HomeMy WebLinkAboutA002 - Letter to Board Members received October 10, 2018 REICENE®
OCT 10 2018
October 81h, 2018
CITY OF AMES,IOWA
City of Ames Zoning Board of Adjustment DEPT.OFPLANNiNG&HOl1Si�G
RE: Request to grant a Special Use Permit to allow an Interior Climate Controlled Mini-storage
Facility in a Highway-Oriented Commercial (HOC) Zone.
Dear Board Members,
OnPoint Development, LLC, (OnPoint) respectfully submits the following supporting information
for the proposed application addressing each of the General Standards and Commercial Zone
Standards listed below.
1. General Standards. The Zoning Board of Adjustment shall review each application for the
purpose of 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) Be harmonious with and in accordance with the general principles and proposals of the
Land Use Policy Plan (LUPP).
The following excerpts are taken from the City of Ames LUPP:
Chapter One- Planning Base:
This application supports several Objectives under "Goals for a New Vision."
Goal No. .1. Recognizing that additional population and economic growth is likely, it is the goal
of Ames to plan for and manage growth within the context of the community's capacity and
preferences. It is the further goal of the community to manage its growth so that it is more
sustainable, predictable and assures quality of life.
Utilizing existing square footage for a necessary amenity that would otherwise remain empty
allows for a more sustainable location compared to new greenfield development. Since the
LUPP was adopted in 1997,the rate of growth in Ames has exceeded the initial projections by
nearly double;whereby putting further strain on managing growth.
Goal No. Z. In preparing for the target population and employment growth, it is the goal of
Ames to assure the adequate provision and availability of developable land. It is the further
goal of the community to guide the character, location, and compatibility of growth with the
area's natural resources and rural areas.
Objectives. In assuring and guiding areas for growth,Ames seeks the following objectives.
2.A. Ames seeks to provide at least 600 to 2,500 acres of additional developable land within the
present City and Planning Area by the year 2030. Since the potential demand exceeds the
supply within the current corporate limits, alternate sources shall be sought by the community
through limited intensification of existing areas while concentrating on the annexation and
development of new areas. The use of existing and new areas should be selective rather than
general.
Utilizing existing space will lessen the constraint on the area's natural resources and rural areas,
especially since the potential demand is projected to exceed the supply within the current City
of Ames corporate limits. The proposed use will not intensify the existing area since the
building currently exists and storage is a lower intensity use when compared to commercial.
2.8. Ames seeks to assure the availability of sufficient suitable land resources to accommodate
the range of land uses that are planned to meet growth. Sufficient land resources shall be
sought to eliminate market constraints.
This necessary use/amenity will accommodate current and future growth and will occupy an
existing resource that can be utilized in lieu of taking away from other valuable land resources.
2.C. Ames seeks a development process that achieves greater compatibility among new and
existing development.
The proposed application provides a more compatible, less intensive alternative use that
provides a buffer between the existing residential and commercial retail developments.
2.D. Ames seeks a development process that achieves greater conservation of natural resources
and compatibility between development and the environment.
Utilization of existing resources to meet the City's growth demands will conserve natural
resources from being developed or impacted.
2.E. Ames seeks to integrate its planning with that of Story County and surrounding counties in
assuring an efficient and compatible development pattern, and in assuring that there are
adequate agricultural resources to serve the region.
This proposal will alleviate the need for fringe development that consumes agricultural
resources.
Goal No. 4. It is the goal of Ames to create a greater sense of place and connectivity, physically
and psychologically, in building a neighborhood and overall community identity and spirit. it is
the further goal of the community to assure a more healthy, safe, and attractive environment.
Objectives. in achieving an integrated community and more desirable environment,Ames seeks
the following objectives.
4.A. Ames seeks to establish more integrated and compact living/activity areas (i.e.
neighborhoods, villages) wherein daily living requirements and amenities are provided in a
readily identifiable and accessible area. Greater emphasis is placed on the pedestrian and
related activities.
Providing an interior climate controlled mini-storage amenity in a readily identifiable and
accessible area such as the South Duff Corridor will meet the integrated and compact activity
objective by allowing citizens access without the need to travel far distances and in conjunction
with completing other daily errands in the adjacent shopping center.
4.B. Ames seeks to physically connect existing and new residential and commercial areas
through the association of related land uses and provision of an intermodal transportation
system.
Through buffering the existing residential and commercial areas, this land use provides an
amenity directly correlated to residential uses (storage of personal goods) conveniently located
in an area of high traffic (retail, restaurant, and commercial goods and services).
Goal No. 5. It is the goal of Ames to establish a cost-effective and efficient growth pattern for
development in new areas and in a limited number of existing areas for intensification. It is a
further goal of the community to link the timing of development with the installation of public
infrastructure including utilities, multi-modal transportation system, parks and open space.
Objectives. In defining the growth pattern and timing of development, Ames seeks the following
objectives.
S.A. Ames seeks to establish priority areas for growth in which there are adequate and available
land resources and infrastructure to meet the major development requirements through the
year 2030.
This proposal alleviates the need to consume additional land resources and eliminates the need
to provide additional infrastructure.
S.B. Ames seeks to attract public and private capital investment in the priority areas for growth
on a concurrency basis (i.e. having infrastructure available at the time of development
approval). Public capital improvements (e.g. trunk lines and a major street system) could be
used to leverage the location of development and the availability of land.
Significant private capital investment is proposed for this aging building which will utilize
existing capital improvements (utilities, street network, already developed land) and eliminate
the need to utilize precious land resources or new infrastructure to meet growth demands.
S.C. Ames seeks the continuance of development in emerging and infill areas where there is
existing public infrastructure and where capacity permits.
The proposed redevelopment into interior climate controlled mini-storage at this infill location
can utilize existing public infrastructure and reduce the demand on such; le. reduced traffic and
energy consumption.
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Chapter Two -Land Use:
The LUPP Future Land Use Map designates this property as Highway-Oriented Commercial. This
application supports the context of the Future Land Use Map as no change in zoning or general
land use is proposed. Additionally, this application preserves existing and future industrial land
and buildings for economic and employment uses.
Chapter Three -Mobility:
Interior Climate Controlled Mini-storage Facilities generate average daily vehicle trips of about
3%-7% when compared to a typical retail store; > 90% reduction in trips. This application will
not have a negative impact on vehicle mobility along South Duff Avenue as a result.
Chapter Four-Environmental:
This application does not impact any resources as shown on the Greenways and
Environmentally Sensitive Lands Map and provides an "environmental-friendliness" alternative
to new development in harmony with Goal No. 3 in Chapter One of the LUPP.
Chapter Five-Parks, Recreation, and Open Space:
This application will not add any additional strain nor impact existing facilities.
(b) Be designed, constructed, operated and maintained so as 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.
The existing aging building is proposed to be physically enhanced on the exterior to provide a
more visually aesthetic appearance. The interior climate controlled mini-storage will be
professionally operated and maintained as a first-class facility. No individual units will be
accessible from the exterior. Customer access in and out of the facility will be through a central
interior loading area on the south elevation (the former Kmart auto service center). An existing
dense vegetative buffer exists along the west property line further screening the existing
building from neighboring residences.
(c) Not be hazardous or disturbing to existing or future uses in the same general vicinity.
The proposed facility will not allow for the storage of hazardous materials. Significant fire
sprinkler enhancements will be installed to protect the building. Access in and out of the facility
will be accessed, secured, and monitored at the southern end of the building away from the
residences to the west.
(d) 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.
The facility will be served by existing public facilities and services. The facility will be self-
monitored and alarmed, significant upgrades to the fire sprinkler system will be installed, and a
reduction in vehicle trips will be experienced. Existing utilities are adequate to serve the space,
refuse disposal will be monitored and minimal, and schools are not impacted by storage
facilities.
(e) Not create excessive additional requirements at public cost for public facilities and
services.
No additional requirements will be required at a public cost for the facility.
(f) 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 odors.
Storage is a relatively static, low intensity use that produces minimal traffic. Interior access and
loading produces negligent amounts of noise. Smoke, fumes and odors are not typical with
storage facilities, particularly climate-controlled ones. Glare from exterior lighting is usually less
than a typical commercial use due to low intensity lighting needed for the self-monitored,
interior accessed security that is provided.
(g) Be consistent with the intent and purpose of the Zone in which it is proposed to locate
such use.
Interior climate controlled mini-storage is a contemplated and complimentary use within the
HOC zone. Like other service-oriented uses located in commercial zones, storage provides an
amenity for residents. Per Section 29.804 of Article 8 in the City of Ames Zoning Code,the HOC
Zone purpose 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]
which, mini-storage is characteristic of.
2. Commercial Zone Standards. 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:
(a) Be compatible with the potential commercial development and use of property planned
to occur in the area.
The facility will remain an integral part of the existing building and proposed enhancements
that will occur on the east and south elevations. Aesthetically, the facility will be harmonious
with the proposed Kmart redevelopment. The facility will provide a necessary citywide amenity
that can be conveniently accessed while purchasing goods and services in the immediately
adjacent commercial center. The low intensity use and negligible parking demand for storage
provides for compatibility with the more high intense commercial retail. Location of the storage
in the rear of the center allows for high visibility to be proffered to the retail uses requiring
such.
(b) Represent the sufficiently desirable need for the entire community that the loss of
commercial land is justifiable in relation to the benefit.
OnPoint plans to convert roughly 38%of the rear portion of the structure, about 46,000 square
feet (first level) to storage. The abandoned Kmart building is over 290 feet deep and national
retailers won't accept store footprints that stretch this distance. Self-storage doesn't need the
frontage, but needs the space, whereas retailers need the frontage, but not the space.
Converting the rear portion of abandoned big-box retail stores to self-storage has been
implemented elsewhere around the country and the self-storage component is an extremely
important component allowing for the viability of the overall project. Additional retail
development is proposed which will replace the area converted to self-storage by over 150%;
roughly 70,500 sf of new retail construction is proposed.
(c) Be consistent with all other applicable standards in the zone.
The existing building and proposed facility complies with the Development Standards within the
HOC Zone under Section 29.804 of Article 8 and complies with all other applicable HOC
Standards, Article 4 Development Standards, and Mini-storage Warehouse Facilities standards
in Section 29.1308 of Article 13 in the City of Ames zoning code.
In working closely with the City, we have settled on a proposal to create a vibrant center that
will completely transform this aging property. OnPoint appreciates your consideration and we
look forward to moving this redevelopment project forward together.
Sincerely,
OnPoint Development, LLC
Todd Dwyer, President