HomeMy WebLinkAbout~Master - Variance to allow for a reduction in the required number of commercial parking stalls for a proposed commercial use within an existing building at 233 Washington Avenue CITY OF AMES, IOWA MAR 14 2018
ZONING BOARD OF ADJUSTMENT
IN THE MATTER OF THE APPLICATION CITY OF AMES. IOWA
OF DANA THOMANN, FOR A CASE NO. 18-02
VARIANCE, SECTION 29.1504 OF THE
AMES MUNICIPAL CODE, TO ALLOW GEOCODE NO. 09-11-102-090
FOR A REDUCTION IN THE REQUIRED
NUMBER OF COMMERCIAL PARKING DECISION & ORDER
STALLS FOR A PROPOSED
COMMERCIAL OFFICE USE WITHIN AN
EXISTING BUILDING ON THE
PROPERTY LOCATED AT 233
WASHINGTON AVENUE
FACTS
Applicant Dana Thomann has applied for a variance to allow for a reduction in the required
number of parking spaces in order for the home located at 233 Washington Avenue to be
converted to a commercial office use. The variance is for an office use to provide two or three
parking spaces on site rather than the five required parking spaces. The property owner can
accommodate two parking spaces on site in the current configuration of the property or a third
space could be added by removing a detached garage and adding a third parking space with
approval of stacked parking.
Applicant is making this request as she intends to sell the property and asserts that it is difficult
to sell this property for its current residential use and desires to sell the property to a buyer
interested in it for a commercial office use which is allowable within the South Lincoln Mixed
Use District. City Planner Justin Moore reviewed the site plan, project description, applicable
law and Findings of Fact and Conclusions. The gross area of the structure is 1,361 square feet
with approximately 825 square feet on the ground floor. The intent is to convert the whole home
to an office use. One space for every 300 square feet of office space is the requirement. The
required parking is calculated as 4.5 parking spaces, which rounds up to 5 whole parking spaces.
Two existing parking stalls are located on the west side of the home accessed from South 3`d
Street. It is not possible to add three additional stalls at this location due to dimensions of the
property and location of the existing home. It is also not possible to add three additional stalls in
the front of the home as parking is not allowed in the front yard and the Board previously denied,
a variance to construct parking in the front yard.
The subject property is a non-conforming 5,280 square foot parcel, where the zoning district
minimum is 6,000 square feet. The house is situated with the front door facing Washington
Avenue and is setback from the front property line approximately 25 feet. The proposed
Variance is to locate a minimum of two 19-foot deep parking stalls west of the building where
current parking for the home exists. A third parking stall could be added on the west side of the
property with removal of the accessory building and approval of stacked (tandem) parking.
2
It was indicated that the proposed use would be a small leasing office for rental properties and
the residential appearance of the existing home would be maintained. Visits to the site would be
short and infrequent and the reduced parking would not affect traffic patterns or on-street parking
in the area of the home. The proposed commercial use of the site is seen as a low intensity use
and is compatible with commercial and residential uses already allowed in the South Lincoln
Mixed-Use District. Expenses incurred over the past three years relating to property
improvements were discussed. A substantial amount of these costs are related to general upkeep
and repairs to the property with some costs associated with preparing the property for registration
as a rental unit. The property is currently not a registered rental and additional investment is
needed to meet the City's rental ordinance standards. If met, the asking price would cover the
majority of the expenses incurred over the few years.
Mr. Moore confirmed the Variance would remain with the property if approved. The Board
expressed concerns that future commercial uses of the property would generate more traffic, thus
changing the character of the neighborhood. Ms. Bradbury also stated that other issues could
arise if visitors to the site park on-street and too close to the corner. Ms. Schoeneman stated that
if the criterion regarding public interest is found to be met, not only would problems be created
for future uses of the property, but also for the neighborhood. The character of the neighborhood
would be changing if other non-conforming lots and residential homes do the same.
The Board agreed that without a to-scale site plan depicting the layout of the proposed parking,
the request is difficult to approve. The applicant would need to apply for a Special Use Permit
for stacked parking, and a Minor Site Plan would be needed to ensure landscaping standards are
met. They questioned if three parking spaces with landscaping could be accommodated on the
site. The Board felt Staff was generous with the criteria that was said to be met, and believes the
property could be sold for what the applicant paid.
DECISION The Board considered the facts as detailed above and provided in the staff report,
and found that all of the relevant standards in Section 29.1504were not met and established by
the Applicant.
ORDER
WHEREFORE, IT IS ORDERED that the applicant is DENIED, pursuant to Ames Municipal
Code Section 29.1504, a Variance to allow for a reduction in the required number of commercial
parking stalls for a proposed commercial office use within an existing building on the property
located at 233 Washington 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 14th day of February 2018.
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Heidi Petersen elby 1
Secretary to the Board Chair