The URL can be used to link to this page

Home My WebLink AboutA4 ITEM # 2 DATE: 03-12-14 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: March 4, 2014 APPLICANT: Amber Vander Veen-Gable ZONING: RL (Residential Low Density) REQUEST: To allow a winery business as a Special Home Occupation at 723 Ridgewood PROJECT DESCRIPTION: Amber Vander Veen-Gable requests approval of a Special Home Occupation to allow for a winery at 723 Ridgewood Avenue (See Attachment A, Location Map). The winery would operate on a wholesale basis with no retail operation and no business hours. The stated goal is to produce 30 gallons or 150 bottles per month. The applicant has noted that the business will not interfere with the surrounding residences and would not require any revisions to the home to accommodate the proposed business. A total of 300 square feet of the homes basement is being proposed for the home winery. (See Attachment B, Basement Floor Plan) APPLICABLE LAW: Ames Municipal Code Section 29.1304(3) establishes the criteria for reviewing a Special Home Occupation permit and describes the finding of fact that the Zoning Board of Adjustment must address before a Special Home Occupation permit can be granted. Ames Municipal Code Section 29.1304(3): (3) Criteria. All home occupations must meet the following criteria: (a) Area to Be Used. (i) The activity shall be conducted in a manner that will not alter the normal residential character of the premises nor, in any way cause a nuisance to adjoining residents, nor shall there be any structural alteration to accommodate the occupation. There should be no emission of smoke, dust, odor, fumes, glare, noises, vibration, electrical or electronic disturbances detectable at the lot line that would exceed that normally produced by a single residence. Special noise exceptions will be allowed for day care homes due to the nature of the clients using the facility. (ii) The activity shall be located within the principal building or within an accessory structure. It shall occupy no more than 25% of the total floor area of the residence and shall not exceed 400 square feet of an accessory building. Exception: For family day care homes, the entire dwelling unit may be used to 1 t serve the various needs of day care (e.g., kitchen, bathroom, napping rooms, play areas, etc.). However, the day care can provide care to no more than one person per 35 square feet of the total dwelling unit, exclusive of baths, hallways, closets, kitchens, and dining areas. The dining area may be included in the square footage calculation if used by day care participants for activities other than meals. (b) Signs. Any sign utilized at the home occupation shall be limited to one flush-mounted sign on the main residential structure, which shall not exceed one square foot in area. Such sign shall not be lighted and nonreflecting materials shall be used. The legend shall show only the name of the occupant and the type of occupation. Color shall be consistent with the residential character. (c) Equipment. There shall be no mechanical equipment used except as customary for domestic household purposes. Any merchandise or stock in trade sold, repaired, or displayed shall be stored entirely within the residential structure or in any accessory building. No storage is to be visible from lot lines. (d) Employment. The activity shall employ only members of the household residing in the dwelling unless the Zoning Board of Adjustment grants approval for the employment of up to two non-family members. (e) Traffic. The activity shall not generate significantly greater traffic volumes than would normally be expected in a residential area. Not more than 10 vehicular visits per day shall be allowed. An exception to the number of visits allowed per day may be permitted for family day care homes and adult day care due to the number of children or adults allowed on-site and the need for parent or caregiver contact during the day. The delivery and pick up of materials or commodities to the premises by commercial vehicles shall not interfere with the delivery of other services to the area. (f) Parking Criteria. (1) Only one delivery vehicle associated with the activity may be parked on the street near the premises for not more than four consecutive hours. (ii) One additional on-site parking space is required above the normal parking requirements where two or more clients are likely to visit the premises concurrently. (iii) No more than four client vehicles during any given hour shall be allowed on the site. This requirement shall not be construed to prohibit occasional exceptions for such events as meetings, conferences, demonstrations, or similar events that are in no way a nuisance to adjoining residences. (g) Class Size. If the home occupation is the type in which classes are held or instructions given, there shall be no more than four students or pupils at any given time. The Board may approve up to six students if it finds that the additional students will not generate additional traffic. Day care homes may have up to six children or 2 adults at a time. Additional children or adults will require a Special Home Occupation Permit for a day care center. (h) Number of Home Occupations. The total number of home occupations within a dwelling unit is not limited, except that the cumulative impact of all home occupations conducted within the dwelling unit shall not be greater than the impact of one home occupation. This will be determined by using the home occupation criteria. PUBLIC COMMENTS: Notification was made to all owners of property within 200 feet. At the time of the writing of this report, no comments have been received. FINDINGS OF FACT & CONCLUSIONS: Based upon the project description the following findings of fact and conclusions may be made: Findings: The applicant states: a. The business is a wholesale winery with no customers on the premises. b. The activity at this location will consist of a home winery which will not require any revisions to the home. The proposed use will be conducted in the basement of the home. c. There is no activity that would affect neighbors. d. 300 square feet of the house will be used, out of a total area of the house of 2044 square feet (15%), which meets the maximum (25%) code area permitted for a special home occupation. e. The only mechanical equipment used will be two 30-gallon liquid holding tanks. f. No sign is proposed. g. The two residents of the home will be the only employees. h. There will be no visits to the home; the two residents deliver their product to wholesale customers. i. Deliveries to the home will be seldom. j. There are no other home occupations at this location. Conclusions: The Ames Municipal Code allows for home occupations to permit residents a broad choice of livelihood or to supplement incomes. The Code, however, is intended to protect residential areas from the adverse impacts of such activities. The application indicates the home occupation will not exceed the maximum area permitted for such occupation and that it is a wholesale business with no customers and therefore no need for parking. Due to the nature of the business as described in the application, it can be concluded that the proposed use will not alter the normal residential character of the area. Therefore, based upon the application as described herein, the ZBA may conclude that the application meets all applicable criteria of Ames Municipal Code. 3 ALTERNATIVES: 1. The Zoning Board of Adjustment may approve this request for a Special Home Occupation to allow a winery business as a Special Home Occupation at 723 Ridgewood Avenue. 2. The Zoning Board of Adjustment may deny this request for a Special Home Occupation to allow a winery business as a Special Home Occupation at 723 Ridgewood Avenue, if the Board finds and concludes that the proposed Special Home Occupation is not consistent with adopted policies and regulations, or that the Special Home Occupation will impose impacts that cannot be reasonably mitigated. 3. The Zoning Board of Adjustment may table this request for a Special Home Occupation, and request additional information from City staff or the applicant. DEPARTMENT RECOMMENDATION: It is the recommendation of the Planning and Housing Department that the Zoning Board of Adjustment adopt Alternative No. 1, approving the request for a Special Home Occupation to allow a winery business as a Special Home Occupation at 723 Ridgewood Avenue. 4 ATTACHMENT A LOCATION MAP JTH ST T y m a r will:x .tea, F: a, Subject Ya Area mIFWF7 "91 f fi,.�'k",477 G S n ` 8TWST "4 4 t Y $' gir 3 ? 3 •4 R-6,ea lMba�k6a•! xf5 A LEESTai f �� Ag" �,J 9; I& V-IK-r A lick A tam MGYsue" a +� �.✓' -,�, _ �°�a1 f A gm ',. c4l s. t ",61'6ass X - i A t IQ' , { Location Map .._ 723 Ridgewood Ave. 5 ATTACHMENT B BASEMENT FLOOR PLAN Backcountry Winery - Home Occupation Space Diagram 723 Ridgewood Avenue, Ames, IA 50010 DOOR TO EXTERIOR L!INK CIO UNTER STORAGE BELOW QD I N srorucE 00 SHELVING 2 30 GALLON TANKS 25'-0" 6