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HomeMy WebLinkAbout~Master - Conditional Use Permit - 1407 South Grand Avenue - Campus Crest DevelopmentFly I I �Wl L E J U L 1 5 2011 11N CLERK CITY OFAMB, iOWA IN THE MATTER OF THE APPLICATION: OF CAMPUS CREST DEVELOPMENT CASE NO, 11-11 FOR A CONDITIONAL USE PERMIT, GEOCODE NO. 09-10-477-010 SECTIONS 9.5(2)(b), AMES MUNICIPAL CODE TO ALLOW AN ALTERNATE METHOD OF ELEVATION ON THE DECISION & ORDER PROPERTY LOCATED AT 1407 SOUTH GRAND AVENUE FACTS This site is a 13+ acre tract on the north side of South Sixteenth Street next to the Coldwater Golf Links. The area is zoned RH (High Density Residential) and it is also in AE (Floodway Fringe Overlay) district due to its proximity to Squaw Creek. The site is being developed by Campus Crest Development, which is a company that has built a number of large gated apartment complexes in university communities across the country marketed at the student tenant. The site plan shows that there will be 10 separate buildings with housing and recreation facilities for 587 students. The site has been designed so that the parking is largely on the interior of the complex, with the buildings on the perimeter. The largest buildings in the complex will be located to the northern part of the site, which is also the area abutting the golf course and which is closest to Squaw Creek. Because of the floodway fringe location, the buildings are required under the Floodplain zoning ordinance to be elevated three feet above the base flood elevation. The ordinance also requires that elevation to extend on the outside of the building for 18 feet. On the northern edge of the property, this can only be accomplished by carrying that height to the very edge of the property and then building a retaining wall to support the tall bank. The retaining wall will be about 10'tall and in the event of flooding, it will hold the water beyond the apron around the buildings. The retaining wall is a keystone -style block wall and would be a fairly imposing structure. The developer is requesting an alternative method of elevation for this side of the site instead of the proposed flat 18'plain that is held in place by a retaining wall. They propose to have no less than six feet of level area immediately next to the building but from there out to the property line, to create a graded slope that would be stabilized with native grass vegetation. The developer's engineer explained that he has worked with drainage districts in the county to design areas that will withstand flooding, and a vegetated slope works very well for the types of flood events that this area experiences. In this location, the floodwaters are calm and quiescent, since the location is far from the strong current. The flood events occur quickly but also dissipate fairly quickly as well. For short term events of this nature, a well -established grass slope works better than a retaining wall. A grass slope also has features not specific to flood mitigation that are desirable for this location, in that a grass slope does not present a fall hazard like a tall block wall, it is more aesthetically fitting for the vicinity and given the proximity to the golf course, it would provide a impact absorbing surface for golf balls which stray off course. Research into this code requirement shows that in other jurisdictions, a 15' -20' level extension beyond the Page 1 of 2 building is common, but the reason the code provides this feature is less clear. It may be to provide vehicular access on all sides of the building, but the main exits from these buildings will be to the south and away from the flood hazard, and all the other sides of the buildings, including those with the main entrances, will have the elevation maintained for 18 feet and more beyond the building. DECISION The Flood Plain Zoning ordinance provides that buildings shall be built at a height no lower than three (3) feet above the base flood elevation, and that elevation shall extend at 18 feet beyond the limits of the structure, unless an alternate method of elevation is granted by the Zoning Board of Adjustment. In this case, the proposed alternate method would involve a reduction in the depth of the 18' apron around the building incorporated with an extended gradual vegetated slope that ends at the level of the golf course. The engineer who designed this alternative has experience in this locale with the types of short duration flood events experienced here and with different types of flood barriers. This type of elevation will provide a natural yet effective barrier to the keep the floodwater away from the structure and the main exit path, yet while providing sufficient height to avoid inundation. In the experience of the engineer, a vegetated slope has actually been more flood resistant than a block retaining wall for the short term events experienced at this location. A tall imposing block wall would be far less aesthetically compatible with the area. The Board finds that it can rely on the testimony of this engineering professional, which establishes that this method will provide flood mitigation that will protect life and property, will be attractive, and which will not be as hazardous as a ten foot sheer wall. WHEREFORE, IT IS ORDERED that the applicant is Granted a Conditional Use Permit to authorize an alternative to the elevation methods, Section 9.5(2)(b), Ames Municipal Code, to allow a reduction of up to 12' in the 18' foot apron around the elevated structure on the property located at 1407 South Grand Avenue. Any person desiring to appeal this decision to a court of record may do so within 30 days after the filing of this decision. Done this 8th day of June, 2011. mi Burto Secret the Board Bruce Calhoun Chair Page 2 of 2