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Home My WebLink AboutA001 - SUP to allow Rock Climbing Wall ACITY OF Application Form Last Updated: August 19, 2020 Ames Special Use Permit Application Packet for a Proposed Use in a Zone other than Residential or Commercial 1. Application Packet. The "Application Packet" for a Special Use Permit for "Land in a Zone Other Than Residential or Commercial'includes the following: • Application Form (This form must be completed for all applications); • Supporting Information (Each standard listed must be addressed); • Site Development Plan Checklist (Use this checklist to prepare the Site Development Plan); and, • Permission to Place a "Zoning Action Pending" Sign on Private Property (This form must be signed by the property owner.) Be sure to complete and submit all the required materials that are part of this Application Packet. Failure to do so will result in a delay in accepting your application until it is complete. 2. Zoning Board of Adjustment Meetings. Within three days after the application is received, staff will determine if the application is complete and notify the applicant. Once staff has determined it is complete, staff will contact the applicant to discuss the application, including possible timelines for Board consideration. The Zoning Board of Adjustment conducts a public hearing, considers the recommendation of the Planning and Housing staff and makes the final decision, based on the standards in the Ordinance. The Board meets on the second Wednesday of the month at 6:00 p.m. in the City Council Chambers. Additional meetings may be held on the fourth Wednesday of the month, April through October. The Board must approve, deny, or modify the Special Use Permit application within 60 days of the public hearing. For more information about the review process and schedule, please see the Development Review Information page on the City web site at www.cityofames.org. 3. Submittal and Filing Fee. The complete application and filing fee must be submitted to the Department of Planning and Housing. All required information and materials must be filed with the: Department of Planning and Housing Room 214, City Hall 515 Clark Avenue Ames, Iowa 50010 The filing fee is required at the time the application is submitted. The amount of the filing fee is available from the Department of Planning and Housing. 4. Site Development Plan and Architectural Elevations. The applicant shall submit seven (7) copies of the Site Development Plan and Architectural Elevations, and one set of reduced copies of the Site Development Plan and Architectural Elevations, no larger than 11" x 17". IF YOU HAVE ANY QUESTIONS WHILE COMPLETING THIS APPLICATION, PLEASE CONTACT THE DEPARTMENT OF PLANNING AND HOUSING. Phone: 515-239-5400 Application Form Last Updated: August 19, 2020 FAX: 515-239-5404 E-mail: planning@cityofames.org 2 Application Form Last Updated: August 19, 2020 Special Use Permit Application Form for a Proposed Use in a Zone other than Residential or Commercial (This form must be filled out completely before your application will be accepted.) 1. Property Address for this Special Use Permit: 525 E 2nd St, Ames, IA 50010 2. 1 (We) the undersigned, do hereby respectfully request the Ames Zoning Board of Adjustment to grant a Special Use Permit for "Land in a Zone other than Residential or Commercial" to allow: a Rock-Climbinq Facility at the property address listed above. 3. Complete Legal Description (parcel or lot designation, Township/Range, Section, Subdivision Name (if applicable), metes/bounds description (if applicable), Deed, Book/Page Number, and Recording Date) (attach, if lengthy): 525 E 2nd St, Ames, IA 50010 Primary Class: Commercial Primary Zoning: General Industrial. Property ID: 09-02-476-040 Deed Book/Page Number and Recording Date: 2017-01524 (2/17/2017) Taxing District: AMES CITY/AMES SCH 4. Property Owner: Rodney Mumm at MumWil LLC Business: MumWil LLC, DBA Ames Central Storage Address: PO Box 2344, Ames, IA 50010 (Street) (City) (State) (Zip) Telephone: (Home) (Business) (Fax) 5. Applicant: Brian Doscher, Keith Rosenliao at Bluestem Boulders LLC Business: Bluestem Boulders LLC Address: 2815 49t" St Des Moines, IA, 50310 (Street) (City) (State) (Zip) Telephone: 319-931-8690 (Home) (Business) (Fax) 3 Application Form Last Updated:August 19„2020 6. Contact Person: Brian Doscher Business: Bluestem Boulders LLC Address: 2815 4VI St Des Moines, IA, 50310 (Street) (City) (State) (Zip) Telephone: 319-931-8690 (Home) (Business) (Fax) E-mail address: briandoscher120Wmall.com This Special Use Permit will not be granted unless sufficient facts are presented with the application, and at the Planning and Zoning Commission and Zoning Board of Adjustment meetings to support a finding that all the general standards for granting a Special Use Permit have been met. Obtaining this Special Use Permit does not absolve the applicant from obtaining all other applicable permits, such as Building Permits, MOT access permits, et cetera. I(We) certify that I(we) have submitted all the required information to apply for a Special Use Permit and that the information is factual It. /Signed by: Date: L Property Owner(s) Rodney Mumm Print Name (Note: No other signature may be substituted for the Property Owner's Signature.) 4 Application Form Last Updated: August 19, 2020 Special Use Permit Supporting Information for a Proposed Use in a Zone other than Residential or Commercial (This form must be filled out completely before your application will be accepted.) The Zoning Board of Adjustment cannot approve a Special Use Permit unless all of the "General Standards"are met. In order to facilitate review of this application for a Special Use Permit, the applicant must address each of the "General Standards", set forth in Section 29.1503(4)(a) of the Zoning Ordinance. (Note: The applicant's explanation of how the request meets each standard may be attached on a separate sheet if sufficient space is not provided.) 1. General Standards. The Planning and Zoning Commission and 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 Ames Plan 2040. Explain how the request meets this standard. A rock-climbing facility is consistent with Plan 2040 because the area is identified as "General Commercial' on the Future Land Use Map. A rock-climbing gym and in general, a fitness facility would be permitted in a "General Commercial" zone, especially as it includes "consumer-oriented uses and services". Thematically, it fits within the community and health-oriented principles of Ames Plan 2040. 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. Explain how the request meets this standard. There will be no external modifications to the existing building, apart from a sign for Bluestem Boulders, the new entrance door, and the additional of an air conditioning system (possibly). 5 Application Form Last Updated: August 19, 2020 c. Not be hazardous or disturbing to existing or future uses in the same general vicinity. Explain how the request meets this standard. A climbing gym would not hamper other industrial business uses in the area and there is no external waste that we produce. No changes will be made to the building that would prevent a return to industrial function and climbing walls do not require physical alterations to the building structure. 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. Explain how the request meets this standard. The location already has an existing building that we will use as the facility. The adjacent business that is part of the same facility and is owned by the property owner, is Ames Central Storage. Ames Central Storage is a commercial business that is served adequately by essential public facilities and services. There is an existing entrance to the location on E 2nd St. We plan to build two individual bathrooms (or the number as needed by code) in our facility, with support of the property owner. There is already water and sewage facilities on the property. e. Not create excessive additional requirements at public cost for public facilities and services. Explain how the request meets this standard. We do not anticipate any additional requirements at public cost for public facilities and services. 6 Application Form Last Updated: August 19, 2020 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. Explain how the request meets this standard. A rock-climbing facility does not produce any smoke, fumes, glare, or odors. We do plan to have a sound system that plays music but the music will be played at a level that is comfortable for visitors to listen to indoors and will not be audible to anyone who is outside the building. There will be an increase in traffic to the area due to visitors coming to climb, but this increase should be negligeable for the city and the surrounding area. We anticipate an average of 75 to 100 visitors per day, spread out over a period of 8 to 10 hours a day. g. Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Explain how the request meets this standard. We have applied for a Zoning Text Amendment. "Rock Climbing Facilities" could be described as a specialized facility and considered a Miscellaneous Use within GI zoning, Table 29.901(2). Adding this as a miscellaneous use created a niche option that does not broadly change the allowable uses within GI. 7 Application Form Last Updated: August 19, 2020 Special Use Permit Site Development Plan Checklist for a Proposed Use in a Zone other than Residential or Commercial (This form must be filled out completely before your application will be accepted.) The applicant shall provide seven (7) copies of a Site Development Plan which includes the information described below, as set forth in Section 29.1502 of the Zoning Ordinance. ❑ Seven (7) copies of a Site Development Plan, drawn to scale on a sheet not to exceed 24" x 36", and one(1) reduced copy no larger than 11'xl 7". ❑ The Site Development Plan must be prepared by a Civil Engineer, a Land Surveyor, a Landscape Architect, or an Architect. The site plan must be certified as "substantially correct" by a Professional Engineer, a Land Surveyor, a Landscape Architect, or an Architect, licensed by the State of Iowa, showing the following information as of the date of the application. Note: With approval by City staff prior to submitting the Site Development Plan, it may be possible to exclude some of the following items from the Site Development Plan. Please place a check mark in the box in front of each item that is included as part of the application materials submitted for approval. ❑ Name(s) and address(es) of the applicant(s). ❑ Name(s) and address(es) of the owner(s) of record of the property. ❑ Name and address of the person or firm preparing the site plan. ❑ Property address(es). ❑ Date of preparation. ❑ North Arrow. ❑ Scale: The scale shall not be less than 1"=10', and no greater than 1"=60% unless an alternate scale is approved by the Director of the Dept. of Planning and Housing. ❑ Complete legal description. ❑ Dimensions of the present lot and lot area, to the nearest tenth of a foot. 8 Application Form Last Updated: August 19, 2020 ❑ Size and location of all existing and proposed buildings, additions, structures and uses, including: ❑ Setback distance to property lines. ❑ Exact exterior dimensions of each building. ❑ Location of entrances. ❑ Number of dwelling units. ❑ Square footage of each type of use. ❑ Zoning designation of the property. ❑ Proposed use of the property in sufficient detail to determine code compliance. ❑ Existing and proposed location and size of sanitary sewer mains and service lines, or septic tank and leaching field. ❑ Existing and proposed location and size of water mains, service lines and hydrants, and/or water well. ❑ Existing and proposed location and size of electrical service (electrical riser diagram) and the location of high pressure gas lines, high tension transmission lines, and telephone lines. ❑ Existing and proposed location and size of storm drainage facilities on the property and adjacent to the property. ❑ Location, grade and dimensions of all existing paved surfaces and of all abutting streets. ❑ Existing and proposed location and dimensions of parking areas, individual parking spaces and drive aisles, driveways, curb cuts, easements and rights-of-way, walkways, transit stops, bicycle parking areas, loading areas, dividers, curbs, islands, and other parking and drive improvements. If the project is located along U.S. Highway 69, access to U.S. 69 shall be reviewed by the I.D.O.T. and a meeting shall be held that includes I.D.O.T. staff, the City traffic engineer, other appropriate City staff, the developer, and the developer's plan preparer to agree on access prior to the submittal of the site plan. ❑ Existing and proposed contours at 2-foot intervals, based on City datum, when an application pertains to any new permanent detached building or structure (principal or accessory). ❑ Location of existing and proposed outdoor trash and dumpster areas and methods for screening such areas. ❑ Location and type of all existing and proposed signs. 9 Application Form Last Updated: August 19, 2020 ❑ Evidence that the proposed work or activity will comply with the Outdoor Lighting Code. Specifically, the application shall include: ❑ Plans indicating the location on the premises, and the type of illuminating devices, fixtures, lamps, supports, reflectors and other devices; ❑ A detailed description of the illuminating devices, fixtures, lamps, supports, reflectors, and other devices. The description shall include manufacturer's catalog cuts and drawings, including sections when requested; and ❑ Photometric data, such as that furnished by manufacturers, showing the angle of cut off or light emissions. ❑ Location of waterbodies, watercourses, swamps and flood-prone areas with delineated channel encroachment lines, wetland boundary lines, 100-year flood plain boundary line, and floodway boundary line. ❑ When an application is located in a flood-prone area include existing and proposed site grades, contours and elevations, base flood elevation data, top-of-foundation elevations, finished floor elevations, and any proposed watercourse relocation. ❑ When an application for development involves 0.5 acres, or more, of cumulative disturbed area(s), a Sediment Erosion Control Plan shall be submitted. However, such a Plan may be required for applications with disturbed land of less than 0.5 acres, if deemed necessary by the Planning Director. ❑ Location of natural features including: existing trees, rock outcrops and landslide areas. ❑ Storm water management plan, including storm water calculations supporting the design. Such plan shall show grades and/or elevations, direction of surface flow, detention and/or retention areas, outlet control structures and devices. ❑ A landscape plan showing: ❑ The location of plants. ❑ A plant list that includes: ❑ The plant species; ❑ The quantity of each type of plant; and, ❑ The size of each plant at the time of planting. ❑ The location of fences and walls. ❑ Traffic impact studies, soil tests, utility capacity analysis, and other similar information if deemed necessary by the Department of Planning and Housing to determine the feasibility of the proposed development. 10 Application Form Last Updated: August 19, 2020 ❑ Two (2) copies of architectural drawings of all new buildings or structures, or alterations, at a scale not to exceed 1"=8% showing the following information: ❑ Name(s) of the applicant(s) and the owner(s) of record; ❑ Legal description and street address of the property; ❑ Numerical scale and date; ❑ All exterior wall elevations, indicating floor heights, overall building height and fenestration; and, ❑ Building floor plans indicating existing and proposed usage, interior floor area and/or patron floor area. ❑ For Village Residential projects, Suburban Residential projects, or Planned Residence District projects that are to develop in phases, the applicant shall provide a phasing plan indicating areas to be developed in each phase and the time frame for the development of each phase. ❑ A note to be placed on all site plans to read as follows: "All construction materials, dumpsters, detached trailers, or similar items are prohibited on public streets or within the public right-of- way." ❑ Size of electrical service and one line drawing of the metering and electrical service. ❑ Number of meters at each location. ❑ Preferred voltage required for the building. ❑ Preferred location of the electrical service. In addition to Minor or Major Site Development Plan submittals, a Use Analysis Report shall be prepared by the applicant, for all properties located in a G-1(General Industrial) or in a P-1(Planned Industrial) zoning district, that shows the following: ❑ Approximate number of employees; ❑ Approximate utility needs and effect upon existing systems, e.g., projected water demand (GPM/GPD), waste water generation (GPD + COD/BOD), electricity demand (KW), storm water increase (CFS), solid waste generation (tons); and ❑ Possible nuisance factors and means for alleviating those factors, such as noise, odor, smoke, dust, fumes, vibration, or heat. 11 Application Form Last Updated:August 19, 2020 Special Use Permit (Proposed Use in a Zone other than Residential or Commercial) Permission to Place a "Zoning action Pending .' Sign on Private Property (This form must be filled out completely before your application will be accepted.) Section 29.1500(2)(d)(iii) of the Zoning Ordinance, requires that notice shall be posted by the City on the subject property. One notice sign shall be posted for each property. Required signs shall be posted along the perimeter of the subject property in locations that are highly visible from adjacent public streets prior to the public hearing. The owner of property at 525 E 2nd St, Ames, IA 50010 hereby grants the City of Ames permission to place `Zoning Action Pending"signs on the property for the purpose of informing interested persons of the request for action by the City of Ames. .l understand that the signs will be placed on the property several days prior to action on the request by the Planning and Zoning Commission, Zoning Board of Adjustment, or the City Council, and may remain on the property until the request has been approved or denied by the City. Ir Signed by: / �' � ~- Date: S,// z Property Owne Rodney Mumm Print Name (Note: No other signature may be substituted for the Property Owner's Signature.) 12 Application Form Last Updated: August 19, 2020 Special Use Permit Additional Supporting Information for a Proposed Use in a Zone other than Residential or Commercial Below is a schematic of our plans for the site (see attached for larger document). a Semi Parking Area(...........- �6 '------"'-'----.'-'-------.-' E-ala.b \ \\ ` •:male—. INew asphalt pavement. 3 000a \ \ I Nominally 3.5"thickness over sre NOTE x a b - 00;",a.s \` i .a --"` existing 6-8"of gravel.Smooth rid grade gravel as needed w°0°" I;•y+• prior to asphalt placement. Add railing along used truck door area in proximity of access door a ," r Convert to Handicap Space �P Req'd n. Landscape Space d. i� Trlees every 30-40 feet along east side Spaces assigned to ar, Bluestem Boulders °4'4' Paved entry to stairs q• �; r i°=u+°app°.ax prove existing stairs with 9 railing or add new stairs with iling on both sides rt- I s - � q�1 �"q�. rlooa .ala. � 20'drive aisle. b' rrC \\ .ala.3] . � n e.ua s.r. New 5'Sidewalk �, rrt°DOsia..s «fS � I y New Access Door Location Pave approach with either PCC _ --_ - __��:- --_- --•rc�, - -a or with HMA(was shown on ar3_ Rear Entrance for original site plan as PCC and 37R Bluestem Boulders u+��. ._ never constructed). .�,-- Our landlord has assigned us the 6 currently paved parking spots on the west side. Two of these spots will be converted to 1 handicap spot. We will put a door at the identified location and pave a sidewalk to it. That will be our main entrance. The purple area is the additional parking, which we will pave. From there, visitors can enter our business through the rear entrance. There is currently no lighting in the gravel parking lot area. There is exterior lighting on the side of our building that faces the parking area. Overflow street parking is also available on E 2nd street. Using the previous site plan table, we are building #4. Bldg Use Ratio Area Code Required Accessibl # (SF) Reference Parking a Spaces Indoor Storage (mini-storage) < 200 storage 1 8220 Sec. 29.1308 5 1 [converted in 2017] units = 5 Indoor Storage (mini-storage) < 200 storage 2 Sec. 29.1308 5 1 [converted in 2019] 4000 units = 5 13 Application Form Last Updated: August 19, 2020 3 Warehouse 3170 4 Bluestem Boulders 8181 1/5000 SF Table 29.406 6 0 5 Warehouse (WCI Hot Tub) 10200 (2) 6 Warehouse 6264 7 6600 1/300 SF Table 29.406 22 1 Warehouse (2) OTA 46635 38 3 L Using the numbers above for the buildings, building 5 (the white roof) is still WCI Hot Tub. Building 7 is currently vacant and the property owner is planning on leasing the space as warehouse space. The rest of the buildings are used for mini-storage, as part of the property owner's Ames Central Storage business. Operational Details: Please note that many of our planned operations are based on Keith's climbing gym in Ithaca, NY. It is a somewhat similarly sized gym in a similar community so we expect to see similar results with Bluestem Boulders. Property Address vs Mailing Address While the property address is 525 E 2nd Street, our building mailing address is 539 E 2nd Street. Hours of operations We plan to open with more limited hours and expand our hours of operations as awareness of our business grows. Initially, our hours could be Mon-Fri 2pm to 10pm, Sat/Sun 10am to 6pm. In the medium-term, our hours could be Mon-Fri 12pm to 10pm, Sat/Sun 10am to 8pm. In the long-term, we would like to offer some morning hours during weekdays as well. Typically, the busiest hours for climbing gyms are 5 to 7pm on weekdays and weekend mornings. This is likely the exact opposite of the busy hours for industrial/manufacturing businesses. Thus, our busiest times likely do not coincide with busy times for businesses in the GI zone, minimizing our impact on surrounding businesses. Public access The facility will be open to the public for day passes, or as part of their monthly or annual membership. We plan to offer day passes, 5 (or 10) pass packs, and monthly/annual memberships. In our experience, day passes make up —33% of visitation, although that can fluctuate by season. Anyone who visits our facility for the first time must watch an orientation video for safety purposes. Private events There will be opportunities for groups to book the entire gym or part of the gym for private events such as birthday parties. These private events will be staffed by Bluestem Boulders staff. Special events 14 Application Form Last Updated: August 19, 2020 We plan to hold occasional special events. For example, a Halloween party event where people come dressed in costume to climb. We also plan to hold a climbing competition once a year, which both serves as a way for youth climbers to gain experience competing, and as a way for the Ames climbing community to watch the top Ames climbers compete against each other. This is a once-a-year, 1-2 day event. We anticipate — 50-60 spectators for the climbing competition. Employees For regular gym operations, we plan to staff the gym with 1 to 2 employees. However, climbing gyms must change up the routes on different sections of their wall every week. This will require a team of 3 to 5 "route setters" working 4 to 6 hours once a week. We anticipate that this is the only time we will have this number of employees at the facility all at once, apart from all staff meetings. Route setting is typically conducted during gym closed or"off' hours — such as Sunday nights or weekday mornings. Adult Instruction We plan to offer both group and individual training. Our group training would include group adult classes to teach rock climbing skills, at various levels. We will also offer personal one-on-one instruction. Adult group sizes will be small, like 5 to 10 people at one time. We also plan to hire yoga or similar type fitness instructors as an additional offering to our members. It is common for climbing gyms to offer free yoga (or the like) classes to members. Youth Instruction We plan to offer youth instruction in the form of school year afterschool and weekend youth classes, as well as partial day, weekly summer camps (for example, Mon-Fri 9am to 1 pm). Brian will also offer individual youth coaching —of note, Brian has been coaching a youth climber in Des Moines who will be competing nationally. For summer camps, we are looking at having —22 kids in the facility at one time, with 3-4 instructors present. Given our initial hours, we plan to be closed to the public while holding the summer camps, as the camps would run from 9am to 1 pm Mon-Fri and our initial summer hours would likely be 1 pm to 10pm Mon-Fri. For school year programs, we anticipate 10 to 15 kids for each of our youth classes. The demand will likely be higher, but as we will be holding the youth classes during regular member open hours, we want to minimize the impact on adult members climbing. Toddler Time We may also offer a "Toddler Time" program where parents bring and supervise their toddlers to climb. Toddler Time has been a popular and well-received offering at Keith's gym. While we will have one staff assigned to Toddler Time, the parents will be responsible for supervision of their toddlers (Keith has found that is not an issue as parents expect and want to be playing with their child at that age). Retail We plan to sell climbing accessory equipment such as chalk bags and chalk, as well as some snacks such as Clif bars and Gatorades. We will also sell some custom Bluestem Boulders apparel. Our retail operations will be a minor part of the business and we see it more as a service and convenience option for climbers, rather than a profit generating component. Trash 15 Application Form Last Updated: August 19, 2020 During construction, our contractors will ensure that all waste is removed. For regular operations, using Keith's gym Cayuga Climbs as an example, we expect to generate —32 gallons of trash per week (link to example of trash bin)—the amount of trash generated is minimal. Construction We plan to work with the property owner to build two individual bathrooms (prior to opening) and possibly, one shower (the shower may be a future project) in the facility. Based on the gym size and our anticipated visitation, two individual bathrooms will be adequate. The shower is partly needed as a place to wash climbing holds— climbing holds are washed with a pressure washer and we need an area to contain and drain the water. If we do not initially build the shower, we will still have an area where the water drains. There are no chemicals used in the hold cleaning process — it is just water pressure cleaning chalk and dirt off the climbing holds. We do not have a contract yet, but we anticipate that we will hire Onsite to build our climbing walls. They are a popular climbing wall manufacturer and will be providing both the engineering and construction services. We anticipate a construction period of 2-3 months for the walls. Onsite is a reputable climbing wall manufacturer who have built many gyms over the years. Insurance We will carry specific climbing gym liability, property, worker's comp insurance, through Granite Insurance. Bouldering vs Roped Climbing There are three types of indoor climbing: 1) Bouldering 2) Roped Climbing 3) Speed Climbing. Bluestem Boulders is a bouldering gym. Bouldering means the walls are only 13' to 17' high and climbers are not roped in. Instead, every wall has 12"+ foam pads that are continuous (meaning no gaps in padding and no need to drag pads around) for people to fall on. We will purchase the pads from a reputable climbing pad manufacturer. Bouldering is a more accessible form of rock-climbing as it does not require new climbers to learn to tie a knot and it is logistically simpler for operators to run. Additionally, we find that bouldering promotes a better community feel because climbers are not automatically paired up —with ropes, you need a trusted partner to "belay" you, while with bouldering, an individual can climb by themselves. 16