HomeMy WebLinkAbout~Master - Special Use Permit to have 16,291 feet of automotive use at 1930 East 13th Street3
CITY OF AMES, IOWA
ZONING BOARD OF ADJUSTMENT
IN THE MATTER OF THE APPLICATION
OF ROBERT ZYLSTRA, THOMAS
ZYLSTRA AND RANDY JOHNS, CASE NO. 14-16
d/b/a ZYLSTRA HARLEY DAVIDSON, FOR
A SPECIAL USE PERMIT, § 29.1503(4)(a), GEOCODE NO.09-01-200-025
AMES MUNICIPAL CODE, TO HAVE
16,291 SQUARE FEET OF AUTOMOTIVE DECISION & ORDER
USE ON THE PROPERTY LOCATED AT
1930 EAST 13""' STREET, AMES, IOWA
FACTS
The site is 1.07 acres and includes a building, presently occupied by the business 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 square feet 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 IP 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 dealership rather than an automobile dealership. Staff recommended that,
considering this site as a motorcycle dealership, the SUP should include the conditions of
providing a minimum of 16 automobile parking spaces, per requirements for showrooms of
automotive dealers; acknowledging the use exclusively as a motorcycle dealer and repair use, not
an automobile dealer and repair; and providing landscaping improvements based on the standard
L2 landscaping of screening shrubs and trees along the East 13t Street frontage property line and
paved display area.
The percentage of the site that is landscaped (not hard -surfaced) is presently 8.6% and increases
to 10.6% landscaped once the new building addition is constructed. This falls below the
minimum required landscaping percentage of 15% for new developments, but does bring the site
closer to compliance with the minimum standard. The site, as developed, does not include
perimeter parking lot landscaping at the driveway or along the display area that meets minimum
requirements for trees and shrubs. To address this situation without having to remove existing
paving, the applicant is proposing to add standard "L2" landscaping of screening shrubs and
trees along the East 131" Street frontage property line and the paved display area. This will meet
the perimeter landscaping requirement for that portion of the site and reduce the overall
nonconformities.
The building orientation and use will remain the same with sales activities and display area at the
front of the building and service bays to the rear. The proposed building addition is for servicing
motorcycles. It is an area that was demolished and is setback a distance of 12 feet from the south
and west property lines to meet the minimum required side and rear setbacks. The new addition
meets zoning requirements, as required, while the remaining building is nonconforming to
setbacks.
DFC1g10N
The Board considers the standards applicable to special use permits from the provisions of the
zoning ordinance. Having heard the evidence presented about this proposed facility, the board
finds that it meets the general standards for a Special Use Permit in section 29.1503(4)(a). In
light of the evidence presented and the findings in the staff report, the Board determines that
granting the permit is appropriate with a condition that the property be used exclusively as a
motorcycle dealer and repair, not an automobile dealer and repair.
ORDER
WHEREFORE, IT IS ORDERED that the applicant is Granted a Special Use Permit, section
29.1503(4)(a) of the Ames Municipal Code, to allow 16,291 square feet of Retail Sales and
Service — Automotive Use at the property located at 1930 East 13t" Street, with the following
conditions:
Provide a minimum of 16 automobile parking spaces, per requirements for
showrooms of automotive dealers;
2. The property be used exclusively as a motorcycle dealer and repair, and not an
automobile dealer and repair; and
3. Provide the landscaping improvements based on the standard L2 landscaping of
screening shrubs and trees along the East 13th Street frontage property line and the
paved display area.
Any person desiring to appeal this decision to a court of record may do so within 30 days after
the filing of this decision.
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