HomeMy WebLinkAbout~Master - Special Use Permit to allow a change in non-conforming use in a residential zone at 3134 Northwood DriveCITY OF AMES, IOWA
ZONING, BOARD OF ARWSTME,
IN 'I II E M A] " FE R 0 FT I I E�
A 1) 1" 1, 1 CATI 0 N OF N1 E 1, A N I E
MRNVVELL IMR A SPECIAL USE,
PIAMITTO ALLONV A CIIANGE, IN
NON -CONFORMING USE IN A
RESIDENTIAL ZONE, § 29.307(2)(1)),
AMES MUNICIPAL, CODE,TO
OPERATE A (TIFFEE SHOP oNniFE
I'ROI)ERTY LOCATED AT
3134 Nowmwooll) imivt,
a a- M—
CASE No. 15-08
JUN 2 5 M
MY CLERK
GEOC'ODE, NO. 05-26-301-020
DECISION & ORDE'R
Ile property at 3134 Northwood Drive indIALLS a 00Wgit't shop (Mary Flowers <K,, (.lifts)
and a sinole-flunio, horne (occupied by the owners or the business), with an attached 1Nvo-cal,
g a ra The property is zoned Residential I-ligh Density (RIly Ile she is non-conknuirig in
use with a standalone cornn1C1-Ci,.d use ha an R11 zoning district- The applicant. Melanie
is requesting a Special Use Permit to "(Amge to Anwher Noncoi�fin-min,,., Ilse in (I
ReshAthd Anmr ' Granting or die request. thruugh ;qqwoval or um Special use Penult, mad
allkm a portion of' the floor area of the existing MASH! shop to he ocmMied Q a snwH conoc
AuT. The coffee shop would include: the sale of wMe pr(Mucts. ball & g(URIS, SOUPS alld
sandwiches. The applicant states that cooking would not include Lilly smokcrs, ghlk fryers or
any other air perrileatill.g cooking methods. The floral -.(-lift Shop business would C011til-ILIC to
operate in the remainder of the existing interior space. Ile existing singlM1111HY d"Aling
would remain unchanged. The applica-ilt has submitted an aerial photo of' the site. sh(.)vin,(,,,,
existing structures, parking areas and dimensions, a proposed three root extension or die parkinp
surface and location for a Proposed handicap-acussillic parking space, as well as locations for a
bike rack and outdoor SCLISOM11 seating for customers of the proposed coffee shop.
W i zoning allows for up to 5MOO SCILIal-C feet ofcommercialuse Oil the first floor 01'd multi -story
residential building. Standalone commercial bAkings are not a permitted use in the R1 I /011illg
disixict. The existing floral -gift shop is not listed as a periniUCLI Use in die current All"
(Residential high Mnsio) zone, and is classified as a "Noricon1bunirig We.'' 1% incans A is a
use that existed at this location as a law ally established use prior to adoption of the current
zoning for the Imaperty. Ile single family dwelling is Ll perinitted toe, since A is
which means that it existed prior U) adoption or the new zoning) ordinance in May, 2000� Mary
Kay's Flowers 81 (hfts is an established retail floral business that has been in operation for the
past -11 years. prior to the cstabliShillent. OF Mari' Kays, the property Was Occupied by as
01-CCIII)OUSC and flower shop, first constructed outside the Ames corporate limits (Story County)
in 1951 Ile SO& family residence oil the property was constructed ill 1956, 'file land was
later annexed into the city in 1962.
lie existing floral -gift shop includes a pprox i rn Lite] y 2,430 gross square feet of floor area. The
applicant has Iwovided a floor plan that includes both the floral -_gill shop and the col'tee shop, of'
which approximately 750 gross square let or floor area is used by the coffee shop, with the
remainder of' the floor area Cor the doral-gift shop. In the application materials, the applicant
proposes aim the coffee shop could cvw1uaHy occupy as many as 1.000 square let of Moor area.
Indoor seating proposed for the conbe Shop Would range rrom 20 to 26 seats. An oullmr
smsmial seating area, measuring 25 let by 5 feet, paved wit concrete. is proposed along the
west building wall fmraHel to Grand Avenue. Friclosure or the outdoor scating, area with a lo\v
picket Scricc is proposed to separate the area from the parkin.g lot and adjacent street traffic.
Ile applicant proposes to use the existing voundarountal sign rran,ie. A new sign flice �Notild
be inserted to advertise the combination of the floral -gift and co IR shop businesses.
An "Adjoining Property Owner Statemmil" was hwhidcd with the completed application, and has
been signed by residents that live along,, Northwood Drive and Grove Avenue, near the SUI�rjCCI,
property. "These residents We that they have no (Quions to the issuance of a pcnWt 10 the
purpose of allowing non-alcoholic beverages Lind light Food being sewed between the hours of'
7:00 a.m. and 5:30 p.m. at Mary Kay's Flowers 61 Gifts. The statement is not an official
application requirement to .rant a Special Use permit; however, it is in indication of' sUpport
from persons who live near [lie business.
The site includes all existing LISJ)halt parking lot, which currently provides CuOU,(7),11 area to
accommodate I`OU1-tCCu (14) parking spaces, nine (9) parallel to the west property line along
Grand Avenue and live (5) additional SpaCCS Parallel to Northwood Drive. A 111iflinlUrn of` eight.
(8) parkin,(.) spaces is ruphY For the floral -,gift shot). The parkin<o spaces are not presently
suted (we applicant proposes to snipe the parkino spaces as part of' their proposal), and no
parking space exists for handicap -accessible parkiny Ile two -car garage and parking area on
the driveway in front of the garage meet the current rninimurn standard of two parkingg spaces ror
a single-family dwelling. A landscaped yard area, mcamiring approxiinately 75 feet by 38 feel,
separates the single-family home from the main parkinyl lot for the business.
rhe applicant anticipates an increase Of'business activity with the addition ol'the corf`Cc shop not
exceeding the current holiday volume. The applicariCs maWrWIs suite that the easy access to the
she th)m Grand Avenue provides over 9050 of her customer, delivery and vendor access, without
entering the residential section of Northwood We or Grove Avenue. Ile applicant also Ames
that the largest vehicles that regularly deliver to the site are UPS and JIM tricks. No semi
ducks are used by current or proposed vendors. Ile applicant asserts that the residential look
will continue to set a family neighborhood appearance.
Start' recommended, and the applicant agreed to, conditions on approval U) make the property
cont'orm with the Me= zoning orTrimicek sections 293OA2Xb) and 29J5OX4Ywb and c):
A) the paved parking suttee will be widened on the north end (nm the south end as proposed by
the applicant), nearest the commercial building, by a nuniii-ituri of six (6) 1'ect to accorriniodate
the striping of eight (8) parking spaces that are nine (9) let wide and nineteen 09) Ceet, in
length, and one (I) van -accessible handicap parking space ei_(-,Iit (8) let wide with an ciglrt (8)
foot wide passenger access aisle; B) all IbUrteen (14) parkin.(-, spaces on site shall tic striped,
including thirteen (1 3) spaces that are nine (9) Met wide and nineteen (40 feet in length, Enid one
(1) vain -accessible handicap space with access aisle each at A& (8) feat wide; Q the van -
accessible parking space and access aisle will be located on the Car north end of the pal -king, lot
nearest the I)Llildill(), Enid the passenger access aisle shall he north of the mi-accessible parking
space-, D) perimeter parking lot landscaping shrill be installed Wong the west Enid south edges of'
the paved parking SUI-raCC with shrubs reaching a mature height of three (3) feet Win three (3)
years planted knir (4) fact on-cenn, and two (2) trees spaced My (50) feet ern -center; the trees
shall be Cully brinched and have I minimum diameter of 1-1/2 inches, u_ICa,SLIrCd six (6) inches
above the grOUIld, t,) El 1elICC, at a minimum height of Our (4) feet, shall he installed on the
north, south and west boundaries or the outdoor seating area, west of the hLlilding), and the
building wall on the cast, and a gate on the soudh will serve to completely enclose the mitcloor
seating area; F) NJ vendors and delivery vehicles will be instructed by the business owncr(s) to
use Grand AVCIILIC as access to Enid from the property', and G) the parkino lot striping, widening)
Enid landscaping, as -\,N,,cll IS inStElIkIti011 of' the fCuCe around the outdoor scating,, area, are to be
completed prior to opening of tyre coffee shop for business.
11111CIAMAN
Ile Board considers the standards applicable to a Special t,.Jsc Permit and Change in Nm-
Conrorining Use under the provisions of the zoning ordinance, including, sections 29.307(2)(b)
and 29A 50R4)Gib and ey Having livird the evidence presented about this proposed bLISil)CSS.
the Board finds that, it rneets the standards lor the area to be LNCCI, SigIlE)e arld n , , number of.
employees. ('licit and delivery traffic are in compliance with the standards of the ordinance and
should not negatively impact the neighborhood. In light of the evidence presented and the
findings in the staff report, the Board dcwnbncs drat granting the permit is appropriate, with the
following conditions:
A. The paved parking SUrfEICC Will be widened on the north end (not the south end as
proposed by the applicant) nearest the commercial building by El flullifflUill of' six (6)
feet to acconirriodate the striping of eight (8) pukino spaces that are nine (9) flect
Wide and nineteen (19) feet in length, and one van -accessible handicap parking, space
at tight (8) let Wide with an tight (8) lbot wide passenger access aisle.
13. All fourteen (14) parking spaces on site shall be striped. This includes thirteen (1. 3)
spaces that are nine (9) Im wide and nineteen (19) feet in length, and one (1) van -
accessible hanIcap space with access aisle each at eight (8) reet,
C The van -accessible parking, space and access Ask will be located oil the far north end
of the parking lot, nearest the building. Ile passenger access Ask UK be north or
the van -accessible parking space.
1). Mirricter parking lot landsca§ng shall be installed along the west and South edges or
the paved parking surface with shrubs reaching a mature heklit, or three (3) feet
Within tree (3) years planted four (4) Roct on -center, and two (2) we" spaced fifty
(50) feet on -center. The trees shall be fully branched and have a ninhilmn diwincter
of I - 112 inches, measured six (6) inches above the grOLIIICL
12. A fence, at a mininiurn height of four (4) feet, shall be installed on the 1-101-th, SOLIth
and west boundaries of the OUtdO01- SCanno area west of, the buddirl". 'file buildilig,
z:1 Z�l
wall can the cast, and a gate on the sough Will serve to completely C11CIOSC the OLltdoor
seating area.
F. All vendors and delivery vehICICS Will be illStl-L.lCt.e(,l by the business ovvncr(s) to use
Grand AVCnUe as aCCCSS to and from the property.
,i. The parkin, lot striping, widening and landscaping. as Well as installation of' the fence
around the outdoor seating area, are to be completed prior to opening of the coffee
shop for business.
WHE'REFORE, IT IS ORDERED that the til>plicant is granted a Special Use Permit to All(,)\v a
Chan-c in Non-Conf'ort-nin allow
g Use, section 29.307(2)(b) of the Ames Municipal Cocle, to
operation of Coffee Shop as part of the flower shop for the property locLited at ") 134 Northwood
Drive, subject to conditions A thrOM,111 G listed lbOVC.
I
Any person desiring to appeal this decision to a COUrt of record may do so Within 30 days after
the filing cif this decision.
Z:�
Done this I')"' clay of'May, 2015
E'rill Cain
Secretary to the Board
Sf�elby khe
Chan,