HomeMy WebLinkAboutA004 - Staff Report dated August 14, 2019 (2) Item #: 3
Date: 08-14-19
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
MEETING DATE: August 14, 2019
REQUEST: To allow reduction in the off-street parking drive aisle width to be
less than the required 24-foot width.
DEVELOPER/
OWNER: Delta Omicron House Corporation
LOCATION: 120 Lynn Avenue
ZONING: "RH" — (Residential High Density) O-UIE
BACKGROUND:
The Developer of the .61-acre site is in the process of seeking site plan approval and
demolition permit approval for construction of a new sorority house to replace the existing
house at 120 Lynn Avenue. The development proposal consists of a 3-story, 66-bed
sorority house with parking located on the south and east sides of the building. A site plan
and location map is shown below. (Attachments A and B)
Parking in the RH zoning district for Greek houses is required at a rate of 1 space for
every 3 beds, totaling 23 parking stalls as proposed. The developer is requesting the
dimension exception to allow for less drive aisle width along the south side of the building,
in order to accommodate the desired dimensions of the new building, required
landscaping dimensions, and site setbacks.
APPLICABLE REQUIREMENTS:
Chapter 29, Section 29.406(9) of the Municipal Code, states:
(c). . . In circumstances where a strict application would result in unnecessary
practical difficulties, the Zoning Board of Adjustment may, after notice and hearing,
authorize such specific, limited exceptions to the [above] table of dimensions as it
shall find warranted and consistent with:
(i) adequate space for maneuvering of trucks, vans and full sized
passenger vehicles.
(d) No exceptions shall be allowed for any other feature of the off street parking
rules...
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REQUESTED EXCEPTION:
A reduction of the required off-street parking drive aisle width on the south side of the
building from 24' to 22'.
FINDING
S:
1 . The contract owner/developer is developing the property noted above to allow for
the construction of a new sorority house on the .61-acre site. The applicant has
met all other site and zoning requirements on their proposed site plan.
2. The proposed redevelopment of the site will remove the existing sorority house on
the property and develop a new three-story building. A surface parking area is
proposed on the south and east sides of the overall property.
3. As proposed, the project requires a total of 23 parking spaces. The applicant is
providing 23 parking spaces on site dimensioned at 17.5 X 9 along the south side
and 9X19 along the east side.
4. The proposed development includes the required high screen landscaping in the
form of a fence, trees and some low grasses and shrubs along the south, east and
north property lines abutting the parking lot. The dimensions along the south
property line meet the minimum required 7-foot wide planter area as required in
section 29.403(2).
5. A 3-foot area exists between the drive aisle and the south side of the building;
however, it includes a building entrance to the south that is shown with a 2-foot
landing between the door and the drive aisle. If the drive aisle were to be expanded
to a 24-foot width, it would eliminate any landing area in front of the door. Having
a 2-foot landing is already less than desirable.
6. The parking stalls and drive aisle east of the building meet standard required
dimensions.
ANALYSIS: The Zoning Ordinance states that an Exception shall meet the
following standards:
The exception is warranted and consistent with adequate maneuvering of trucks,
vans and full-sized passenger vehicles?
The request is for a reduction in the required off-street parking drive aisle width on the
south side of the building from 24' to 22'. The project engineer indicates that there is
adequate maneuvering space for all three types of vehicles. A graphic of the parking lot
maneuvering will be provided by the engineer for the board's review prior to the meeting.
Drive aisle width is a function of safety and access management. Frequency of use is a
strong determinant as well as consideration for the users and types of vehicles needing
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to be accommodated. Additionally, areas that are substandard in size make access and
maneuvering more challenging. The required parking lot landscaping is being provided in
accordance with the city's landscaping standards in Section 29.403 which allow adequate
area for plant growth and to reduce heat island effect in the parking lot.
The City's current dimensions are a prototype applicable in a variety of situations,
including high-turnover retail situations. In this case, the frequency of use is less than a
retail environment. The typical use of the site will be from residents of the sorority house
and occasional delivery and trash pickup vehicles. Based on information from the project
engineer, the reduced aisle width will still provide reasonable access to the parking and
site. Adequate maneuvering of fire trucks on the site has been met and approved by the
Fire Department. Parking stall depths have been designed to meet allowed minimum
depth standards of Sec. 29.406(9)(e) when abutting a 7-foot landscape planter.
Therefore, staff believes that this request for a reduced aisle width is consistent with this
standard.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve this request for an exception to
Section 29.406(9)(c) of the Zoning Ordinance to allow for less drive aisle width
than required of 22'.
2. The Zoning Board of Adjustment can deny this request for an exception to Section
29.406(9)(c) of the Zoning Ordinance to allow for less drive aisle width than
required of 22' and required the applicant to meet the minimum 24' wide drive aisle
requirement.
3. The Zoning Board of Adjustment can refer this request back to staff and/or the
applicant for further information.
DEPARTMENT RECOMMENDATION:
The Zoning Ordinance allows for an exception to required drive aisle width to be granted
by the Zoning Board of Adjustment, when the exception is warranted due to practical
difficulties and as long as landscape features are protected and adequate space for
maneuvering of trucks, vans, and full sized passenger vehicles is provided. Staff believes
these criteria are met with this plan.
Compliance with all other standards such as landscaping, setbacks, and infrastructure
improvements to current ordinance standards are met.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Zoning Board of Adjustment accepts Alternative #1, which is an exception
to Section 29.406(9)(c) of the Zoning Ordinance, allowing a reduction in the
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required off-street parking drive aisle width on the south side of the building from
24' to 22'.
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