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Home My WebLink AboutA7 ITEM #: 5 DATE: 03-14-12 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: March 9, 2012 CASE FILE NO.: ZBA 12-07 REQUEST: To approve a change to the floor plans of the previously approved Special Use Permit for the property located at 3925 Calhoun Avenue. The proposed change is to eliminate the storage room on the first floor level and replace it with an interior stairway to the basement inside the south exterior entry. (See Attachments A & B) PROPERTY OWNER/ APPLICANT: Jeffrey Kluver P.O. Box 934 Webster City, Iowa 50595 LOCATION: 3925 Calhoun Avenue PROJECT DESCRIPTION: Mr. Kluver (owner) received a Special Use Permit (SUP) from the Zoning Board of Adjustment for the subject property on November 10, 2010. The permit allowed the conversion of what was formerly a three-unit home to a two-unit home. The owner requested the 2010 SUP without floor plans or building plans being presented because there was no proposed change to the site layout except the removal of a detached single stall garage accessed from Adams Street. Therefore, the SUP was approved based upon the owner's verbal explanation of the project. Because the conversion reduced the potential number of occupants, a condition was imposed requiring that the excess gravel along the south property line be converted to grass. An amendment to the approved Special Use Permit (SUP) was approved by the Zoning Board of Adjustment (ZBA) on November 9, 2011, based upon floor plans that had been prepared by an architect since the SUP was approved by the ZBA. This amendment added two attached two-car garages, porches and breezeways to the structure, as shown on the floor plans. The floor plans include an exterior entry to the dwelling unit on the south end of the structure. Inside the entry is a storage room to the right that measures approximately 5-8" by 8'-0". (See Attachments C& D.) The owner is now seeking to change the floor plans to 1 eliminate the storage room and replace it with a stairway to the basement. (See Attachments A & B.) This would establish a second means of access between the first floor and the basement levels. The other stairway is located next to the proposed Great Room approximately in the center of the dwelling unit. The purpose of the proposed stairway to the basement, as stated by the applicant, is to allow entry to the basement without having to walk through the rest of the house. The applicant emphasizes that the stairway is for more convenient access to the outside. Staff believes the proposed addition of a second means of access between the first floor and basement levels falls within the original scope of plans for the interior layout of the south dwelling unit. The change to the floor plans, by adding a second means of access between the first floor and basement levels is a relatively minor change to the floor plans. The Commission Action Form for the amended SUP is attached to this report as background information with regard to the applicable law, as well as findings of facts and conclusions used as a basis for the previously approved amendment to the Special Use Permit for this property. Based on the previously approved amendment to the SUP, staff would recommend that the condition of approval to convert the excess gravel parking area along the south property line into green space, also be included as a condition of the approval of this second amendment to the SUP, and would read as follows: • "The conversion of the excess gravel parking area along the south property line into green space shall be completed within one year. In addition, staff would recommend that a second condition be placed on the approval of the proposed amendment to the SUP, which would read as follows: • "No further changes may be made to the floor plans, without further review and approval by the Zoning Board of Adjustment." 2 ALTERNATIVES: 1. The Zoning Board of Adjustment may approve an amendment to the approved Special Use Permit to allow the proposed changes to the floor plans to eliminate the storage room on the first floor level and replace it with an interior stairway to the basement inside the south exterior door for the property located at 3925 Calhoun Avenue with the following conditions: A. The conversion of the excess gravel parking area along the south property line into green space shall be completed within one year. B. No further changes may be made to the floor plans, without further review and approval by the Zoning Board of Adjustment. 2. The Zoning Board of Adjustment may approve a Special Use Permit to allow the proposed changes to the floor plans for an existing Special Use Permit for the property located at 3925 Calhoun Avenue by adopting its own findings of fact and conclusions. 3. The Zoning Board of Adjustment may deny a Special Use Permit to allow the proposed changes to the floor plans for an existing Special Use Permit for the property located at 3925 Calhoun Avenue, if the Board finds and concludes that the proposed Special Use Permit is not consistent with adopted policies and regulations, or that the Special Use Permit will impose impacts that cannot be reasonably mitigated. 4. The Zoning Board of Adjustment may table this request for a Special Use Permit and request additional information from City staff or the applicant. RECOMMENDED ACTION: Based upon the minor nature of this change to the floor plans, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment act in accordance with Alternative #1. This is a recommendation to approve an amendment to the approved Special Use Permit to allow the proposed changes to the floor plans to eliminate the storage room on the first floor level and replace it with an interior stairway to the basement inside the south exterior door for the property located at 3925 Calhoun Avenue with the following conditions: A. The conversion of the excess gravel parking area along the south property line into green space shall be completed within one year. B. No further changes may be made to the floor plans, without further review and approval by the Zoning Board of Adjustment. 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