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CITY OF AMES, IOWA 14 2010
ZONING BOARD OF ADJUSTME[APR
CITY CLERK
CITY OF AMES,IOWA
IN THE MATTER OF THE APPLICA-
TION OF AMES WESTSIDE STORAGE, CASE NO. 10-02
LLC, FOR A USE VARIANCE, SECTION GEOCODE NO. 05_.11-475-0(,S
29.801(2) OF THE AMES MUNICIPAL
CODE,TO ALLOW CONSTRUCTION OF
A SELF-STORAGE FACILITY ON PROP-
ERTY LOCATED AT 1513 AND 1515 DECISION& ORDER
FLORIDA AVENUE
FACTS
The property at this address is a 25,000 square foot parcel of vacant land located in the far northwest area
of the City of Ames. Although it is presently zoned NC(Neighborhood Commercial),this area used to be
a separate community called Ontario,which gives insight into why the properties in the surrounding area are
occupied by a diverse and eclectic assortment of businesses that do not necessarily fit well in a single use
category. The diverse uses found in this area include a large former grain elevator that now houses an auto
repair business, a county maintenance facility, a painting company, a heating and cooling business, and
several multiple family residential complexes,as well as a number of single family homes. Though this area
has been given several different zoning designations over the years,when the zoning ordinance underwent
its last major revision,this and several other mixed use areas were designated"Neighborhood Commercial"
to best fit the diverse residential and commercial uses located there. Permitted uses in the Neighborhood
Commercial zone include retail sales and services, entertainment, recreation, restaurants, and household
living. When the current owner bought this property,it was zoned GI(General Industrial),but for all intents
and purposes,it was used as the neighborhood dump. The owner has spent considerable time and money
cleaning up the site,and would now like to develop it by building a self-storage facility on the site. Because
that proposed use is not a permitted one under the NC zoning designation,the owner is seeking a use variance
to allow this. A variance would not be contrary to the public interest since the Land Use Policy Plan
designates this area for commercial use. However,although the surrounding area has been developed for
a long time, lack of transportation access and low visibility have made this parcel's development unlikely
for permitted commercial uses since those generally rely on visibility from the street or ready access to walk
in traffic.Moreover, the distinctly industrial appearance of nearby uses make it unsuitable for residential
development. Thus, without a use variance, this land cannot yield a reasonable return. The historical
circumstances of this area are unique and have created the challenges that make any use difficult to integrate
with those existing there. Development of the site with a self-storage facility will not alter the essential
character of the area and in fact, with a landscaped and well designed facility, should improve the
neighborhood significantly. -
DECISION
The Board considers the standards applicable to requests for variances from the provisions of the zoning
ordinance as applied to the evidence presented. The historical background of this area has created a site that
is unique and very difficult to develop with permitted uses in a way that will integrate with existing uses.
If the site cannot be developed with permitted uses,an unnecessary hardship will be created as the owner will
not be able to realize any return from the property. The proposed use will fit well with the character of the
area, and it would be in the public interest to have this site put to productive use,rather than sitting idle or
collecting the waste from the neighborhood.In view of these very unique circumstances,the Board finds the
application meets the standards for granting it a variance.
ORDER
WHEREFORE,IT IS ORDERED that the applicant is granted a Variance to the Permitted Uses in an NC
( Neighborhood Commercial) zoning district, Section 29.801(2) of the Ames Municipal Code, to allow
construction and use for a self-storage facility, with the following conditions:
1. That screening and buffering be placed on the south and west property lines,as follows:
a. open security fencing that is also ornamental and of metal materials;
b. along the entire south property line coniferous tress that grow at least 20 feet
in height, spaced so as to form an unbroken screen within five years;
c. Plantings along the entire west property lines as follows:
• coniferous shrubs that grow at least six feet in height and width,planted at least six feet
on center,
• groupings of not less than three deciduous,overstory trees 25 feet apart with no more
than 75 feet between each group(between trunks)
d. Plantings in(b)and(c)above in planting beds as follows:
• located inside the fence
• wide enough to contain all of these elements,but no less than 6 feet
• weed fabric and mulch to reduce weeds and other volunteer growth
• six-inch high curb to protect plants from vehicles and contain mulch
2. That applicant install a temporary irrigation system for the first three years to establish the
plantings;
3. That applicant install lighting that meets the outdoor lighting standards of the city,regardless
of the fixture lumens;
4. That brick is used as the primary exterior material on the residential/office building;
5. At least two columns at the entrance into the facility with brick matching the brick on the
residential/office building be built; and
6. That applicant install front yard landscaping for the residential/office building, all for the
property located at 1513 and 1515 Florida Avenue.
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 loth day of March,2010.
4ilyre
n Thomas Weber
to the Board Acting Chair