HomeMy WebLinkAboutA003 - Exception for Commercial Parking Lot Landscape area application ITEM #: 3
DATE: 12-08-21
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST:
An Exception to the Parking Lot Landscape Area Dimension Requirement for the property
located at 306 E. Lincoln Way.
BACKGROUND AND PROJECT DESCRIPTION:
Rick Kasperbauer of Mayfair Cleaners is proposing to relocate their current operations and
build a new dry cleaning and laundry facility on a 13,398 sq. ft. lot at 306 E. Lincoln Way.
Previously, an Exception was approved in September 2018, but it has since expired along
with the Site Plan and Special Use Permit. The property is zoned "HOC" Highway Oriented
Commercial and is currently vacant.
The request is identical to what was previously approved, as the applicable regulations have
remained the same. Only the address has been updated.
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.
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 following:
(F) Perimeter Parking Lot Planters and Bufferyards.
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(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:
(e) 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:
(f) 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.
Conclusions: The elimination of the pavement setback has little impact upon the
adjacent property as the area of impact is the rear property line of that parcel. Both
parcels are zoned "HOC." 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
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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 and both parcels share the same "HOC" zoning.
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:
1. The Zoning Board of Adjustment can approve this request for an Exception to the
Parking Lot Landscape Area Dimension Requirement for the property located at 306
E. Lincoln Way, by adopting the findings and conclusions noted above.
2. The Zoning Board of Adjustment can approve this request for an Exception to the
Parking Lot Landscape Area Dimension Requirement for the property located at 306
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 can deny this request for an Exception to the
Parking Lot Landscape Area Dimension Requirement for the property located at 306
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E. Lincoln Way by finding that the project does not meet the criteria of Section
29.1506(5).
4. The Zoning Board of Adjustment can 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 306 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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Attachment B
Site Layout and Dimensioning Plan
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