HomeMy WebLinkAboutA4 ITEM # 2
DATE: 07-23-14
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: July 18 2014
CASE FILE NO.: ZBA-14-16
REQUEST: To approve a Special Use Permit to allow an Automotive
Use greater than 10,000 square feet of gross floor area
within a General Industrial Zoning District.
PROPERTY OWNER: Robert Zylstra, Thomas Zylstra, Randy Johns
CONTACT: John Washington, FOX Engineering
LOCATION: 1930 East 13th Street
ZONING: General Industrial (GI)
BACKGROUND AND PROJECT DESCRIPTION:
The 1.07 acre site includes a building, presently occupied by "Zylstra Harley Davidson."
The existing building includes 15,333 square feet of gross floor area. There will be
demolition of 2,240 square feet and an additional 3,198 square feet of floor area
proposed for a total of 16,291 upon completion. General Industrial Zoning requires a
Special Use Permit (SUP) for the operation of an "Automotive Use" that exceeds 10,000
square feet. The request is specifically for a motorcycle dealership and repair services
within the category of Automotive Use. Although the current use exceeds the 10,000
square foot limitation, it does not have an approved Special Use Permit and the
proposed expansion triggers the need for a Special Use Permit prior to increasing the
size.
Overall the site has a number of existing nonconformities related to setbacks and
landscaping due to age of the site and its development under older industrial zoning
standards. The proposed site plan demonstrates incremental enhancements to address
existing conformities as part of this SUP review.
The subject site has access from East 13th Street through an existing paved concrete
driveway that leads to a paved concrete parking lot and display area. There is cross
access through the site to a separate parcel to the south. Motorcycle dealers are not a
specific use in the City's parking code and have instead been evaluated under the same
standards as an automobile dealership. Parking spaces will be striped to delineate the
16 parking spaces for vehicles, including two that are handicap accessible.
Approximately 33 of the spaces will be 4'x9' and marked for use by motorcycles. The
mix of parking is proposed by the applicant in support of the use as a motorcycle
(iii) Not be hazardous or disturbing to existing or future uses in the same
general vicinity.
(iv) Be served adequately by essential public facilities and services such as
highways, streets, police, and fire protection, drainage structures, refuse
disposal, water and sewage facilities, and/or schools.
(v) Not create excessive additional requirements at public cost for public
facilities or services.
(vi) Not involve uses, activities, processes, materials, and equipment or
conditions of operation that will be detrimental to any person, property, or
general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare, or odors.
(vii) Be consistent with the intent and purpose of the Zone in which it is
proposed to locate such use.
APPLICANT'S STATEMENT IN SUPPORT OF THE SPECIAL USE PERMIT
The applicant's complete application and supporting information accompany this report.
The applicant states that the renovation (removal and replacement of a part of the
building) is in character with the other facilities in the vicinity and within the GI zone.
The owner proposes to continue the with the existing public infrastructure and does not
anticipate the use will be hazardous or disturbing to uses in the same general vicinity.
Land Use Policy Plan (LUPP)
The subject site has a General Industrial Land Use Designation. Property to the north,
across 13th street, is Community Commercial Node. Properties south of 13th street are
all General Industrial land use designation.
General Industrial land use designation and Goals and Policies of the LUPP for
commercial uses do not directly discuss commercial uses within industrial areas. The
plan describes the purpose of each individually. The LUPP identifies intent for
commercial development to occur at varying scales from neighborhood to regional with
a focus on connecting commercial development to its particular surroundings and needs
of neighborhoods. There are higher design expectations for commercial areas to
present attractive and compatible commercial environments. General Industrial is
described in a limited manner that it is typically not to be located along major
thoroughfares in the future and is not subject to higher design requirements compared
to Planned Industrial.
The purpose of the zoning district describes this as ensuring that industrial uses have
an appropriate environment for their use as compared to ensuring compatibility of
commercial uses.
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FINDING 8. East 13th Street is an arterial street operating within acceptable levels.
Automobile uses of 16,291 square feet will not produce traffic in excess of that expected
for East 13th Street.
CONCLUSION: Based on the staffs analysis and the findings above, staff finds that the
General Standards of the Ames Municipal Code Section 29.1503(4)(a) can be satisfied.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve the Special Use Permit to allow an
Automotive Use of a Motorcycle Dealership of 16,291 sq.ft. of gross floor area
within a General Industrial Zoning District at 1930 East 13th Street, based upon
the findings and conclusions of staff an two conditions:
1. Provide a minimum of 16 automobile parking spaces per requirements for
showrooms of automotive dealers.
2. The Special Use Permit is limited to the use of the site for a motorcycle
dealership and repair service.
2. The Zoning Board of Adjustment can deny the Special Use Permit to allow an
Automotive Use greater than 10,000 square feet of gross floor area within a
General Industrial Zoning District at 1930 East 13th Street, if the Board
determines that the proposed use at this site does not comply with the criteria of
Section 29.1503(4).
3. Action on this request can be postponed and referred back to City staff and/or
the applicant for additional information.
DEPARTMENT RECOMMENDATION:
The LUPP supports a more homogenous use of industrial areas and distinction from
commercial uses overall. This principle of distinct areas is embodied in the purpose of
the G-1 zoning district, which then allows for case-by-case evaluation of commercial
uses through the Special Use Permit required for this project.
There is a balance of maintaining industrial areas for employment and uses that are
less compatible with commercial and residential uses and potential commercial interest
outside of established commercial areas. A spread of commercial uses into industrial
areas would be a long term drain on existing commercial areas. It would also potentially
concern industrial businesses about how their operations are compatible with and
perceived by new neighbors. At times there would also be concerns about changing
uses when a site is deficient or non-conforming in site improvements compared to
investments made by other properties for similar or new development.
The use of this site for the sale and repair of motorcycles has been in existence for
many years. A dealership has a combination of commercial and industrial attributes with
its sales and repair services and is appropriately sited in this circumstance. Approval of
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Attachment A— Location Map
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Location Map
Special Use Permit Ames
1930 E. 13th Street
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