Loading...
HomeMy WebLinkAbout~Master - Zoning Board of Adjustment Minutes 3-14-2018MINUTES OF THE REGULAR MEETING OF THE ZONING BOARD OF ADJUSTMENT AMES, IOWA MARCH 14, 2018 The Ames Zoning Board of Adjustment met, pursuant to law, in regular session at 6:00 p.m. on March 14, 2018, in the Council Chambers of City Hall with the following members present: Amelia Schoeneman, Kyle Perkins, Shelby Ebel, and Matthew Koehler. Board Member Susan Bradbury was absent. City Attorney Mark Lambert and City Planners Eloise Sahlstrom and Justin Moore were also present. APPROVAL OF MINUTES: Moved by Ebel, seconded by Perkins, to approve the minutes of the meeting of February 14, 2018. Vote on Motion: 4-0. Motion declared carried unanimously. CASE NO. 18-03 SPECIAL USE PERMIT – Habitat for Humanity of Central Iowa, Public Hearing on application for a Special Use Permit to allow the use of a pre-existing building on a lot that exceeds 20,000 square feet in the Neighborhood Commercial (NC) zone at 3504 Grand Avenue City Planner Eloise Sahlstrom introduced the request. Habitat for Humanity of Central Iowa proposes to use the property at 3504 Grand Avenue as the new location for their offices and retail sales operation. The site was formerly the location of Heartland Baptist Church, and was recently rezoned from Residential High Density (RH) to Neighborhood Commercial (NC) on February 13, 2018. The site includes 81,171 square feet of lot area, with a single existing principal building. The NC zone requires that any lot with a pre-existing building on a site that exceeds 20,000 square feet, but not more than 100,000 square feet of lot area, can be utilized in the NC zone subject to approval of a Special Use Permit b y the Zoning Board of Adjustment. Neighborhood Commercial zoning has been applied to a limited number of unique sites in the community that abut residential zones, which creates the potential for conflict with the surrounding land use. The Special Use Permit requirement is intended to sensitively guide commercial development towards compatibility with the unique surroundings of a site. The site contains a vacant building with 12,598 square feet of gross floor area. The vacant building is a single-story structure without a basement. A small storage shed is located behind the principal building along the rear property line. The applicant intends to establish their planned uses within the existing structures with only minor alterations to the rear exterior wall of the principal building. The applicant intends to install an overhead door, including a small raised concrete platform that measures 7 feet by 12 feet, and is approximately 12 inches thick. This will enable the movement of merchandise in and out of the rear of the building, furthest from the surrounding residential development. The applicant indicates that no exterior building changes are proposed other than removing the steeple at the west end of the building. The buildings are setback from the street by a large parking lot located between the buildings and the frontage road/Grand Avenue, and access to the site is from the intersection of Bloomington Road and Grand Avenue. Parking for the 9,962 square foot retail and 2,636 square foot office space is calculated at a rate of one space for every 300 square feet for both uses, requiring a total of 42 spaces. Currently, there are 93 parking spaces. Staff evaluated the existing landscape against the 2005 Heartland Baptist Church Site & Landscape Plan, and also evaluated the existing landscape against current regulations. The 2005 Plans illustrate a landscape screen of trees and shrubs along the north and south property lines, which would substantially conform to prior parking lot perimeter landscaping requirements. The landscape to the north is mostly still in place, and the landscape to the south is missing 21 of the required shrubs. Additionally, one tree is missing from one of the parking lot tree islands and will need to be replaced. Previous landscape regulations did not require front yard landscaping, but current landscape regulations require a minimum 10 foot wide front yard landscape. To meet the policy of improving nonconforming sites, additional landscaping is necessary as part of the reuse of the site, and the applicant will need to replenish landscaping that was previously approved. Staff estimates that full compliance with front yard landscaping standards would require three overstory trees, 12 shrubs and 18 ornamental grasses as a baseline requirement. There is an available planter area along the frontage of the site where front yard landscaping could be added without removing parking area. The site plan, project description, applicable law, and Findings of Fact and Conclusions were reviewed in detail by Ms. Sahlstrom. It was said that the use of the site as retail and offices for Habitat for Humanity adds a commercial component on a larger parcel than typically permitted as a Neighborhood Commercial lot. The presence of the existing structure and proposed uses do not create conditions which cause a conflict with the surrounding neighborhood or alter the intended character of the surrounding neighborhood due to its scale and location on the property. Although the building scale and size is nonconforming, the scale of the proposed use is consistent with the intent of uses and sizes of the zoning district. Requiring additional landscaping will result in providing a more attractive and compatible commercial use consistent with the policy of improving sites upon their reuse. Ms. Ebel asked if the available planter area along the frontage of the site is 10 feet wide, or would the applicant have to tear out part of the parking lot to meet requirements. Ms. Sahlstrom said that it is 10 feet, possibly 12 feet, and would be acceptable. It was said that one letter had been received from a surrounding property owner to make notice of an easement on the property. Ms. Sahlstrom said that the applicant has indicated the easement was part of the purchase agreement. Dan Thomson, Store Manager of Habitat for Humanity, 402 E. Lincoln Way, Ames, Iowa, was sworn in and testified under oath. Mr. Thomson stated that they are aware of the access point with the adjacent property, and they are more than willing to maintain it without any issues. They are also okay with all conditions. He said that very little work will be done to the exterior of the building, and the overhead door will not be visible to surrounding property owners. He mentioned the hours of operation would be 9 a.m. to 5 p.m. on the longest day, with the intent to only be open Tuesday through Saturday. He explained that all three local offices will be moved into the one proposed building. Mr. Thomson added that a camera system will be installed to monitor the site. Mr. Koehler said that two of the conditions seemed to be similar, and asked if both were necessary. Ms. Sahlstrom stated that one of the conditions refers to the use of the site, and one clarifies what would need to be done if the use changes. Moved by Ebel, seconded by Perkins, to approve ORDER NO. 18-03, thereby approving the request for a Special Use Permit at 3504 Grand Avenue for office and retail sales space by adopting the findings and conclusions noted in the report, and with the following conditions: a. Use of the building and site are for the defined uses described in this report of “General Office” and Retail Sales of goods, such as furniture, appliances, home improvement, hardware, and household products. b. Changes in activities, layout of the site, or changing the described uses requires an amendment to the Special Use Permit. c. Install the following landscaping prior to June 1, 2018 or final occupancy of the building, whichever occurs later:  Replace missing landscaping from 2005 site development plan approval, or, seek alternative approval from the Planning and Housing Department.  Provide new front yard landscaping subject to approval by the Planning and Housing Department. Roll Call Vote: 4-0. Motion declared carried unanimously. CASE NO. 17-12 SPECIAL USE PERMIT – Randy Dickson, U-Haul Company of Iowa, Public Hearing on application for a Special Use Permit to allow an interior climate controlled mini-storage facility in the Highway-Oriented Commercial (HOC) zone at 720 South Duff Avenue City Planner Justin Moore displayed a location map for the request. AMERCO Real Estate Company proposes to construct a three-story interior climate controlled mini-storage warehouse facility at 720 South Duff Avenue. The proposed building is 23,956 square feet on a flag shaped lot located just south of the Walmart building and approximately 500 feet east of Duff Avenue. The property is located within the Highway-Oriented Commercial (HOC) zone. An interior climate controlled mini-storage warehouse facility means that the storage areas are accessed from within the building. HOC zoning requires all mini-storage uses to meet special design standards of Section 29.1308 as part of the Special Use Permit review process. U-Haul already operates an existing office to the west of this site where moving trucks and moving supplies are leased. Direct access to the site is from Duff Avenue to the west of the proposed building. There is a shared common driveway that serves this site as well as the abutting commercial properties. Secondary access is also available to the north from the Walmart property. A requirement of the rezoning of the property was for the property owner to connect the newly constructed private drive on the Walmart property to the driveway that connects to Duff Avenue on the subject property to provide for enhanced circulation for all commercial businesses in the area. The roadway is required to be completed this year per the terms of the contract rezoning agreement and prior subdivision approval. The proposed site plan has the new building set to the east side of the site with the front of the building facing west, and there is an existing nonconforming building on the site along the north property line. It is intended to stay at this time, but cannot be used for mini -storage purposes due to its nonconforming status. The site design has 11 parking spaces located in front of the new building to meet zoning requirements, and loading docks are also proposed along the front of the building. The site is located within the flood plain with the northwest half that is proposed to be developed within the floodway fringe, and the southeast half of the property located within the floodway where no development is proposed. The building is proposed to be built within the floodway fringe immediately adjacent to and abutting the floodway and raised up to meet the City’s flood plain development standards. No activity or improvements are proposed within the floodway. The proposed building is shown being elevated and constructed to the required three feet above base flood elevation within the floodway fringe as required in Chapter 9 of the Flood Plain Zoning regulations. Parking lot landscaping is shown on the site consisting of a total of 17 trees with 11 overstory trees and six ornamental trees dispersed throughout the parking lot as required based on the amount of paved parking and maneuvering area. The ornamental trees along the west edge of the property are normally required to be overstory as parking lot trees, but are allowed to be reduced in size in this case due to the presence of existing overhead utilities. The required parking lot landscaped area being provided meets the required parking lot landscape planting ratio. No mandatory front yard landscaping is required for the site due to the unique condition of the entire street frontage (19 feet) of the lot used as a driveway. Two rows of windows are proposed on the front of the building on the upper half of the façade near the corners of the building along with a canopy over the primary entrance. The proposed building finishes consist of a combination of brick veneer and stucco textured wall panels. The wall panels are an insulated metal panel system with a factory finished stucco texture applied to the metal material. The look and finish of the textured panel would be similar to E IFS finishes rather than metal siding appearance. The panels have vertical seams between panels, and the proposed wall treatments have approximately three inches of relief to meet the required design standards. The primary color pattern is three different earth tones; however, the applicant proposed to incorporate a red accent color and features as part of the parapet along the front façade. Additionally, the applicant proposes two large square display panels on the front façade. The display panels are not an element authorized in addition to sign code allowances as part of the building materials and design features. Lighting is being proposed on the front and southeast corner of the building, and with pole lights located along the parking and maneuvering area. There will be a total of five parking lot lights that are 25 feet tall, of which three will be located along the west edge of the property, one along the east end of the parking lot, and one at the northeast corner of the parking lot. The parking lot lights will have a shield to further encourage light downward. The site plan, project description, applicable law, and Findings of Fact and Conclusions were reviewed in detail by Mr. Moore. He explained that the proposed building is generally of similar size and design as the surrounding commercial properties in the neighborhood based on the plans provided. While principal uses of storage facilities are typically seen as industrial in nature, interior climate controlled mini-storage warehouse facilities are viewed as appearing commercial. The traffic and activity levels are lower than a similarly sized commercial use , and the proposed location of the development is setback substantially from South Duff Avenue and does not displace a large area of prime commercial frontage with the proposed use. The proposed building will be diagonal due to floodway restrictions, and there is no activity proposed in the floodway, so it will remain vegetation. It was said that the proposed site plan meets the requirements of the general zoning standards, flood plain standards, Highway-Oriented Commercial Zone standards, and the requirements for internal climate controlled mini-storage facilities. The proposed uses are not incompatible with the planned use of the property in the general area, as there are a variety of commercial uses in the immediate vicinity. Hazardous materials storage will not be permitted. The property owner located to the west and the current property owner, AMERCO, are in an agreement stating that AMERCO is required to fully construct a paved drive to a specific point by August 2018. The agreement of constructing a paved drive was secured as part of the rezoning and platting process, and it will provide the property owner to the west th e opportunity to connect in the future if they desire. Mr. Moore explained that there was a platting process that occurred prior to the rezoning. The conditions mentioned have been subject to platting and the rezoning, and current conditions reflect what has occurred since then. He mentioned that if the applicant wanted to use the existing building on the site, more improvements and flood plain reviews would be required. He also stated there is no setback requirement for the building from the floodway. The building just has to set outside of the floodway. No comments or concerns had been received from surrounding property owners. Mindy Bryngelson, Clapsaddle-Garber Associates, 1523 S. Bell Avenue, Ames, Iowa, was sworn in and testified under oath. She stated that she is the Civil Engineer on the site and is representing the applicant, U-Haul Manager Randy Dickson, who is currently attending a corporate conference. Ms. Bryngelson said that U-Haul has been working with the City for about 2 ½ years on this project, and are looking forward to breaking ground. She explained that U-Haul is more than willing to remove certain display panels from the site plans, and they agree to the stormwater financial security. She mentioned that the hours of operation for the general public would be open 7 a.m. to 7 p.m. on Monday through Thursday, 7 a.m. to 8 p.m. on Friday, 7 a.m. to 7 p.m. on Saturday, and 9 a.m. to 5 p.m. on Sunday. Preferred customers would have 24/7 access. The proposed building will be staffed in the existing U-Haul facility via an intercom system between buildings. Security is a very high priority for U-Haul so cameras and alarms will be installed around the entire premise. She explained that the garage doors will allow customers to drive in and access storage units, which will make unloading easy during bad weather. Ms. Bryngelson also mentioned that the units will be for customers’ personal storage, and will not be used by U-Haul. Ms. Schoeneman asked if stormwater will be discharged at the same rate into the floodway fringe as it was prior to the development of the proposed building. Ms. Bryngelson said it would and all stormwater leaving the site will go into the City’s storm sewer system, which will then be discharged. Ms. Ebel asked Ms. Bryngelson if she knew what the plan was for the existing vacant building. Ms. Bryngelson said that U-Haul has a policy to revitalize already established buildings, and are investigating what it would take to bring the building up to standards. If the revitalization does not work financially or is not feasible, something else might happen to the building. Currently, U-Haul is focusing on the proposed building, and for now, the other will be vacant. She stated that Staff approved the storage of construction materials during the building process, but those materials would need to be cleared before occupancy of the new building. Moved by Schoeneman, seconded by Ebel, to approve ORDER NO. 17-12, thereby approving the request for a Special Use Permit at 720 South Duff Avenue for an interior climate controlled mini-storage warehouse facility by adopting the findings and conclusions noted above, and with Staff’s recommended conditions: a. The existing building may not be used for principal use without meeting Flood Plain Zoning standards and an amendment to the Special Use Permit for review of the proposed use and site development requirements. b. Prior to the issuance of a building permit, modify the architectural plan elevations to remove the display panels. No display panels are allowed on any façade of the new or existing building. c. Financial security for stormwater requirements must be provided by the developer prior to issuance of a building permit. Roll Call Vote: 4-0. Motion declared carried unanimously. COMMENTS: Ms. Ebel thanked everyone for the last 5 ½ years, and stated that she really enjoyed being a part of the Zoning Board of Adjustment. ADJOURNMENT: Moved by Ebel, seconded by Koehler, to adjourn the meeting at 6:54 p.m. _____________________________ _____________________________ Heidi Petersen, Recording Secretary Shelby Ebel, Chair