
western-most parking space shown on the site plan for perimeter parking lot landscaping,
instead of parking;
9. Add one (1) tree to the landscape area west of the parking spaces;
10. Correct the building setbacks shown on the "Existing Conditions" sheet to include the
following: "Front Lot Line: 10 feet, Side and Rear Lot Lines: 12 feet";
11. Label the existing shrubs and trees on each of the two properties;
12. Change the "Property Owner" label on the "Existing Conditions" sheet to include
"Property Owners," and change the address for the property owned by James Adams to
"1179 McCormick Avenue";
13. Appropriate "No Parking" signage shall replace the "Handicapped Parking" sign on the
east side of the building, south of the main entry, to clearly indicate that parking is not
allowed on the paved area south of the walkway.
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 13th day of November, 2013.
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