HomeMy WebLinkAboutA005 - Staff Report dated October 23, 2019 Item #: 3
Date: 10-23-19
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
MEETING DATE: October 23, 2019
REQUEST: To allow reduction in the parking lot drive aisle width to be less
than the minimum required 24-foot width, and the length of parking
spaces to be less than the minimum required 19 feet. as proposed
by the Applicant.
DEVELOPER/
OWNER: Ames Phi Kappa Building Company
LOCATION: 2110 Lincoln Way & 117 Beach Avenue
ZONING: "RH" (Residential High Density)
"O-UIE (East University Impacted Overlay District)
BACKGROUND:
Phi Kappa Theta fraternity is proposing removal and reconstruction of the existing
deteriorated parking lot paving on their property at 2110 Lincoln Way (location of the
fraternity), and 117 Beach Avenue (location of a 6-unit apartment building). The existing
parking lot is shared by occupants of the two buildings. The new parking lot will continue
to be shared. (See Attachment A: Location Map, and Attachment B. Existing Conditions
& Removals.)
A Plat of Survey to consolidate the parcel for the fraternity, and the parcel for the
apartment building, into a single Parcel "N". was approved by the City Council on October
8, 2019. Once the Plat of Survey is filed with the Story County Recorder's Office, and a
copy of the recorded Plat is received by the City Clerk's Office there will be one parcel
addressed as 2110 Lincoln Way,
A Minor Site Development Plan application for the proposed parking lot has been
received, and reviewed by staff. (See Attachment C: Site Plan, and Attachment D.-
Landscape Plan.) The site plan cannot be approved by staff, without the granting
of an "Exception to Parking Area Dimensions" by the Zoning Board of Adjustment,
since there are drive aisle and parking space dimensions that do not meet the
current zoning standards.
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The applicant requests an exception to allow a length of 18 feet, instead of the
required 19 feet, for eleven proposed parking spaces next to the west property line,
in the rear yard behind the fraternity, and the apartment building. The second part
of the request for an exception is for a reduction in the width of the drive aisle
between the two buildings that varies in width from 16.1 feet to 21.6 feet. The
minimum required drive aisle width is 24 feet.
No overhang is allowed for the spaces that are proposed with an 18-foot length because
the planter area next to the paving is less than seven feet deep. Standard parking spaces
that abut a planter area at least seven feet in depth may allow for vehicle overhang of 18
inches with an improved (paved) space that is 17 feet 6 inches in length. Four proposed
parking spaces in the front yard meet this standard for stalls that will be 17 feet 6 inches
in length.
The property owner desires to construct the new parking lot in the same location as the
parking lot that is being removed. The fraternity provides housing for thirty-two members,
which requires eleven parking spaces (1 space/3 beds). The six-unit apartment building
includes five (two-bedroom units), which requires fifteen spaces (1 .25 spaces/bedroom).
A total of twenty-six parking spaces are required to serve the two residential uses. The
proposed site plan includes twenty-six spaces. A total of thirty-five vehicles parked on-
site were observed on a recent site visit, but many were parked in spaces that either do
not meet the minimum required dimensions, or the drive aisle serving the spaces is too
narrow.
The existing parking lot has a number of nonconformities, and there is not adequate space
on the site to construct a new parking lot, and bring all the nonconformities into
compliance with the current zoning standards. The property owner is required to
construct the minimum number of required parking spaces for the uses that exist on the
property. Any increase in the nonconforming aspects of the existing parking lot is
prohibited. It is generally the policy of the City to eliminate such other nonconformities as
quickly as practicable. See Section 29.307(5)(b) of the Municipal Code.
The applicant is addressing many of the nonconformities that exist with the current
parking lot. Front yard parking along Beach Street is not permitted in the RH zoning
district. The proposed site plan includes front yard parking; however, it has been setback
ten feet from the property line along Beach Avenue. The width of the front yard parking
area has increased by ten feet to accommodate parking spaces and a drive aisle that
meet the minimum required dimensions. The number of parking spaces in the front yard
has been decreased from twelve to nine in the proposed site plan. The proposed amount
of land area paved for parking in the front yard is approximately the same as existing. The
nonconformity of the front yard parking in the proposed site plan will not be resolved, but
the proposed site plan will not increase the nonconformity.
Landscaping is required for new parking lot. The width of the landscape area along the
perimeter of the parking lot next to the west and south property lines is only one to two
feet wide, and does not meet the minimum required seven-foot wide planter area for
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trees, nor does it allow for any overhang for vehicles along the west property line. A high
screen is also required when abutting a residential zone. The site plan does not include
a high screen, so that portion of the parking lot landscaping will remain as nonconforming.
The proposed site plan adds four additional trees along the perimeter of the front yard
parking to meet the minimum requirements for the number of parking lot trees. Seven
are required, and eight (four proposed and four existing) are shown on the Landscape
Plan. Parking lot landscaping along the south and west perimeters will remain as
nonconforming.
There are no handicap-accessible parking spaces in the existing parking lot. The
proposed site plan includes two handicap-accessible spaces. One is van-accessible.
This meets the minimum number required based upon the total number of spaces in the
parking lot. This existing nonconformity will be eliminated by construction of the new
parking lot.
In the existing parking lot, there is a trash dumpster that is not enclosed to meet screening
standards. The proposed parking lot includes an enclosure for the dumpster to meet
current zoning requirements. This existing nonconformity will be resolved with
construction of the dumpster enclosure in the new parking lot.
APPLICABLE REQUIREMENTS:
Chapter 29. Section 29.406(9)(c)&(d) 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 [see Table
29.406(9)-1 and Table 29.406(9)-2] 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..."
REQUESTED EXCEPTION:
The requested exception involves drive aisle width in two locations between the fraternity
and the apartment building, and a reduction in the length of eleven parking spaces along
the west property line from the required 19 feet, to a length of 18 feet.
The proposed site plan (See Attachment C: Site Plan.) shows a reduction in the width of
the drive aisle from the required 24 feet to 16.1 feet, and a second reduction in the width
of the drive aisle from 24 feet to 21 .6 feet. Both reductions of the drive aisle width are
located between the fraternity building and the apartment building.
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FINDINGS:
1 . The paved surface of the existing parking lot has deteriorated to the point that the
parking lot is in need of reconstruction. The entire paved surface must be removed
and replaced to continue to serve as parking for the occupants of the fraternity,
and the apartment building.
2. The property owner proposes to remove the existing parking lot paving, and
construct a new parking lot in the same location on the property.
3. The proposed parking lot will include a total of twenty-six parking spaces, including
two handicap-accessible spaces to meet current zoning requirements.
4. Features of the existing parking lot that are nonconforming with current zoning
regulations include front yard parking. dimensions of parking spaces and drive
aisles. handicap-accessible parking, lack of a trash enclosure and parking lot
landscaping. The proposed parking lot that will continue to be nonconforming with
respect to front yard parking.. and parking lot landscaping.
5. The proposed Minor Site Development Plan meets all site plan, and zoning
requirements, including parking space, and drive aisle dimensions, with the
exception of the nonconformities described in this report that will remain, and the
parking space and drive aisle dimensions for which an exception by the Zoning
Board of Adjustment is requested by the property owner.
ANALYSIS:
Chapter 29, Section 29.406(9)(c) 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 [see
Table 29.406(9)-1 and Table 29.406(9)-21 as it shall find warranted and consistent
with:
(i) adequate space for maneuvering of trucks, vans and full-sized passenger
vehicles.
The request is for a reduction in the required drive aisle width between the fraternity and
the apartment building. The reduction in width does not significantly affect access to any
of the proposed parking spaces. Only one of the proposed parking spaces is affected by
these reductions, and there is an additional fifteen feet of paved area north of the drive
aisle for a vehicle in that space to use as they back out of the stall. The garbage truck
that empties the dumpster also has room to maneuver, since there is a looped drive aisle
providing access through the entire parking lot as the garbage truck would enter the north
access from Beach Avenue. and exit the southern access. The City Fire Inspector has
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reviewed the proposed site plan, and has no concerns with any effect that granting of the
exception, as proposed for the drive aisle width, and parking space dimensions, would
have on providing emergency response to this site.
The reduction in depth of the parking spaces along the west property line from 19 feet to
18 feet is not problematic for maneuvering of vehicles given that a full width drive aisle of
24 feet will provide access in and out of those parking spaces.
Therefore, staff believes that this request for a reduced drive aisle width, and parking
space length 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 a drive aisle width that is
less than the minimum required width, and a parking space length for eleven
parking spaces that is less than the minimum required length ,as requested by the
applicant, for the properties located at 2110 Lincoln Way, and 117 Beach Avenue.
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 a drive aisle width that is less than
the minimum required width, and a parking space length for eleven parking spaces
that is less than the minimum required length, as requested by the applicant, for
the properties located at 2110 Lincoln Way, and 117 Beach Avenue.
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, and parking
space length to be granted by the Zoning Board of Adjustment, when the exception is
warranted due to practical difficulties and as long as adequate space for maneuvering of
trucks, vans, and full sized passenger vehicles is provided. Staff believes this criteria is
met by the parking lot layout shown on the proposed site plan.
Compliance with all other standards such as landscaping, setbacks, and infrastructure
improvements to current ordinance standards are either met, or the nonconforming status
will not be affected by the requested exception.
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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 drive aisle width that is
less than the minimum required width, and a parking space length for eleven
parking spaces to be less than the minimum required length, as requested by the
applicant, for the properties located at 2110 Lincoln Way, and 117 Beach Avenue.
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