HomeMy WebLinkAboutA004 - Staff Report dated October 10, 2018 ITEM #: 2
DATE: 10-10-18
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: September 26, 2018
CASE FILE NO.: EXCEPT-000543
REQUEST: Exception to the Parking Lot Landscape Area Dimension Requirement
for the property located at 304 and 308 E. Lincoln Way.
PROPERTY Rick Kasperbauer, Jay Kasperbauer
OWNER:
LOCATION: 304 and 308 E. Lincoln Way
ZONING: "HOC" (Highway Oriented Commercial)
BACKGROUND AND PROJECT DESCRIPTION:
Mayfair Cleaners is proposing to relocate their current operations and build a new dry
cleaning and laundry facility. They propose to consolidate two parcels at 304 and 308 E.
Lincoln Way, with a lot area of 13,398 square feet for their new location. The property is
zoned "HOC" Highway Oriented Commercial and is currently vacant.
A single 2400 square foot building is proposed at the northeast portion of the site, set
against the front and side setback lines. The front lot line setback is 20 feet and the side
yard setback from the alley is 5 feet.
Eight parking spaces plus one delivery van space are included. Access to the site is
proposed from High Avenue with a connection to the adjacent alley on the east side of the
site.
The applicant wishes to have a pick-up/drop-off area to accommodate customers. It is
proposed to be located at the south end of the building facing west. The drive aisle adjacent
to the pick-up / drop-off area is designed with a width of 14 feet to accommodate the ease of
circulation around the pick-up/drop-off area. The code requires pavement areas to be
setback a minimum of 3 feet from adjacent property lines. The applicant is requesting an
exception to the pavement setback in this area, to allow a zero setback. The applicant is
also the owner of the adjacent property.
Current landscape regulations require a minimum 10-foot wide front yard landscape and
parking and loading area landscaping. Other the exception request, the applicant is in
compliance with the requirements of Sec. 29.403 Landscaping and Screening. The
exception is for a pavement setback and does not impact any of the required landscaping.
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The landscaping will include a total of 8 overstory trees, 16 shrubs, 80 ornamental grasses,
and 36 decorative perennials.
APPLICABLE LAW:
Chapter 29, Section 29.403.1. of the Zoning_Ordinance states the e following:
(F) Perimeter Parking Lot Planters and Bufferyards.
(ii) When a perimeter bufferyard is not required, parking lots must be setback a minimum of
three feet from all side and rear property lines. Parking lot planters less than 5 feet that are
not landscaped do not count towards base zone requirements. Planting areas less than 5
feet in width shall not include turf or lawn, but may have other low maintenance ground
cover or ornamental plantings.
Chapter 29 Section 1506, of the Zoning Ordinance states the following:
(4) When Authorized. The Zoning Board of Adjustment is authorized to grant the following
exceptions:
(d) Commercial Parking lot side and rear landscape setback requirement of 29.403.
(5) Review Criteria. Before an exception can be granted, the Board of Adjustment shall
establish that the following standards have been or shall be satisfied:
(e) Commercial Parking lot side and rear landscape setback. All of the following criteria must
be met for the Board to grant the exception and the overall site must comply with all
development standards. (The standards are listed in this report below.)
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site plan provided in the application, the following findings of fact
and conclusions may be made regarding the standards of approval.
(i) Adequate provisions for meeting required parking lot landscaped area and planting
requirements have been made to account for the reduced parking lot setback.
Findings of Fact: The landscaping code does not require any perimeter bufferyard in
this area. The required landscaping and planting requirements have been met in
accordance with code.
Conclusions: The required parking lot landscape area and landscaping requirements
meet code requirements. It can be concluded that the site meets the Commercial
Parking Lot Side and Rear Landscape Setback Standard (i) for an Exception.
(ii) Providing the dimensional and location requirements of parking spaces necessary
to serve the proposed use are not feasible while maintaining a setback for the parking
lot.
Findings of Fact: The proposed 2400 square foot building is located tightly to north
and east setback lines. The applicant states that the remaining area between the
building and the adjacent rear property line cannot accommodate the required 3 foot
pavement setback and at the same time provide a drive aisle around the pick-
up/drop-off area that is wide enough for safe turning. By eliminating the 3 foot
pavement setback requirement, a 14 foot wide drive aisle can be provided. The
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adjacent property is owned by the same property owner. The adjacent site will remain
in its current use and is not part of this development.
Conclusions: The elimination of the pavement setback has little impact upon the
adjacent property as both properties are owned by the same entity and the area of
impact is the rear property line of that parcel. Furthermore, the elimination of the
setback does not reduce any of the required landscaping. Vehicular circulation is
improved by having the wider drive aisle that would not otherwise be available
without the exception. It can be concluded that the site meets the Commercial
Parking Lot Side and Rear Landscape Setback Standard (ii) for an Exception.
(iii) That the landscape standards in Section 29.403 allowing Planning Director
alternative compliance and waiver authority are not appropriate to allow approval of a
Site Development Plan.
Findings of Fact: The applicant is not requesting a waiver of the landscape standards.
The quantity of required landscaping will not be reduced by granting an exception to
the pavement setback.
Conclusions: The applicant is in compliance with the landscape requirements. It can
be concluded that the site meets the Commercial Parking Lot Side and Rear
Landscape Setback Standard (iii) for an Exception.
(iv) That a reduction of side or rear parking lot setbacks will not impair or infringe
upon the use of neighboring property or be detrimental to the public health, safety or
general welfare.
Findings of Fact: The granting of the exception will not infringe upon the use of the
adjacent property. The exception area is at the rear property line of the adjacent
parcel. Additionally, the adjacent property is owned by the same property owner.
Conclusions: Granting of the exception will not be detrimental to the public health,
safety, general welfare or use of the adjacent parcel. It can be concluded that the
site meets the Commercial Parking Lot Side and Rear Landscape Setback
Standard (iv) for an Exception.
PUBLIC COMMENTS:
Notification was made to all owners of property within 200 feet. A notice of public hearing
was placed on the property and published in the newspaper. As of this writing, no comments
have been received.
ALTERNATIVES:
The Zoning Board of Adjustment may approve, modify or deny the request.
1 . The Zoning Board of Adjustment may approve this request for an Exception to the
Parking Lot Landscape Area Dimension Requirement for the property located at 304
and 308 E. Lincoln Way, by adopting the findings and conclusions noted above.
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2. The Zoning Board of Adjustment may approve this request for an Exception to the
Parking Lot Landscape Area Dimension Requirement for the property located at 304
and 308 E. Lincoln Way by adopting the findings and conclusions noted above, with
added conditions that the Commission deems appropriate.
3, The Zoning Board of Adjustment may deny this request for an Exception to the
Parking Lot Landscape Area Dimension Requirement for the property located at 304
and 308 E. Lincoln Way by finding that the project does not meet the criteria of
Section 29.1506(5).
4. The Zoning Board of Adjustment may refer this request back to the applicant or to
City staff for additional information.
RECOMMENDED ACTION:
Staff concludes that the proposed dry cleaning and laundry facility, at 304 and 308 E.
Lincoln Way is consistent with the exception standards required for granting for an
Exception to the Parking Lot Landscape Area Dimension Requirement. Therefore, based
upon the Findings of Fact and Conclusions above, it is the recommendation of the
Department of Planning and Housing that the Zoning Board of Adjustment act in
accordance with Alternative #1.
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Attachment A
Site Location Map
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LOCATION MAP
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Attachment B
Site Layout and Dimensioning Plan
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Attachment C
Landscape Drawings
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