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HomeMy WebLinkAboutA003 - Council Action Form dated March 13, 2024 ITEM #: 3 DATE: 03-13-24 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT REQUEST: The request is for a Special Use Permit to allow the expansion of a parking and vehicle storage area for a nonconforming vehicle service facility, Campus Garage, in the NC (Neighborhood Commercial) Zoning District. An alternative landscape plan for the property is also requested. BACKGROUND: Campus Garage is a vehicle service facility located at 102 Hyland, at the northeast corner of Lincoln Way and Hyland Avenue. A location map is included in Attachment A. The property includes a building, constructed in 1968, with three vehicle repair bays and a paved parking and vehicle storage area in front of the building. In 2011, the property owner purchased the adjacent property to the north, 116 Hyland. The property had previously contained a house that was a rental property. The house was demolished in 2008 and the property has been vacant since. The Vehicle Service Facility has been a nonconforming use since the City adopted new zoning citywide in 2000 and changed the zoning of the property to Residential High Density (RH). The property is subject to a pending rezoning request to Neighborhood Commercial (NC) with a Master Plan. Vehicle repair facilities are not permitted in the RH District nor the NC District. However, as it was legally established, it is considered nonconforming. Nonconforming uses are allowed to continue to operate under certain standards of the Zoning Ordinance, including standards that limit their expansion. The owner of Campus Garage pursued rezoning and is requesting a Special Use Permit to allow the expansion of the vehicle storage and parking area onto the property to the north (116 Hyland). This is considered an expansion of a nonconforming use and only permitted with the granting of a Special Use Permit. No intensification of the use or additions to the building are proposed. In this case the intensity of use is measured based upon the building capacity, not the proposed site improvements. The site improvements are approvable by the Board with the Special Use Permit subject to certain findings related to the expansion of a nonconforming use. As the property is currently being rezoned to NC (a commercial designation) from RH (a residential designation, the Board is to consider the compliance of the request with the Commercial Zone Standards for a Special Use Permit. The third reading of the ordinance 1 rezoning the property is scheduled for March 12. A condition is recommended that the rezoning be approved for the Special Use Permit to be effective. The request and subsequent process for the proposed expansion was the result of the owner creating a rock parking area at 116 Hyland without the benefit of zoning review for compliance with city zoning standards. The request for a Special Use Permit is the final approval required to allow the expansion and resolve the code compliance issues caused by the addition of the rock parking area. The parking area has not been used since the code compliance issue was identified. Due to the request resulting from a code compliance issue, a condition is recommended on the timeline of the improvements necessary to correct the issue. Minor Site Development Plan and Alternative Landscape Plan As part of the Special Use Permit, a Minor Site Development Plan is required. Both the Special Use Permit and Minor Site Development Plan are required to comply with the Master Plan. The Master Plan generally lays out the location of landscaping, parking, and allowed site accesses. It is included in Attachment B. Staff has found both the Special Use Permit, a Minor Site Development Plan to comply with the Master Plan. In compliance with the Master Plan and as a result of the rezoning approval to NC, the existing site (102 Hyland) is required to come into conformance with standards for landscaping, parking, access, and screening as practicable. The proposed new parking area at 116 Hyland is required to fully conform to zoning standards since it is a new improvement. The applicant has also requested the Board considered an Alternative Landscape Plan approval with the Special Use Permit to adjust the front yard landscape plant depth along the 116 Hyland site. The proposed landscape plan is included in Attachment C. At 102 Hyland, front yard landscaping is proposed around the south and west extents of the property on the frontages with Lincoln Way and Hyland at a width of 7 feet. Typically, a 10-foot width is required. Also, the buffer does not extend the full length of the south property line. It begins approximately 19 feet west of the access onto Lincoln Way, in line with the western extent of the building and tapers to the 7-foot width. This is approximately 19 feet less of front yard landscaping than would be required on a conforming site. Staff concluded that this reduced buffer width and length was the maximum improvement practicable for the site due to changes in accesses to the site and thus site circulation. The site development plan includes removing the southern site access on Hyland. A northern access on Hyland will be created. On Lincoln Way, currently, almost the full frontage of the site functions as an access (approximately 88 feet) as there is no curb in the area. A curb is proposed on the frontage of Lincoln Way, removing 37 feet of the existing access. The applicant submitted turning movement diagrams to show that the reduced landscaping was necessary to maintain circulation through the site given the reduced accesses and change in access configuration. 2 At 116 Hyland, a striped parking area is proposed that includes 5 spaces and an accessible space. The bays inside the vehicle repair facility count as 3 of the required 8 total spaces. Regarding screening, the site's dumpster is required to be fully screened with a 6-foot- high enclosure. An existing brick enclosure to the north of the building is proposed to be used and a gate on the front of the enclosure is proposed to be constructed to meet screening requirements. Parking lot screening along the north and east property lines at 116 Hyland is required due to the adjacent residential uses and their Residential High Density (RH) Zoning. The applicant is proposing a 6-foot-high fence and additional landscaping to meet the High Screen requirement in the Zoning Ordinance. As the maximum height of a fence in a front yard is 4 feet, in the front yard area on the north property line, a 4-foot fence is proposed with high screen vegetation (arborvitae). The applicant has requested the Board approve an alternative landscape plan for 116 Hyland that would allow reduced front yard landscaping at a width of 7 feet. This width matches the reduced, nonconforming front yard landscaping on 102 Hyland. Again, a width of 10 feet is required as the site is required to fully comply with the Zoning Ordinance as a new improvement. Please note, the site plan currently shows the full 10-foot width. Alternative Landscape Design Approvals are allowed under Sec. 29.403(3)(J) when prepared by a licensed Landscape Architect and as part of a Special Use Permit. The proposed plan must be found to address the purposes of the ordinance and provide for a unique or high-quality landscape environment. The review includes evaluation of required front yard landscaping and parking lot landscaping and screening. The applicant believes that due to the improvements toward compliant landscaping at 102 Hyland, the overall plan exceeds the requirements. Staff has prepared the below chart showing the quantities of required versus proposed landscaping on the site. For both properties, several conditions are recommended to ensure the quantity and type of landscaping comply with current Zoning Ordinance. 3 Required Proposed Number Percentage Provided Provided Above Base Above Base Requirement Requirement Front Yard Trees 6 7 1 16% Front Yard 22 22 (includes 5 0 0% Shrubs accounted for by grasses at a 3:1 ratio Front Yard 33 43 (does not 10 30% Grasses include those used to substitute for shrubs) Parking Lot 519.9 sq. ft. 1,332.6 sq. ft. 812.7 sq. ft. 156% Landscaping Area Parking Lot Trees 3 3 0 0% High Screen 4 4 0 0% Buffer Trees High Screen 9 12 3 33% Buffer Shrubs STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has provided the attached application including statements as to how the proposed expansion meets the requirements for a Special Use Permit. APPLICABLE LAW: The proposed use is nonconforming and subject to limitations of Article III of Chapter 29 Zoning Ordinance of the Ames Municipal Code. 29.307 NONCONFORMITIES (2) Nonconforming Uses. Any use of any structure or lot that was conforming or validly nonconforming and otherwise lawful at the enactment date of this ordinance and is nonconforming under the provisions of this Ordinance or that shall be made nonconforming by a subsequent amendment, may be continued so long as it remains otherwise lawful, subject to the standards and limitations of this Section. (a) Movement, Alteration and Enlargement. No increase of intensity of use is permitted except in conjunction with the allowances of subsection b and c. Increase of intensity means any of the following: (i) increase to the amount of floor area for a non-Household Living use, (ii) an increase in the horizontal or vertical dimensions of a non-Household Living use (both indoor and outdoor), (iii) a change in operation of a non-Household Living use that requires corresponding 4 improvements to the site, (iv) an increase in the amount of building coverage for a manufactured home, single or two-family dwelling as Household Living, (v) an increase in the number of apartment dwelling units, SRO, and other self-contained dwelling units as Household Living, and (vi) an increase in the number of bedrooms for an apartment dwelling unit, SRO, and other self-contained dwelling units as Household Living. (b) The building area, floor area, or dimensions of a nonconforming use may not be enlarged, expanded or extended to occupy parts of another structure or portions of a lot that it did not occupy on the effective date of this Ordinance, unless the enlargement, expansion or extension complies with all requirements for the zone, does not create an additional nonconformity, and is approved for a Special Use Permit by the Zoning Board of Adjustment, pursuant to the procedures of Section 29.1503, excluding 29.1503(4)(b)(vii) of the Review Criteria General Standards, and subject to subsection c. The Board must make the requisite findings for approval of the proposed Special Use Permit that are defined below. Findings of Fact based upon the proposed description of use, site development plan, and facts of the application are included in the attached Addendum. Chapter 29, Section 29.1503(5)(a), (c), and (e) of the Municipal Code states the following: (4) Review Criteria. Before a Special Use Permit application can be approved, the Zoning Board of Adjustment shall establish that the following general standards, as well as the specific standards outlined in subsection (c) below, where applicable, have been or shall be satisfied. The Board's action shall be based on stated findings of fact. The conditions imposed shall be construed as limitations on the power of the Board to act. A mere finding that a use conforms to those conditions or a recitation of those conditions, unaccompanied by specific findings of fact, shall not be considered findings of fact for the purpose of complying with this Ordinance. (a) General Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use meets the following standards, and in addition, shall find adequate evidence that each use in its proposed location will: (The standards are listed in this report below.) (b) 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 following standards..."(The standards are listed in this report below.) 5 (e) Conditions. The Board may impose such additional conditions it deems necessary for the general welfare, for the protection of individual property rights, and for ensuring that the intent and objectives of this Ordinance will be observed." Section 29.403(3)(J) Alternative Design Approvals states the following: (ii) A use subject to approval of a Special Use Permit may include a landscape plan prepared by a licensed Landscape Architect with alternative design and plantings for review and approval by the Zoning Board of Adjustment when the proposed plan is found to address the purposes of the ordinance and provides for a unique or high quality landscape environment that exceeds the quality of the base standards. PUBLIC NOTIFICATION: 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. ALTERNATIVES: 1. Approve the request for a Special Use Permit to allow the expansion of a parking and vehicle storage area at 116 Hyland for a nonconforming vehicle service facility, Campus Garage, at 102 Hyland, in the NC (Neighborhood Commercial) Zoning District with the alternative landscape plan by determining that the Findings of Fact and Conclusions in the Addendum, meet the criteria of Section 29.1503(5) and with the following stipulations and conditions: a) A 7-foot front yard landscaping buffer at 116 Hyland is permitted per the alternative landscaping plan. b) The proposed shrubs in the high screen buffer must be high shrubs (over 6 feet in height at maturity). A living ground cover is also required in the high screen buffer. The front yard trees and shrubs must be diversity standards (no more than 50% of one species). The landscape plan quantities shall be updated to match the provided landscaping. c) The rezoning of the properties to Neighborhood Commercial with a Master Plan is approved. d) The improvements for the new parking area and landscape planters shall commence by July 1, 2024, and the improvements shall be completed by November 1, 2024. The Planning and Housing Director may authorize performance extensions for good faith performance that is hindered by unforeseen delays. Absent extensions by the Planning and Housing Director, if work has not been initiated for grading of the site for new paving or creation of the new landscape planters by July 1, 2024, the approval shall be considered void if an extension has not been requested by the property owner to the Board. 6 Failure to complete all improvements by November 1, 2024, will be considered noncompliance unless otherwise approved for an extension. 2. Approve the request for a Special Use Permit to allow the expansion of a parking and vehicle storage area at 116 Hyland for a nonconforming vehicle service facility, Campus Garage, at 102 Hyland in the NC (Neighborhood Commercial) Zoning District by determining that the Findings of Fact and Conclusions in the Addendum, meet the criteria of Section 29.1503(5) with the exception of the alternative landscaping plan and with the following conditions: a) A 10-foot front yard landscaping buffer at 116 Hyland is required. b) The proposed shrubs in the high screen buffer must be high shrubs (over 6 feet in height at maturity). A living ground cover is also required in the high screen buffer. The front yard trees and shrubs must be diversity standards (no more than 50% of one species). The landscape plan quantities shall be updated to match the provided landscaping. c) The rezoning of the properties to Neighborhood Commercial is approved. d) The improvements for the new parking area and landscape planters shall commence by July 1, 2024, and the improvements shall be completed by November 1, 2024. The Planning and Housing Director may authorize performance extensions for good faith performance that is hindered by unforeseen delays. Absent extensions by the Planning and Housing Director, if work has not been initiated for grading of the site for new paving or creation of the new landscape planters by July 1, 2024, the approval shall be considered void if an extension has not been requested by the property owner to the Board. Failure to complete all improvements by November 1, 2024, will be considered noncompliance unless otherwise approved for an extension. 3. Deny the request for a Special Use Permit to allow the expansion of a parking and vehicle storage area at 116 Hyland for a nonconforming vehicle service facility, Campus Garage, at 102 Hyland in the NC (Neighborhood Commercial) Zoning District by finding that the project does not meet the criteria of Section 29.1503(5). 4. Refer this request back to the applicant or to City staff for additional information. PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION: The expansion of the vehicle storage and parking area at 116 Hyland does not intensify the nonconforming vehicle service facility use at 102 Hyland. It does significantly improve the conformity of 102 Hyland with landscaping requirements. It also improves the aesthetics of the vacant lot at 116 Hyland without affecting the site's redevelopment potential. The additional landscape buffer and screening at 116 Hyland and additional space for vehicle parking and storage will likely ameliorate the aesthetic impacts of the use. This, along with reducing the site's access onto Lincoln Way and Hyland, creates greater compatibility of the site with the adjacent uses and the pedestrian environment. 7 Without the approval of the Special Use Permit, the vehicle service facility is allowed to continue to operate without additional space for vehicle parking and no additional landscaping. The approval of the Special Use Permit and alternative landscaping plan allows the property owner to fully use both 102 and 116 Hyland while benefiting the surrounding area. Staff believes that this activity will enhance the site while not impacting the redevelopment of the subject property and surrounding area. Since the proposed project is in response initially to a Code Enforcement case for the north area of the lot, a condition included with Alternative #1 related the need for timely implementation of the plan. Based upon the Findings of Fact and Conclusions in the Addendum, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment approve Alternative#1, to allow the expansion of a parking and vehicle storage area for a nonconforming vehicle service facility in the NC (Neighborhood Commercial) Zoning District with an alternative landscape plan for the properties at 116 and 102 Hyland. 8 ADDENDUM FINDINGS OF FACT & CONCLUSIONS: Based upon the proposed description of use, site development plan, and facts of the application, the following findings of fact and conclusions may be made regarding the standards of approval. General Standards. (i) Be harmonious with and in accordance with the general principles and proposals of Ames Plan 2040. Findings of Fact: The Ames Plan 2040 identifies this site within the "Urban Corridor" land use designation. The Urban Corridor (UC) designation recognizes Lincoln Way as a strategic community transportation corridor. It is focused on intensifying uses in relation to the corridor and supporting housing and mixed-use development. Other interests include in enhancements to the area (see Attachment D for plan excerpt.) This site was also discussed within the Lincoln Way Corridor Plan as an opportunity for aesthetic improvements to the corridor and for mixed-use development. The Lincoln Way Corridor Plan is partially the basis for the UC designation within Plan 2040. In summary, the potential exists for properties in this designation to redevelop at a greater density, with design and aesthetic improvements that enhance the multi- modal corridor, and for infill development based upon the high value of transportation access. Overall, the intent for long-term redevelopment of the site is clear within the UC designation and Lincoln Way Corridor Plan for future intensification. Part of the site has been zoned for redevelopment for over 20 years, but the owner desires to continue to operate the business rather than redevelop. The addition of a new parking area does not hinder the site's redevelopment potential. The new vehicle storage and parking area requires certain site improvements such as landscaping along the Lincoln Way and Hyland frontages as well as screening from adjacent residential uses. These types of improvements are consistent with goals of the UC designation to improve the aesthetics and user experience of pedestrians in this area. Conclusions: Staff believes that this activity will enhance the site while not impacting the redevelopment of the subject property, consistent with the UC designation. It can 9 be concluded that the use meets General Standard (i) for a Special Use Permit. Be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity and that such a use will not change the essential character of the area in which it is proposed. Findings of Fact: The vehicle service facility has been in operation in the current building since 1968. The request to expand the vehicle storage area will not increase the footprint of the building and will not intensify its use (e.g. no additional service bays are proposed). Presently, all customer cars are parked in the lot on 102 Hyland. Cars are often stacked in the lot. There is no landscape buffer in front of this area. The nonconforming use expansion will create additional space for vehicle storage to the north. It will also create a dedicated, striped parking area for customers. Landscape buffers will be installed on Hyland and Lincoln Way along the frontages of both 116 and 102 Hyland. Additional screening (6-foot fence or landscaping) will be installed on the north and east property lines of 116 Hyland to provide screening from the adjacent residential uses. Conclusions: This standard asks the board to make two conclusions: that the use is harmonious with the character of the area and that the character of the area will not be altered. As the use and its intensity will not be changed, and site improvements including to the parking, landscaping, and screening are proposed, it can be concluded that the use meets General Standard (ii) for a Special Use Permit. Not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings of Fact: The use does not present any hazards and will not be intensified. There are two apartment buildings to the north and east adjacent to the property. A high screen is required on these property lines on 116 Hyland around the parking area. Vehicles will generally be moving in the parking area during business hours. The high screen requires a 6-foot-tall fence or shrubs. Additional landscaping is also required. A six-foot tall, board-on-board fence, shrubs, and several trees are proposed except on the north property line in the front yard of the property (area west of the western extent of the building). In the front yard, to meet the maximum allowed fence height and high screen requirement, a four-foot fence plus shrubs that will grow to 6 feet or greater in height are proposed. Conclusions: 10 Staff believes that the screening will ensure the use is not disturbing to existing and/or future uses in the area. The expansion will improve the site's landscaping and overall function. It can be concluded that the use meets General Standard (iii) for a Special Use Permit. (iv) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structures, refuse disposal, water and sewage facilities, and/or schools. Findings of Fact: The site is directly served by an arterial street (Lincoln Way). All City services and facilities are already available. Conclusions: No new public facilities or services are needed. It can be concluded that the use meets General Standard (iv) for a Special Use Permit. (v) Not create excessive additional requirements at public cost for public facilities or services. Findings of Fact: No additional infrastructure or public facilities are required to facilitate the parking lot expansion. Conclusions: This use will not create additional requirements at public cost. It can be concluded that the use meets General Standard (v) for a Special Use Permit. (vi) Not involve uses, activities, processes, materials, and 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. Findings of Fact: Vehicle service facilities traditionally are not accompanied by excessive smoke, noise, fumes, glare, or odors. The intensity of the use is not increasing. Additional room for vehicle storage and parking is being created. The site's redevelopment will remove the southern access onto Hyland and reduce access to Lincoln Way. These accesses are the closest on the site to the intersection of Lincoln Way and Hyland. Conclusions: No additional traffic will be generated and the uses, activities, and processes will not be detrimental to any person, property, or general welfare. The site's redevelopment will reduce accesses to public streets, which benefits traffic flow 11 and safety, as well as the pedestrian environment. It can be concluded that the use meets General Standard (vi) for a Special Use Permit. (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Findings of Fact: The site is being rezoned to the Neighborhood Commercial (NC) District. The NC District allows a mix of housing and small-scale commercial uses to serve nearby residents. The zone also includes design standards to promote compatibility with the adjacent uses and neighborhood character and create a pleasant street appearance supportive of pedestrian activity. The building does appear to comply with several of the architectural standards of the zone. It includes a sloped roof, the garage doors on the front fagade reduce the building's mass, and the exterior building materials are high quality (not smooth-faced concrete block, pre-cast panels, or painted masonry). The building also does not exceed the maximum setback of the zone (60 feet). The use will serve the nearby area and the site is under the maximum site development size in the NC District (the site is approximately 17,000 square feet including 116 Hyland, the maximum in the NC District is 20,000 square feet). However, vehicle service facilities are not an allowed use in the district, likely due to aesthetics. Parking between the building and street and outdoor storage, including of vehicles, are not allowed in the zone. This is common for vehicle service uses. Inoperable vehicles may be present. The use includes large parking areas where vehicles are often stacked or in other atypical parking configurations. It is also an automobile-oriented use. Conclusions: The use is service-oriented and does not exceed size limitations or setback requirements of the zone. The building does not violate the zone's architectural standards. Without the approval of the Special Use Permit, the vehicle service facility is allowed to continue to operate without additional space for vehicle parking and no additional landscaping. The additional landscape buffer on 102 and 116 Hyland, screening of 116 Hyland, and additional space for vehicle parking and storage will likely ameliorate the aesthetic impacts of the use. The parking area on 116 Hyland will be behind the west fagade of the building on Hyland. Given the existing nonconformity, and improvements to the site proposed as part of the expansion, staff believes that the proposal is consistent with the intent and purpose of the Zone. It can be concluded that the use meets General Standard (vii) for a Special Use Permit. 12 Commercial Zone Standards. (i) Be compatible with the potential commercial development and use of property planned to occur in the area. Findings of Fact: The adjacent properties to the east and west are high-density residential uses and designated as Residential Neighborhood 4 (RN-4) in the Ames Plan 2040 Future Land Use Plan (see Attachment E). This designation emphasizes mixed-uses and walkability. The property with the apartment complex to the north is also designated for redevelopment with the Urban Corridor designation to support mixed uses and a cohesive, multi-modal environment along the Lincoln Way corridor. To the south is a mixed-use property designated as "Core" by Ames Plan 2040. The Core designation applies to the City's central mixed-use districts, including Campustown and Downtown. Its goals include continuing to enhance the areas' business and residential opportunities, walkability, and sense of place. The addition of a new parking area does not hinder the site's redevelopment potential. The new vehicle storage and parking area requires certain site improvements such as landscaping along the Lincoln Way and Hyland frontages as well as screening from adjacent residential uses. The proposed site plan and Master Plan will also reduce access onto Lincoln Way and improve access onto Hyland. These types of improvements are consistent with goals for the development of the surrounding area to improve the aesthetics and user experience of pedestrians in this area. Conclusions: Staff believes that this activity will enhance the site while not impacting the redevelopment of the subject property and surrounding area. It can be concluded that the use meets Commercial Zone Standard (i) for a Special Use Permit. (ii) Represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable in relation to the benefit. Findings of Fact: The site will be used for a commercial purpose. The vehicle service facility is a commercial use, however, not one permitted in the NC District. The property at 116 Hyland has been vacant for over 20 years and zoned for redevelopment. The addition of a new parking area on the property does not hinder the site's future redevelopment potential to a use permitted in the zone. Conclusions: The proposed development does not result in the loss of commercial land. It can be concluded that the use meets Commercial Zone Standard (vi)for a Special Use Permit. 13 (iii) Be consistent with all other applicable standards in the zone. Findings of Fact: The parking and vehicle storage area at 116 Hyland will fully comply with the standards of the NC district for screening, landscaping, and parking. An exception to the required parking lot landscape buffer width is requested through an alternative landscaping plan. The proposed alternative landscape plan findings are addressed separately. As 102 Hyland is a nonconforming use, it is only required to come into conformance with the zone requirements as practicable and per the Master Plan. Conclusions: It can be concluded that the use meets Commercial Zone Standard (iii) for a Special Use Permit. Alternative Design Approval. Findings of Fact: The applicant has requested the front yard landscaping buffer on 116 Hyland be reduced to 7 feet from the required 10 feet. The 7-foot width matches the allowed reduced width on 102 Hyland. Staff approved the reduced width on 102 Hyland due to its nonconforming status. The applicant also contends this would provide more space for vehicle maneuvering on site. With the reduction, a 27-foot drive between the landscaping buffer and striped parking area would be created. If a 10-foot buffer were required, the aisle would be 24 feet. A typical minimum drive aisle width is 20-24 feet. Staff does not agree with the applicant that due to the improvements alone toward compliant landscaping at 102 Hyland, the overall plan exceeds the base requirements and is a high-quality plan that warrants an alternative design approval. The Zoning Ordinance requires that nonconforming sites come into conformance with landscaping requirements as practicable and the landscaping is required per the Master Plan. However, the applicant has provided additional landscaping beyond the minimum requirements both in the front yard area and parking lot. Specifically, 10 additional grasses and one additional tree is proposed in the front yard buffer. While alone this would not warrant an alternative approval, there is also additional landscaping provided in the parking lot area. Due to the high screen buffer requirement on 116 Hyland from adjacent residential uses, significantly more landscaped area is proposed around the parking area than otherwise is required. (A 5-foot-high screen buffer is required. A 7-foot buffer is provided. This results in 1,332.6 sq. ft. proposed, versus 519.9 sq. ft. required. There are also three additional shrubs proposed. If only the additional 2 feet of buffer area beyond the 5-foot requirement is counted, 348 additional square feet of landscaped area is proposed in the 14 parking lot area. This additional area exceeds the front yard landscaping area reduced (129 feet) with the alternative landscaping request. Several conditions are recommended to ensure the landscaping plan is high quality and meets minimum requirements. The proposed shrubs in the high screen buffer must be high shrubs (over 6 feet in height at maturity). A living ground cover is also required in the area. The front yard trees and shrubs must meet diversity standards (no more than 50% of one species). Conclusions: It can be concluded that the proposed landscaping plan satisfies the purposes described in Section 29.403 and provides for a high- quality landscape as it exceeds the base standards. 15 Attachment A Location Map — 102 and 116 Hyland F Fa 15 gig 3jjq � w — a rr Z a :may SuAr bject�Froperty� , l' r < a��LINC-OLN WA1Y ,W _r 9 - a ' —' IPit naY nal"S�or�S�Tii�S'I ; WOOD ST ! t Location Map Legend �� A f"1"1 e S 102 & 116 Hyland Ave o 0V 0.01 Ames; Miles Parcels N 16 Attachment B Master Plan 102116 HYLAND MASTER PLAN I&BOLTON CAMPUS GARAGE MARCH,2024 &MENK r ZONING:NEIGHBORHOOD COMMERCIAL(NC) ---- --' -- AREA:.388 ACRES(16,912 SQUARE FEET) I — d �� MASTER PLAN: Summary Of Site Improvements � NEW PARKING LOT NEW ACCESSIBLE PARKING STALLS nurErea Em=sasl sr I - .� ELIMINATION OF HEAD IN PARKING ON THE WEST SIDE OF THE EXISTING BUILDING ELIMINATION OF STACKED PARKING ALONG lit LINCOLN WAY AND ALONG HYLAND u NEW LANDSCAPE AREAS �� I I III eeuFFs" REMOVAL OF WESTERN MOST ACCESS ON LINCOLN WAY AND SOUTHERN MOST ACCESS ON HYLAND ----- c i 1 Ell IO6U1[ L ~M.OZ-�{ NEW ACCESS TO HYLAND ON THE NORTHWEST CORNER OF THE NEW PARKING LOT d i I WEST UNIVERSITY IMPACTED DISTRICT OVERLAY 'I " 4WS '! "0-IUW"TO REMAIN IN EFFECT FOR FUTURE i - DEVELOPMENT 0 o�s� I 5 < UNION DR - f The Master Plan identifies site improvements required to occur with future improvements to the site. Eliminating existing driveways and adding frontage ►t { landscaping is required with the construction of the north parking lot in part or in > a -------' whole. a a - -rsi,� z _ The approval authority of the Site Development Plan and or Special Use Permit az o _ .___ must determine the proposed improvements are in compliance with the Master sg - - - Plan concept to enhance the frontage,maintain circulation through the site and p u = PROJECT LOCATION ` s r/- add compatible parking and storage area to the north of the building. The 00= _ precise delineation of parking spaces,storage areas,landscape planters, f landscaping,and any other site improvement must occur with Site Development Plan review and be in compliance with the Master Plan. LINCOLN WAY The Master Plan expressly permits the landscape buffer along the north property Q `,":,v,.,,,,,,�' line to be a minimum of five feet with a four-foot fence in the front yard and a J WOOD ST six-foot fence outside of the front yard to meet required parking lot landscaping requirement due to the requirement for the driveway location at the north property line. ARBORST LINCOLN WAY 17 Attachment C Proposed Landscape Plan 18 GENERAL NOTES:LANDSCAPE PLANTING L R4l1lER RA LANTSULDIJUE I IFIXEISACOND ORNAMFMATHEQUE5 ARE I15EOIN THEMASRA-N$SCDE EQ IFTHFBE6 NFLIRBETLVEEN THEUU,H EE55HpNN ���III ON THE DMWINGSAND THE gUAMIDES SHOWN IN THE PIANISCHEDULF,THE RAN ++ I I 1 ! • I QUANTRIESSHALL PREVAIL. - 2. FLAMING LAYOUT:STAKE ALL WEE PPROV—ONSLOF AND—EJRALSHRUO/ORNAMENTAL 3AM - GRASS BED IAYOMANOOBTAIN APPROVAL OF THE OWNERS REPRESEMADVE PRIOR TO FLAMING. Q STO 3{O 2AM 2-AM SHRUB�PNAMEMALGRASSG�URNGS SHALLBE RANIEO ANO"Ur' IN ONE d RIOTER FXISTNG TREE ,. CnNR USLVMULDN BFO_ALLOVERSTORV TREES SHALL BE MULwEDlO 181NwR H1 FROM TRUNK(3'D6l RING)IN ALL DIRECTIONS AND TO A DEPTN OF 3'UNLESS OTNERWISE NOTED. 24, CONiPACIOR TO PRO-DE AMENDEDSOIL MIX FOR INCORPORATION INFO BACKFILL OF ALL ORNAMENTAL GRASS,SHRUB AND TREE AREAS,AND ALL AREAS LABELED'Wi—FE + 2-GB - AREA'.THIS AMENDED SOIL MIX SHAII CONSIST OF S%ORGANIC MATTER INCORPORATED + + INTO AMENDED DOIL MIX SHOULD THE GRASSES,SHRUBS + + + ANOTREESICMM EDSOILMI%SHOULD INCXISONG ILIILFROMTHESHEASY/ELLAS AN 5%MI ICOMPOST,BUTMAY ALSO USE E%ISTINGSOILIFORGANIC FoNOF MEETS _ THE 5%MINIMUM REQUIREMENT.COMPAROR i0 PROVIDE CERTFICATION OF ORGANIC + + 1JlA 3-M1 - M1NTIER fANTENT OF EXISTING SOIL AND/OR COMPOST AND EXISTING SOIL BLEND PRIOR + 8HK TOINOORPOMTINGMATERULAROUNDONNAMENALGRAS5E5,SHRUBSANDTREES. • 5. PREPARING SPADE{Uf EDGE AND PLACING AMENDED SOIL AND SHREDDED HARDWOOD MULw BE IN LTO THEPLANINGBIDRENTS AND SHALLBEINSTALLED AS PER SPECIFIG ALL-MULw SHHPIL BE SHREDDED HAPOW000 MULw. + 3VC V 6, ALL AREAS NOT—OUT AS PLANING BEDS TO RECEIVE SODAS TYPE I PERMANENT LAWN SEEDING WITH HYDROMULCH COVER,UNLESS OTHERWISE SPECIFIED-SEEDING, I. fFPDLOW AND STABILNATION TO BE PERFORMED PER SODAS SPEC IFIGTIONS. AJA I i---___--- LANDSCAPE REQUIREMENTS: J.ACI LANDSCAPE AREA(TYP.)SEE FRONrYARD LAlIDSUPF z6wsazw GENERAL PLANTING NOTES REQUIRED TREES:12681F/50)=8.36,BAD T06 PROM DED:6 OVERSTOBY TREES { 1 REWIRED SHRUBS A 6M5SEk 3Po + TYPES—N SEEDING SHRURT:126W SF/lam=z6B'B=2—,PRD TO(22) WS © GRASSES:I26RO SF/1030 68'12=32.16 END TO(13) I PROVIDED:16SMUN BBC I (2 SHRUBS ACCOL—FOR DY2IGRASfE5ATIA RATIO) I I _— SBGa 5F5 wI __—_—_—_—_ Q + I REWIRE (Sl91 ATBAHROES.Sl015fk I REQUIRED:151915E•0.11=819.15E Z + FRONDED:21125E }yC 1 PMNVERSTgIYTPEFS: + NGO _i____. + _______+_____I___ REQDIPm 1PFEk(s19.1 SF 2aa)=2m PNDTO(3) = 1\ PROVIDED:20VERSTORY TREED)+1 EXISTING TREE(OVER 12'06\) 1HA �.._ NGH BEEN BUFTER I1eBIT1: + REQUIRED TREES-(1KD LF/s01=29,PHO TOI3) PROVIDED:3TREES _______ REQUIRED SID 6-HIGHRE In DED SHN BS • fENCE 3P0 I IJM I aac MASTER PLANT SCHEDULE .. wu•v�,.::F •zF I IJO H I�li .:7f! we zuA 16N1 3 LINCOLN WAY BO LTO N CAMPUS GARAGE FELT ®& M E N K `:1'I=' PAIIRING IOTCOMMUCTION Cs.o �� PLANTING PLAN 19 Attachment D Ames 2040 Plan Excerpt — Urban Corridor LAND USE: CATEGORIES Urban Corridor . Major strategic arterial corridors,initially on Lincoln . Potential for denser redevelopment with more APPLICABLE EXISTING ZONING CATEGORIES Way but potentially extending to avenues,mixed- efficient site design,reuse of unnecessary parking, 0-LMU Lincoln Way Mixed Use Overlay District as use avenues,boulevards.and thoroughfares. infilling of left-over sites. a pattern for other corridors . Connect regional,community,and neighborhood . Dominant commercial uses but may include residential mixed-use nodes. and sometimes maker and service uses.Older lower- . Auto-dominated public environment and typical density residential can be in poor condition. development pattern,emphasizing visible parking . Different community roles and business mixes,with and road access.Typically include CyRide service. high public visibility. GOALS DEVELOPMENT GUIDELINES PUBLIC ACTIONS . Increase diversity of uses along major corridors and Manage street access and increase parking efficiency . Complete corridor development plans using the recognize their potential as mixed-use urban districts. by consolidating access points,interconnecting Lincoln Way model for other candidate corridors.Re- . Encourage positive evolution of corridors through parking lots,and sharing common access points. evaluate parking requirements and design standards. application of Corridor Urbanism principles:respect . Incorporate medium-and high-density residential . Create a new mixed-use urban corridor zoning base or for past development patterns and existing use on underused sites,unnecessary parking areas, overlay district,reflecting permitted uses and businesses;increasing the number of people living and gaps along corridors,including Lincoln Way. revised standards. along appropriate corridors:capitalizing i n . Re-purpose a in and outdated buildings. . Improve accommodations for transit users on ke opportunities presented by oversized parking lots, aging g' P y vacancies,and underused sites:improving Ma re uire s ecific develo development Ions that establish routes,with shelters/stations,arrival information, transportation function for all modes:and enhancing intensity and density ranges for different contexts. bicycle parking,and other amenities. the street environment. . Reinvest in the public street environment. Improve pedestrian connections from public domain to Organize corridors increasingly as'districts"with . Increase connectivity and improve accommodation business entrances. common themin promotion.and maintenance. for active transportation modes along major streets. g . Consider development incentives for development projects consistent with specific corridor plans. 20 Attachment E Location Map and Future Land Use Map BEYER CT r� -_ R Nt4 ®� T w W > Q ,W' Q ❑ Z Z v r Q J uJ _ y C Subject Property Univ sill - � LIN •-OLN WAY � W W UC a 'a Near CampLls a ore o Overlay } W WOOD ST RN-2 Location and Future Land Use Map E Legend Pmes Mot ■.� o 0 .0 1 oat Parcels Miles 106 & 116 Hyland 21