HomeMy WebLinkAboutA001 - Staff Report dated August 24, 2011 ITEM #: 2
DATE: 08/24/11
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE PLANNING AND ZONING COMMISSION
AND THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: August 19, 2011
MEETING DATE: Zoning Board of Adjustment—August 24, 2011
REQUEST FOR APPROVAL OF A SPECIAL USE PERMIT: To allow construction of a
two-story addition to First United Methodist Church at 516 Kellogg Avenue (See attached
Location Map; Demolition, Layout and Utility, Grading and Landscaping Plans;and, Floor
Plans and Building Elevations for First United Methodist Church).
(See attached Demolition, Layout and Utility, Grading and Landscaping Plans for the City
of Ames Parking Lot at 500 Kellogg Avenue.)
PROPERTY OWNER: City of Ames
515 Clark Avenue
Ames, Iowa 50014
APPLICANT: First United Methodist Church
516 Kellogg Avenue
Ames, Iowa 50010
LOCATION: 516 Kellogg Avenue
ZONING: "DSC" (Downtown Service Center)
PROJECT DESCRIPTION: The First United Methodist Church proposes to construct a
two-story building addition, which includes 17,500 square feet of gross floor area, on the
south side of the existing Church building at 516 Kellogg Avenue. The interior space of the
building addition will be utilized for a variety of uses, including classrooms, offices,
library/conference room, chapel, workroom, restrooms, elevator, restrooms, and
mechanical and equipment rooms. Other site improvements include a parking lot and
landscaping south of the proposed building addition with seven spaces, including one that
is a van-accessible handicap parking space; five parking spaces east of the proposed
building addition with access directly from the adjacent alley; and trees, shrubs,and ground
cover to meet perimeter parking lot landscaping requirements. A canopy, attached to the
south wall of the building addition,will extend over the driveway for use by those who wish
to enter or exit the building at grade without steps.
The Church now owns the parking lot that presently exists south of the existing Church
building. This was purchased from the City of Ames in May, 2011. Expansion plans forthe
1
building include the demolition of this parking lot with the building addition occupying this
land area. The twenty-two parking spaces that presently exist in this parking lot, and five
existing spaces with access from the alley, will be replaced with twelve parking spaces on
the Church property and sixteen new parking spaces added to the City parking lot south of
the Church property. Street improvements recently completed on Kellogg Avenue will also
add more parking spaces for use by the public.
A Development Agreement for the Church expansion project was approved by the City
Council on May 24, 2011. This Agreement specifies certain obligations and responsibilities
of both parties (First United Methodist Church and the City of Ames) in further developing
both the Church property and the City parking lot.
The Development Agreement addresses the need for certain easements on both
properties. The City is granting a cross-access easement across the City parking lot to
facilitate the exiting of vehicles from the Church parking lot to Kellogg Avenue (See
attached Layout and Utility Plan).
The Church is granting an easement to the City across the parking spaces next to the alley
to accommodate the movement of the Ames Public Library bookmobile in and out of the
library garage on the east side of the alley. The use of these parking spaces will be limited
on certain days to allow for maneuvering by the bookmobile. The Church is also granting
an easement to the City for the southernmost parking space along the alley for use by
library staff.
A stormwater easement is required as part of the site improvements in the landscaped
area between the City parking lot and the Church driveway and extending diagonally
across the City parking lot to Kellogg Avenue. This involves the granting of easements by
both parties since the stormwater facility is located on both properties.
At some future date, it will be necessary for the Church to grant an easement to the City
across their property to provide for vehicular movement through the alley in the event that a
bookmobile garage is constructed at the south end of the alley as part of the Ames Public
Library building expansion project.
The minimum requirements for landscaping and screening on the perimeter of the parking
lot, in accordance with Section 29.403 of the Municipal Code, are met by the proposed
Grading and Landscaping Plan (See attached Plan).
The City of Ames Development Review Committee (DRC), including representatives from
several City departments, has reviewed the attached set of site plan documents and has
found the site plan to be in compliance with the Code requirements. Approval of the
Special Use Permit by the Zoning Board of Adjustment will include approval of the site plan
documents.
The Church has worked closely with City staff, including the Director of the Ames Public
Library, to assure that the building expansion plans of the Church will coordinate with future
expansion plans for the Ames Public Library, including relocation of the Bookmobile garage
in the south end of the existing alley.
2
APPLICABLE LAW:
Section 29.1503(4) (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:
(i) Be harmonious with and in accordance with the general principles and
proposals of the Land Use Policy Plan of the City;
(ii) 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 a use will not change the essential
character of the area in which it is proposed;
(iii) Not be hazardous or disturbing to existing or future uses in the same
general vicinity;
(iv) 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;
(v) Not create excessive additional requirements at public cost for public
facilities and services;
(vi) 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; and
(vii) Be consistent with the intent and purpose of the Zone in which it is
proposed to locate such use.
3
(c) Commercial Zone Standards. The Zoning Board of Adjustment shall review
each application for the purpose of determining that each proposed use
located in a commercial zone meets the following standards,as well as those
set forth in Section 29.1503(4)(a)above and, in addition, shall find adequate
evidence that each use in its proposed location will:
(i) Be compatible with the potential commercial development and use of
property planned to occur in area;
(ii) Represent the sufficiently desirable need for the entire community that
the loss of commercial land is justifiable in relation to the benefit: and,
(iii) Be consistent with all other applicable standards in the zone.
(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.
FINDINGS OF FACT & CONCLUSIONS:
Based upon the project description, the following findings of fact and conclusions may be
made.
Findings:
1. The property is adequately served by essential public facilities and services. All
utility services and other municipal services are existing and available,with sufficient
capacity to serve the expanded facility.
2. The proposed building enlargement meets the minimum required building setbacks
in the Downtown Service Center zone.
3. The Church has agreed to provide a vehicular parking space on the east side of the
Church adjacent to the alley for use by staff of the Ames Public Library.
4. The Church has agreed to grant to the City an access easement across the
vehicular parking spaces on the east side of the Church for the Library's bookmobile
as necessary for turn radius use. This easement will be a five year periodic
renewable easement. The City has agreed to provide and install signage for the
parking spaces on the east side of the Church to indicate the hours during which
parking is prohibited in those spaces.
5. The City has agreed to provide to the Church an access easement between the
south boundary of the Church property through the City parking lot to Kellogg
Avenue.
4
6. The Church has agreed to provide an access easement to the City across such
portion of the southeast corner of the parcel identified on the Plat of Survey as
`Parcel D' in the event that such easement is needed to accommodate public
vehicular access that is rerouted around the Ames Public Library's anticipated
bookmobile parking garage when that is constructed across the southernmost
portion of the north-south alley.
7. The minimum required landscaping and screening standards for perimeter parking
lot landscaping, as required by Section 29.403 of the Municipal Code, have been
met by the site improvements as shown on the Grading and Landscaping Plan.
8. The DSC zone is intended to provide for high-density development within the City's
Urban Core. A broad range of uses is allowed to reflect the City's role as a
commercial, cultural, and governmental center. Development is intended to be very
dense with high building coverage, large buildings in scale with the predominant
pattern in the Downtown commercial area, and buildings paced close together.
Development is intended to encourage pedestrian activity with a strong emphasis
on safe, vital, and attractive streets.
9. The highest demand for parking by the Church is typically on Sunday mornings for
worship services. The public parking spaces in the City parking lot at 500 Kellogg
Avenue are typically available for use by those attending worship services on
Sunday mornings since downtown businesses in the vicinity are typically closed at
that time.
Conclusions:
The applicant has proposed the expansion of a use that is consistent with the intent and
purpose of the DSC zone as an area of high-density development with large buildings to
serve in part as a cultural center for the community. The site improvements are compatible
with surrounding uses that are existing and with the proposed expansion plans for the
Ames Public Library. Essential public facilities and services are in place to accommodate
the building and site expansion, and no negative impacts in terms of uses, activities,traffic,
noise, etc. are evident. The architecture of the proposed addition is consistent with
architectural materials and elements of the existing Church building. The facility will be
made available for other community activities. Expansion of the City parking lot south of
this property will be accomplished as part of the Development Agreement between the City
and Church.
5
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve the request for a Special Use Permit
and the associated site plan to allow construction of a two-story addition to First
United Methodist Church at 516 Kellogg Avenue, based upon the above findings
and conclusions, and subject to the following conditions:
A. The Church shall comply with all of the provisions of the Development
Aqreement for First United Methodist Church Expansion Proiecf, as approved
by the City Council on May 24, 2011;
B. Provisions explaining the responsibility for maintenance of the stormwater
easement shall be included in the easement document signed by both the City
and the Church;
C. The easement granted by the Church to the City for access across parking
spaces on the east side of the Church for the Library's bookmobile shall be a
five-year periodic renewable easement.
D. The hours during which parking is prohibited in the spaces on the east side of
the Church shall be determined by the Public Works Department in consultation
with representatives of the Church and the Director of the Ames Public Library,
and shall be clearly posted on signage installed by the City;
E. Parking spaces in the City parking lot at 500 Kellogg Avenue shall not be
reserved for use by the Church, except as otherwise approved by the Public
Works Department for specific events held at the Church;
2. The Zoning Board of Adjustment can deny the request for a Special Use Permit and
the associated site plan to allow construction of a two-story addition to First United
Methodist Church at 516 Kellogg Avenue if it concludes that the criteria for a Special
Use Permit have not been met.
3. The Zoning Board of Adjustment can refer this request back to the applicant and/or
City staff for additional information.
RECOMMENDED ACTION:
It is the recommendation of the Department of Planning and Housing that the Zoning Board
of Adjustment approve Alternative#1. This is a recommendation that the Zoning Board of
Adjustment approve this request for a Special Use Permit and the associated site plan to
allow construction of a two-story addition to First United Methodist Church at 516 Kellogg
Avenue, subject to the conditions described in Alternative #1, above.
SACouncil Boards Commissions\ZBA\Special Use Permits\516 Kellogg Ave-First United Methodist Church-08-24-11.doc
6
g
c
n
6TH T S
may,
Subject .
CO -
Area
/ 5TH;ST' Lou W �
6
f
` MAIN ST:
Location Map
500-516 Kellogg Avenue
N
0 125 250 500
Feet
Map Created by Depart ment of Planning&Housing
June 10.2011
7
r
5�
'9
I e
y ,
' s
bi / py'
Pii
�3
v
w
z
ra
e
h \
/
�4
'�" ,•�u�n•�s.��,,�«'A 1,fl'"3 iL'(�Z K�� � l' ry�ea} j��/y�/
8
:�� �
.. ���a ��
���� \\} //I
��
\ � � � . ��{
� � . &��\
g
Demolition Plan
First United Methodist Church Property
__ .516 Kellogg Avenue
-
b�
Y
HIP
i " X 1
Oil i
GG Q
& k da b. i
��s i
1 V
C
� l
� 1
__ •. �,�� Are
fillwl
as
I 5 z
Io> t
I
5
,..?
r
R
m3z ..--a1px'wcra^.- ...._ .. ....
iiiiii gi e. ee ee ee ee -
R
10
Layout and Utility Plan
First United Methodist Church Property
516 Kellogg Avenue
's jsw Egg ah �
Y b
EN
fii HE
€ �aa 9 a �Xt cg s -
g o a`
or a �3s��s 3xg � s�fY N, o
• c �� �I US
mfiiffl 'HH2H 9 Will! 10-11'Huffl. ON
o x
q gill
- �AgfP
g_U.P:Iz
Sg47
rr �
_ E
_—•(- - .._ _-�9 —7,�"�`_—_' 7. g 3:RNlAI tsFTO ii'35F '
x € 3 »
N__ ________ --
� � r
y
Grading and Landscaping Plan
First United Methodist Church Property
_ 516 Kellogg Avenue
�xi as
�z
a
G �
C7
=•�--a z
a
a
U
q
z
S Q
z
� v
I ': H
� 1 8
y
�. 1
i i-
s
i
rs�w •,...:.bM mxrisa.:o.:win-d.:,sv�:w+ssen�saw•�c,:�..�d�.nw�w:u�.wws�
12
Proposed First Floor Plan
First United Methodist Church Property
516 Kellogg Avenue
venal'S3wv
133211S J�JO-1-13M 9LS �
r
LL
HOunHO 1SIOOHIM 0311Nn IsmN
o
U
N
LL Z
LL
N
IUjY
1.. p NU)
a
z
n e dY m
LU
S a3
i v} 31
JA
...�m.. ......
f
Ss k
,
i SS
13
Proposed Second Floor Plan
First United Methodist Church Property
516 Kellogg Avenue
vmol'S3WV
N
®bTva%l 133211S JJO11331 9LS 8 d
HOWH31SIQOHAIN a31INn ism.4 d � Q
I a
Z
a
J
a
O o
O
L,L it
z o
O U
V s
W LL
� _ p z
Uj >-
0
z
G J
0� Uj
O�
Q..
Ati
I
� w
0
s..
3
I � � i
i
W
LL
n .
14
Proposed West and South Elevations
First United Methodist Church Property
516 Kellogg Avenue
—..._. .. .......... ............................. . _.._
1
s VmOI•S3wv r
� �..rrrs,.,•��,� 33ais'J°Jo'i'19?!9is � �� 'fit
i
• �— H3HnH31SIo0H.Ow a311Nn ism ' d ,
pitE¢ oil14
. 2EIN
0 d .
i j kx i' W ............. j v
i f W �_ W
W
W Z 2
Y W x w
Cn
a
.._ IN
ao 1 § W
0i 0
a
.... Oil
1 �
t
Y
h
15
Proposed East Elevation
First United Methodist Church Property
516 Kellogg Avenue
SSMAW MUM 133N1S 990-113M M ' N 1
Hommo isIaom3W a31INn lsmij $ a
ca
p z
W LL
EEII Uj
N 2
Uj
LU
Uj
a2
I;WOil
� t
i ?
I i �
i
i
x
ju3„L... ..
�14 cif �I�
16
Demolition Plan
City of Ames Parking Lot
500 Kellogg Avenue
....... ....... .. ..... ........... ....... ...._ .........
a
rtill
5a4 ' m x
q Min
tl �d`a
' �nxrF-
etg� fee a3e it{) (IjE 11V p 4 a a $
2
OT
x�ma�aai= «c� � aaeaam. I o
o r lad �
I
� W s
R
oil 6J,
_ ^_.—..
Cb
a
T
H
`L26
It
4 E
Ti
------------ ______— __-'�1 AldtiY r ....___ ......._. � _ '._�_....
� K
ale44 44 Fi44.f F 44F r 444 44444r �2445 4c4 44e re is
�a 'e— 2s�a. i
a
Q
17
Layout and Utility Plan
City of Ames Parking Lot
500 Kellogg Avenue
�0sNUH
s �.
"y a Imp a.
€ >kR� S s � y3 , s yea
�� y`�
s
r
7 j,
l
.. �o
04
r
r M
: WWOil
r.
i
71
{
'ji o 1111
I
_ �s
'I Ell
r
r
t�
t
--------------------
9uno ONOO,'M IRAd HdSV 9 9,lb 'j
18
Grading and Landscaping Plan
City of Ames Parking Lot
500 Kellogg Avenue
t f
PH
AD
z
i r .. •a
d
6 d�
i
I r-t
:
> I
5 i
v s6
0
YJ
i ilX.
«
-_ aa
T$. S
}
<� � AVM
fltlf10 ONOO/M 1WAd HdSV 9-8-l4 tij
5
_ ....... _.
t----��{
`f
19