HomeMy WebLinkAboutA003 - Council Action Form dated June 12, 2024 (2) ITEM #: 3
DATE: 06-12-24
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST:
Public Hearing on a request for a Special Use Permit for a Rock-Climbing Facility within
the General Industrial (GI) Zoning District.
Zoning District.
BACKGROUND:
The applicant, Brian Doscher and Shek-hung Keith Liao, of Bluestem Boulders LLC seek
to lease one of the warehouse buildings (approximately 8,200 sq. ft). located on the
property at 525 E. 2nd Street, for use as a Rock-Climbing Facility.
The property, a 5-acre parcel, is zoned General Industrial (GI) and is located at the
northeast corner of Borne Avenue and E. 2nd Street. It is owned by Mum Wil LLC and
includes seven buildings totaling 46,635 sq. ft. of indoor storage and warehouse space.
(Please see Attachments B, C, & D which illustrate the location, future land use, and
zoning of the property.)
Adjacent uses to the site include nonconforming residential to the south, commercial uses
in HOC zoning to the south, a General Industrial warehouse property to the east, railroad
to the north, and City's former coal yard and the Resource Recovery plant to the west.
GI zoning is designed to accommodate primarily industrial manufacturing, warehouses,
services, and office uses. GI zoning is the most common industrial zone in the Ames. GI
zoned land exists primarily to the east of the Skunk River, but also includes an area west
of the Skunk River and north of Lincoln Way extending to Borne Avenue. GI zoning also
allows for a few limited options for uses that are not standard industrial uses, such as the
requested climbing facility.
A zoning text amendment was recently adopted allowing a "Rock-Climbing Facility" to
locate within the General Industrial (GI) zoning district through the Special Use Permit
process. Rock-Climbing Facilities are defined as:
Facilities dedicated to training and development of athletes and novices of all
ages in rock-climbing skills. Facilities may include individual drop-in, group
appointments, classes, and scheduled events. Ancillary uses may include offices,
sales area, and other related training facilities and equipment. [Sec. 29.501(4)-7]
A "Rock-Climbing Facility" is permitted in the General Industrial zoning district with a
Special Use Permit. A special use permit requires a case-by-case assessment which
allows a specific review of the use and its impact on adjacent properties and to the
community as a whole.
The applicants indicate that they are experienced operators in the climbing industry. They
describe minimum requirements for a facility as needing "14-foot ceilings with 5,000 sq.
ft. of open space for a safe and enjoyable climbing experience. One climber requires at
least 30 square feet of space. Additionally, the concrete floor requires a 6-inch min. depth
to support the climbing walls." According to the applicant, "these requirements are
rarely found in commercially zoned spaces. Climbing gyms throughout the world
are often located in warehouses in areas zoned for industrial and manufacturing
businesses."
Operations
All activity of the business will occur on the interior of the building. Many of the applicants'
planned operations are based on "Cayuga Climbs," a successful rock-climbing gym
located in a light industrial zone in Ithaca NY and established by one of the co-applicants,
Shek-hung Keith Liao. Bluestem Boulders will be a similarly sized facility. Bluestem
Boulders will include open areas with bouldering walls and pads, office, restrooms and
limited retail sales.
There are three types of indoor climbing: 1) Bouldering 2) Roped Climbing 3) Speed
Climbing. Bluestem Boulders will be a bouldering gym. Bouldering means the walls are
only 13' to 17' high and climbers are not roped in. Bouldering is a more accessible form
of rock-climbing as an individual can climb by themselves and are not required to learn to
tie a knot. Logistically it is simpler for operators to run. Every wall will have continuous
12"+ foam pads to fall on.
Day passes, monthly or annual memberships, group bookings for private events, special
events and competitions, group and individual instruction, summer camps for youth, and
fitness classes for members will be offered. Additional details provided by the applicants
are included in the attached application. The applicants expect maximum capacity to
be 60-80 people. Regular gym operations would be staffed with 1 to 2 employees. In
addition to regular operations, camps would have 3-4 employees with 22 kids in the facility
at one time.
Initially the facility is proposed to be open with limited hours, with expanding hours as the
business grows. Initial hours are anticipated to be Mon-Fri 2-10pm, Sat/Sun 10am-6pm;
mid-term hours Mon-Fri 12-10pm, Sat/Sun 10am-8pm; and long-term hours to include
weekday morning hours. The busiest hours for climbing gyms are typically 5-7pm on
weekdays and weekend mornings. However, no hours limitations is proposed by the
applicant. The applicant and property owner believe the busiest times likely will not
coincide with busy times for businesses in the GI zone, minimizing impact on surrounding
businesses. The site is currently used primarily for storage-based businesses and not
industrial service or manufacturing uses.
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Site Layout and Design
The 5-acre property at 525 E. 2nd Street is located at the northeast corner of Borne
Avenue and E. 2nd Street. It is owned by Mum Wil LLC (Rodney Mum) and includes seven
buildings totaling 46,635 sq. ft. with 33 paved parking spaces, including three accessible
spaces dispersed around the property.
The buildings were initially built as warehouses, but several have more recently been
converted to indoor storage facilities. Additionally, boat and RV storage is available, in
some areas of the parking lot. The building proposed for the Rock-Climbing Facility
(Bluestem Boulders) is located on the southeastern end of the property.
This building will be primarily accessed from E. 2nd Street, from the east side, which is
the rear of the building. A gravel drive and maneuvering area currently exist in this area,
leading to a loading dock and rear entrance with numerous steps. A new paved parking
area will accommodate 17 parking spaces as well as maneuvering space and loading for
any warehouse uses that may still need to be accessed from this area.
The access drive will be shared with the WCI warehouse (hot tub company) located in
the building just to the north of the proposed Bluestem Boulders. A semi-trailer truck
parking space for the WCI warehouse is included within the proposed paved parking and
maneuvering area; however, it is indicated by the property owner that it's use will be
infrequent and that there is little traffic associated with the WCI building. There is also an
additional loading area further to the north, on the east side of the WCI warehouse.
A second entrance for Bluestem Boulders is proposed on the west side of the building,
this parking area is access from Bourne Avenue. This location will be an accessible
entrance, given the steps associated with the rear entrance. It will include a new paved
sidewalk and an accessible parking space. A total of six parking spaces will be designated
for Bluestem Boulders from the existing parking spaces in this area. This parking area
and the accessible entrance is from Borne Avenue (see Attachment E, Site Plan
Modification).
A minimum of 17 parking spaces are required for use of the 8200 sq. ft. building as a
Rock-Climbing Facility. The parking calculation for the facility is based on the parking ratio
of 2 spaces per 1,000 sq. ft. that applies to Sports Practice Facilities. A total of 23 spaces
with this new use will be provided increasing the total number of paved parking spaces
on the property from 33 to 50, including the four accessible spaces.
Use&Parking Calculations for 525 E.2nd Street with Additional Parking Lot
Storage Required Accessible Available
Bldg pi Use Detail of Use Area(SF) Ratio Code Reference'
Units Parking Spaces Parking
1 'Indoor Storage :Mini-Storage 8220 48 <200 i1
2 'indoor Storage ;Mini-Storage 4000 24 istorage S Sec.29.1308 ! 5 ! 1 5
3 Indoor5torage :Mini-Storage 3170 27
6 ilndoorStorage Mini-Storage 6264 21 units=5 €
5 €Warehouse WCI Hot Tub 10200 1/50005F i 4 i a
7 Warehouse :Vacant 6600 1
n/a RV&Boat Parking :rented parking spaces 1/ea ;Table 29.406(2) 12 12
4 :NEW Rock Climbing Facility Miscellaneous Use 8181 '•'2spaces/ 17 1 22
i 1,000 sq ft _
'Unassigned Parkin 7
TOTAL 46635 : 120 38 4 50
'Sports Practice Facility rate as determined by Planning&Housing Director.
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The total of spaces currently leased for boat and RV parking was not made available to
the city but based upon staff's analysis of aerial photos, it appears that 12 spaces are
currently being leased.
The attached site plan modifications illustrate the proposed site improvements including
the new parking lot, sidewalk, and landscaping. The new pavement area includes seven
landscape trees dispersed around the pavement area and at the entrance drive, to meet
landscaping requirements (see Attachment E- Site Plan Modifications).
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant's complete
application and supporting information accompany this report. These materials discuss
characteristics of the proposed use and their impacts. The applicant states the
appearance of the building and site will not need to be altered to accommodate the use
(other than the addition of an entrance door) and that the proposed use will not negatively
impact any of the other businesses in the area.
APPLICABLE LAW:
Chapter 29, Section 29.1503(4)(a) 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 (b) 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.)
(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."
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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. As of this writing, no
comments have been received.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve the Special Use Permit to allow a to
allow 8,200 square feet of Rock-Climbing Facility use at 525 E. 2nd Street, based
upon the findings and conclusions of staff.
2. The Zoning Board of Adjustment can deny the Special Use Permit to allow 8,200
square feet of Rock-Climbing Facility use at 525 E. 2nd Street, if the Board
determines that the proposed use at this site does not comply with the criteria of
Section 29.1503(4).
3. Action on this request can be postponed and referred back to City staff and/or the
applicant for additional information.
PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
The city has an interest in maintaining industrial land for a variety of employment and
processing activities that meet a diverse set of economic development needs for the City.
By allowing non-industrial uses within the zone, the available land set aside for this
important economic function is reduced. However, this area of General Industrial (GI)
zoning is at the edge of the GI district and the Ames Plan 2040 does contemplate it
transitioning to a General Commercial land use in the future.
Also due to the unique requirements for a Rock-Climbing Facility, industrial buildings are
well-suited to host their use, due to large open areas within their floor plans and high
ceiling height. These types of buildings are uncommon within the city's commercial zones.
While special equipment will need to be installed, these do not require physical alterations
to the structure. These changes will not prevent the building from later returning to an
industrial function. The applicant's goals can be accomplished with no negative impact to
the property at 525 E 2nd St.
It appears that the use will not have a significant effect on adjacent industrial operations
due to the proposed business location, size, and schedule of operations.
Based upon the Findings of Fact and Conclusion above, it is the recommendation of the
Department of Planning and Housing that the Zoning Board of Adjustment approve
Alternative #1.
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ATTACHMENT A - Addendum
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site plan in addition to the facts provided in 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 the Ames Plan 2040.
Findings of Fact: The subject site has a General Industrial zoning designation
along with the property to the north, east, and west. The Zoning to the south is
Highway Oriented Commercial. The property is in the vicinity of the City's
Resource Recovery Plant and the Chicago & Northwestern Railroad Line. (Please
refer to Attachment B- Future Land Use Map.)
The Land Use designation of the East 2nd Street site within Ames Plan 2040 is
"General Commercial." The General Commercial Land Use designation is
intended as a hybrid of commercial and industrial uses; however, it does not yet
exist. Therefore, it remains that the applicant's preferred site is located within the
General Industrial (GI) Zoning district.
The Zoning Ordinance states that Industrial Base zoning districts are to include
predominantly industrial uses and are to be protected from intrusion by dwellings
and other inharmonious uses. Additionally, uses are intended to promote the
economic viability of the City's industrial areas and to provide standards to assure
safe, functional, efficient and environmentally sound industrial areas and
operations.
Conclusions: Staff believes that the proposed Rock-Climbing Facility meets the
Ames Plan 2040 requirements for being harmonious with the other uses on the
site and will help provide economic vitality to the area as envisioned in the Ames
Plan 2040. This use is a niche option that does not broadly change the allowable
uses within General Industrial (GI) and it will not hamper other industrial
businesses uses in the area. It can be concluded that the development meets
General Standard (i) for a Special Use Permit.
(ii) 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.
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Findings of Fact: The applicant states, "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)." There is a mix of
"heavier" industrial uses adjacent to the site on the west, north and east combined
with commercial, office, and service uses to the south of E. 2nd Street. The 5-acre
site includes seven buildings totaling 46,635 sq. ft. of indoor storage and
warehouse space. The complex of surrounding buildings once contained only
warehouse operations. More recently, the use of the buildings has been
transitioning to a mix of uses including self-storage.
The proposed Rock-Climbing Facility will be operating indoors in the southeastern
most building which contains approximately 8,200 square feet of space. The
exterior appearance of the building is harmonious with the other buildings on the
site and within the industrial area. The building includes a fire sprinkler system.
Interior upgrades will be required to support the use if the Special Use Permit is
approved.
Conclusions: It can be concluded that the use will be compatible with the industrial
context of the surrounding area. It can be concluded that the development
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 applicant states, "A climbing gym would not hamper other
industrial business uses in the area. 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."
Although the site was initially developed for warehouse use, more recently, the use
of several of the buildings within the seven-building complex have transitioned from
warehouse use to indoor self-storage (a permitted use) known as Ames Central
Storage. The building that is proposed to house the Rock-Climbing Facility is
located on the southeast end of the complex of buildings. The building will be
primarily accessed from the end of Borne Ave, a dead-end street with little public
traffic. An accessible entrance with parking is being added to the west. All activity
of the business will occur on the interior of the building. No other businesses will
be disturbed.
Use of the building for a 8,200 sq. ft. with a Rock-Climbing Facility requires a
minimum of 17 parking spaces. The applicant is proposing five spaces at the west
entrance and 17 spaces at the east entrance for a total of 22 spaces. Most of the
parking spaces are located immediately adjacent to the proposed Rock-Climbing
Facility use.
The site currently includes a total of 33 parking spaces. With the addition of 17
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more spaces with the addition of the eastern parking lot, the site will include a total
of 50 parking spaces, an excess of 7 spaces over the required parking for existing
and proposed uses on the site. The site will include four accessible parking spaces
dispersed around the site. (Please refer to Attachment E.) The large parking area
will accommodate the required parking as well as maneuvering space and loading
for any warehouse uses that may still need to be accessed from this area.
The property owner indicates that there is minimal traffic associated with the other
uses. Please see the table included in the report for details on the required parking
for each use.
Conclusions: It can be concluded that the development 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 property is located at the corner of Borne Avenue and E 2nd
Street and has access from both streets. The property was initially developed in
1923 with the most recent building addition added in 1978. All of the buildings are
interconnected.
The property has all the essential infrastructure in place. The proposed Rock-
Climbing Facility use will be located inside a building that was constructed in the
1970's which has electrical, water, sewer, and gas lines available and a fire
sprinkler system. As an existing site, it is currently exempt from providing onsite
stormwater collection, if new impervious area is less than one-acre.
No change to the exterior of the buildings is proposed except the addition of an
accessible entrance on the west side of the building proposed for use by Bluestem
Boulders. Interior additions beside the climbing walls would include two bathrooms
and an office space.
Conclusions:
It can be concluded that the development 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: The property has all the essential infrastructure in place. No
additional public facilities or services will be needed as the site is already serviced.
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Conclusions: Therefore, it can be concluded that the development 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: The applicant indicates that the use will not produce any smoke,
fumes, glare, or odors. An interior sound system is proposed but 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. It is anticipated that maximum capacity be 60 to
80 visitors per day, spread out over a period of 8 to 10 hours a day. The Rock-
Climbing Facility uses proposed will not create a hazardous situation or be
disturbing to the other uses on the property.
Hours of operation will initially be limited and will expand as awareness of the
business grows. Initially, hours could be Mon-Fri 2pm to 10pm, Sat/Sun 10am to
6pm; Mid-term Mon-Fri 12pm to 10pm, Sat/Sun 10am to 8pm; and Long-term, to
include some weekday mornings. According to the applicant, the busiest hours for
climbing gyms are 5 to 7pm on weekdays along with weekend mornings. This
would be the opposite of the peak hours for industrial/manufacturing businesses.
Therefore, Bluestem Boulder's busiest times do not coincide with busy times for
businesses in the GI zone, minimizing impact on surrounding businesses.
The proposed use will not produce noise, smoke, fumes, glare or odors or
excessive traffic.
Conclusions: The addition of this use will not introduce any nuisance factors into
the area. It can be concluded that the development 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: General Industrial Zoning (GI) zoning is designed to
accommodate primarily industrial manufacturing, warehouses, services, and office
uses. GI zoning is the most common industrial zone in the city. GI zoned land
exists primarily to the east of the Skunk River, but also includes this area west of
the Skunk River and north of Lincoln Way extending to Borne Avenue. The
purpose of General Industrial zoning as described in Sec. 29.901 is to provide a
desirable industrial environment and to promote economic viability of a type
generally not appropriate for or compatible with retail sales areas... GI zoning
allows for a few limited options for uses that are not standard industrial uses.
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A recent zoning text amendment to Table 29.901(2) allows "Rock Climbing
Facilities" by special use permit. This allowance creates a niche option under
"miscellaneous uses" and did not broadly change the allowable uses permitted
within GI. The definition for Rock Climbing Facilities is: "Facilities dedicated to
training and development of athletes and novices of all ages in rock climbing skills.
Facilities may include individual drop-in, group appointments, classes, and
scheduled events. Ancillary uses may include offices, sales area, and other related
training facilities and equipment." Parking is applied at the same rate as that used
for "Sports Practice Facilities," which is 2 spaces per 1,000 square feet of area.
Industrial uses are not likely to disturb this type of use, especially given that the
use does not include an exterior component. Staff does not see any restrictions
that would need to be placed on the use for it to fit within the industrial zoning
district.
Conclusions: It can be concluded that the development meets General
Standard (vii) for a Special Use Permit.
CONCLUSION: Based on the staff's analysis and the findings above, staff finds that the
General Standards of the Ames Municipal Code Section 29.1503(4)(a) can be satisfied.
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ATTACHMENT B — Location Map
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ATTACHMENT C — Ames Plan 2040, Future Land Use
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ATTACHMENT D - Zoning
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ATTACHMENT E - Miscellaneous Use Categories
From Ames Municipal Code Section 29.501(4)-7
MISCELLANEOUS USES
Rock Climbing Facilities (Indoor Only)
Definition. Facilities dedicated to training and development of athletes and novices of all
ages in rock climbing skills. Facilities may include individual drop-in, group
appointments, classes, and scheduled events. Ancillary uses may include offices, sales
area, and other related training facilities and equipment.
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ATTACHMENT E — Site Plan Modifications
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ATTACHMENT F — Conceptual Floor Plan
Exit to storage facility(right),
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