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HomeMy WebLinkAboutA2 U =HAUL RECEIVED JUN 2 0 2017 Special Use Permit Supporting Information CITY OF PLANNING , IOWA 9E USING for U-Haul of Ames -7,Zu —7-22 S. Duff Avenue Ames, IA 50010 E 2nd St E Lincoln Way tnd 1511 a A i N g sth s1 st sth St LOF-xpress Oil change*1 • NOT A PART p PROPOSED C aapooeEo SUP D STE svv"clell- 69J Date: 6-14-17 Project No:793028 Purpose of Request AMERCO Real Estate Company is applying for a Special Use Permit (SUP) from City of Ames (City). The SUP approval will allow AMERCO the ability to construct a new interior access self-storage center. The parcel is located on 722 S. Duff Avenue. As noted on the map below, Parcel 1 is identified as tax assessor # 09-11-400-100. t)%MJM r Egos ( � VW_ WAL T 4 Existing Conditions: The subject property consists of Parcel 1 an agricultural land with crops and a wooded area adjacent to Squaw Creek (4.31 acres). The site is bounded by South East 511 Street and Walmart to the north. Squaw Creek to the south. vacant land. and parking area to the east. and South Duff Avenue to the west. - 1 - Existing Zoning: On August 8. 2016, a Contract Rezoning Agreement between AMERCO Real Estate Company and the City of Ames was approved. Per the agreement, the proposed project is in the Highway-Oriented Commercial Zoning (HOC) District. Per the City of Ames Municipal Zoning Ordinance Section 29.1308. the proposed use (mini-storage warehouse) requires a Special Use permit within the Highway-Oriented Commercial (HOC) zoning district. S 5TH ST SE 5TH ST S-( l-- w L > _A a U_ HOC 1? 0 S-GA SITE A � � HOC A As illustrated in the zoning exhibit above. the following land use districts are adjacent to the subject property: North: Highway Oriented Commercial (HOC) South: Agricultural (A), Squaw Creek, Highway Oriented Commercial (HOC) East: Agricultural (A) West: Highway Oriented Commercial (HOC). Agricultural (A) The proposed Special Use is contextually appropriate as it relates to the existing environment because it is surrounded by established commercial and industrial commerce. Since the property lies within the Floodway Fringe. engineered designs will meet the City of Ames Municipal Code and Flood Plain Zoning Regulation. Project Description Approval of the Special Use will allow construction of a new interior access self-storage facility on 722 S. Duff Avenue. The proposed designs consist of a three-story tall interior access climate controlled self-storage structure. As required by City design standards, the architectural designs will be compatible with the styles and themes of the existing buildings surrounding the site. Designs also include interior storage room access for increased security, the benefit of noise reduction, and an aesthetically pleasing exterior. --------------- ' �,I ✓ano�w.wl.. 1 ' I:IN W R 1 /• I / 1 / i 1 1 ' 1 I 1 1 i i \ r I . ; I` 1 � i 1 L ' l 1 ' LOT 2 188.027 SO FT/ 31 ACRES ZONE ' tl 1, Other design considerations for this site include preservation of the Squaw Creek floodplain; therefore, no development will occur within the designated floodway fringe. As required by City code, flood-proofing designs will be implemented into the new structural designs. The implementation of floodplain preservation measures allows the proposed development to serve as a natural transition between the commercial developments, greenway overlay districts, agricultural lands, and Squaw Creek by creating a natural open space area. Other exterior site improvements include perimeter landscaped buffers, easement accessibility, and paved customer parking. - 3 - Justification for Special Use Permit: 1. General Standards. The Planning and Zoning Commission and the Zoning Board of Adjustment shall review each application for determining that each proposed use meets the following "General Standards". set forth in 29. 1503(4)(a). and in addition, shall find adequate evidence that each use in its proposed location will: a) The proposed Special Use will be harmonious with and in accordance with the general principles and proposals of the Land Use Policy (LUPP). d Unique Development Area Classifications ■ ■■ Urban Core Land ■ ■■ Unrversity-Impacted Land ■ ■■ New Lands-All Cutler ■■■ Near Term Lands ■ ■■■ New Lands-Existng Res►dential Land Use and Development:Around S�' Sl1a�T ■ • • - the perimeter, land uses will continue to be high density residential and now highway oriented commercial Future f ■ development will likely occur in the central portion of the sub-area. This will be largely multiple-unit residential �'F�QPOSED area with some degree of new commercial uses and some remaining single-unit detached homes. Findings: The proposed site is located east of South Duff Avenue. and north of Squaw Creek within the southernmost area of the future Urban Core Land Use Area. Thus, the zoning text amendment is consistent with the Land Use and Development Policy because the project is and will remain a Highway-Oriented commercial use. In addition, the portion of the property located in the floodway fringe will remain as a natural green space. The Urban Core Land Area contains a variety of land uses serving an assortment of needs for the community. It is also one of the most mixed-use areas of the City of Ames. The proposed project is already within an established and well-balanced commercial core and will create a natural transition with the adjacent Walmart as well as the adjacent AMES Shopping Center. U-Haul will honor the character and theme of the neighborhood while providing essential storage solutions for the community: therefore, enhancing the mixed-use character of the area. I �I This locality is also considered an attractive area in which to work and do business. U-Haul promotes social and economic sustainability by bringing neighborhood dealers and centers into the community. Neighborhood centers attract customers into the City who might otherwise not visit the area. In conclusion, the proposed Special Use for an interior access self-service storage facility is harmonious with, and in accordance with, the general principles and proposals of the Land Use Policy (LUPP) development for the Urban Core Land Use Area. b) The proposed special use will be designed, constructed, and maintained to be harmonious in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the area in which it is proposed. Findings: As required by the City design standards, the architectural designs will be compatible with the styles and themes of the existing buildings surrounding the site. Custom site designs for every U-Haul moving and storage center complement the community they serve. Standard interior floor plans have various storage room sizes including 5'x5'. 5'00'. 10'x10' and 10'x15' components. Designs also include interior storage room access for increased security.. the benefit of noise reduction, and an aesthetically pleasing exterior. (Refer to full-size plans for more details) As mentioned earlier, no development will occur within the designated floodway fringe. As required by City code, flood-proofing designs will be implemented into the new structural designs. This allows the proposed development to serve as a natural transition between the commercial developments, greenway overlay district, and Squaw Creek natural open space areas. Other exterior site improvements include perimeter landscaped buffers, safe easement accessibility. and paved customer parking areas. In conclusion, the special use will not change the essential character of the area in which it is proposed. c) The proposed special use will not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings: Safety is of the utmost importance to U-Haul and the proposed project will not be detrimental to or endanger the public health or general welfare of the community. U- Haul achieves safety by providing customers a swipe identification card which must be used to gain access into each facility and storage unit. Other security measures include individually alarmed storage rooms with customer lock and electronically controlled access areas provided for after hour business. Strategically installed video surveillance cameras and DVR equipment are also provided for twenty-four-hour site and building monitoring. Other security features include customer call stations (MAX Stations) with directory, a monitored 24-hour secured entry zone and staged entry doors. The MAX Stations are electronically controlled access areas for afterhours service. - 5 - Standard U-Haul maintenance and operation policies state that customers who wish to use the on-site dumpsters for disposing of refuse must gain permission to do so, and are assessed an additional fee. U-Haul contracts also include strict rules stating that no perishable foods, toxic chemicals. hazardous materials, flammables. illegal goods. explosives. and paints are allowed for storage in the centers. Consequently, all storage centers are safe non-smoking facilities. Customers must also agree not to store any living creatures, organisms, dead animals, or other carcasses in the units. In addition, the rental space shall not be used for residential or business operations and access to the rental space is only for purposes of storing and removing property stored in the rental space. Providing on-site 24-hour surveillance and monitoring is a standard U-Haul procedure. This increases security for our customers but has also shown to reduce crime and vandalism in the neighborhoods we serve. Finally. City approved site and building lighting will be implemented into the project designs for added public safety. Finally. the proposed special use will not be hazardous or disturbing to existing or future uses in the same general vicinity. d) The proposed special use will be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structure, refuse disposal, water and sewage facilities, and/or schools. Findings: Per the City of Ames code. Essential Public Facilities and services shall include highways, streets. police, fire protection, drainage structure. refuse disposal, water and sewage facilities, and/or schools. Essential facilities and services related to the proposed development are already available with adequate capacity to serve the development prior to its occupancy. All City standards for essential public facilities will be met as part of the construction permitting process. e) The proposed special use will not create additional requirements at public cost for public facilities and services. Findings: Per the City of Ames development code. Critical Facilities and services shall include public water, public sanitary sewer. storm water drainage. treatment, detention. transportation, and fire protection. This project is in a well-developed area of the City and critical facilities and services are available to serve the proposed construction. For this project. all critical facility standards will be met as part of the construction permitting process and approved engineered designs. - 6 - I f) The proposed special use will not involve uses, activities, processes, materials, 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 odor. Findings: The new interior self-storage facility will have no effect on the production of traffic. noise smoke, fumes, glare, or odor in the vicinity. For more than 70 years. U-Haul has incorporated sustainable practices into its everyday vehicle rental operations. U-Haul achieves reduction of driving by striving to identify convenient store locations for neighborhoods. On the average, travel distances between the U-Haul Center and our customers is only about three miles. The closer our equipment and storage facilities are to the customers, the less miles traveled and the less fuel they ultimately burn. Less fuel burned means less COz in the atmosphere. Over time. every U-Haul truck placed in a community eliminates approximately nineteen personally owned. large capacity vehicles off the roads. Using a properly sized U-Haul truck allows the homeowner to safely move in one trip. It also saves time, money, fuel, traffic, and emissions spread within the land. This Goal has been met. g) The proposed special use will be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Sec.29.804. "HOC"Highway-Oriented Commercial (1) Purpose. The Highway-Oriented Commercial(HOC)Zone is intended to allow auto- accommodating commercial development in areas already predominantly developed for this use. The zone allows a full range of retail and service businesses with a large local or citywide market. Development is expected to be generally auto-accommodating, with access from major traffic ways. The zone's development standards are intended to promote an open and pleasant street appearance;development that is aesthetically pleasing for motorists, pedestrians and the business themselves;and compatibility with adjacent residential areas. Definition. .... mini-storage warehouse facilities are permitted in the General Industrial(GI)Zone only, except that such facilities may be located in the Highway Oriented Commercial District (HOC)by virtue of a Special Use... Findings: As outlined above. the purpose of the Highway-Oriented Commercial (HOC) district is "to allow auto accommodating commercial development in the area." In addition, the zone allows a full range of retail and service businesses with a large local or citywide market and mini-storage warehouses are permitted as a special use. As it relates to auto accommodating commercial development. the interior access self- storage facility is located within an existing commercial corridor and is compatible with the nearby businesses. The site is adjacent to a Walmart, U-Haul showroom, Texas Roadhouse. and Car Wash. The proposed development provides for an organized and thoughtful plan to expand the business and the proximity of the site creates an appropriate transition between the existing commerce and Squaw Creek. - 7 - Furthermore, the proposed special use will offer expanded full-service options for customers needing moving and storage products within the surrounding neighborhoods. Quality products, attractive imaging, and brand name recognition will provide a large local and citywide market that will attract customers into the City who might not otherwise visit the location. U-Haul dealers are local area residents that understand the goals and challenges of the community in which they live and work. They are personally invested in their business and their City. The proposed business reflects both the needs of the property owner and the community. In conclusion, the proposed special use is consistent with the intent and purpose of the HOC zone. 46 dho seek 77 1 2. Commercial Zone Standards. The Planning and Zoning Commission and the Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use in a commercial zone meets the "Commercial Zone Standards". set forth in 29. 1503(4)c, which are listed below, and shall find adequate evidence that each use in its proposed location will: - . I 1 -I I. i A + VULMAXT 10, I 'AA l i� HN V 1 � • A� � w O MDT APART I . i 'AM f IMr i - '' • ._ i � '1 `•. • - ---_ - lam:• _-��__ e: I �.r J. w rR a) The proposed special use will be compatible with potential commercial development and use of property planned to occur in the area. Findings: In the City of Ames. HOC zoned properties are located along major thoroughfares and are the most common commercial zones. HOC districts provide retail, restaurant and small office uses. As discussed earlier in this report. the proposed development is in the HOC zone. The exhibit above also shows that it is within one of the city's most prominently expanding commercial strips. It also demonstrates that the existing businesses adjacent to the site are a Walmart. U-Haul showroom, Ames Center, Jimmy John, Safelite and Tuffy Auto center. North of the site at the intersection of South Duff Avenue and southeast 5th Street is a Wendy's restaurant. LOF Carwash, Advanced Auto Parts. and En-Tire Car Care shop. Across south Duff Avenue and west of the site is a welding shop. Sprint store, Texas Roadhouse. and an Auto Zone. It is apparent by the mixed commercial nature of the area that the proposed interior access self-storage building is a well-suited use. Our intent is to build a state of the art climate-controlled internal access self-storage facility. The proposed special use will be an improvement to the adjacent U-Haul center because it will provide the community a more comprehensive moving and self-storage business. Furthermore. the proposed storage facility is setback approximately 460 feet from South Duff Avenue and will not disrupt the quality of the existing commercial core. Hence. the proposed special use augments the potential commercial development and use of property occuring in the area. b) The proposed special use will represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable in relation to the benefit. Findings: The floodway constraints on this parcel make it a challenging site to develop and that is why the interior access self-storage building works well for the portion of the land that can be improved. The intent of the development is to expand the existing U-Haul business in order to provide a wider variety of moving and storage services to the community. Overall, the site design will provide a variety of storage uses with minimal impact to the surrounding neighborhoods while complying with the HOC district policies. U-Haul has always been an innovative and entrepreneurial business. In this case, the company will be taking a vacant commercial property and turning it into a productive business that will generate taxes. provide jobs. and promote economic vitality. For these reasons, the proposed special use will represent a sufficiently desirable need for the entire community and the loss of commercial land is justifiable in relation to the benefit. - 10 - c) The proposed special use will be consistent with all other applicable standards in the zone. Findings: Per previous discussions. the proposed development is in the HOC district and self-storage is permitted as a special use. It was also determined that an established commercial region surrounds the proposed site. Since the property is located within a well-balanced commercial community, U-Haul intends to honor the character and theme of the area. Most importantly. U-Haul is providing valuable moving and storage services. jobs, and tax revenue. As a result. the proposed special use is consistent with all applicable standards in the HOC zone. Conclusion U-Haul is committed to sustainable development through environmental protection. social responsibility, and economic efficiency. The proposed interior access self-service storage center fits within the mixture of commercial trades surrounding the property and is a permitted special use in the HOC district. U-Haul also promotes social and economic sustainability by bringing neighborhood dealers and centers into the community. Neighborhood U-Haul centers attract customers into the City who might not otherwise visit the location. In addition. U-Haul dealers are local area residents that understand the goals and challenges of the community in which they live and work. They are personally invested in their business and their City. Furthermore. our dealers strive to provide quality products and service to ensure their own success, and in turn. support neighboring commerce. This business model allows local dealers the ability to serve and support the community while improving their own chances of survival through expanding economies. Thus. the U-Haul financial model improves the City's economic development goals. In conclusion, we would like to request City staff approval to build an interior access climate controlled self-service storage center as a Special Use. We look forward to receiving further building permit and construction guidelines. - 11 -