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Home My WebLink AboutA3 ITEM #: 2 DATE: 06-27-12 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: June 22, 2012 CASE FILE NO.: ZBA 12-11 REQUEST : To approve the use of building space in the Downtown Service Center zone by a college, or university. PROPERTY OWNER: Turn Key Investments LLC CONTACT: Chuck Winkleblack, Turn Key Investments LLC LOCATION: 203-205 Main Street ZONING: "DSC" (Downtown Service Center) BACKGROUND AND PROJECT DESCRIPTION: The Iowa State College of Design is interested in leasing space in the building at 203-205 Main Street for studios and a gallery for use by students enrolled in art, design and urban planning classes. Use of buildings in the "DSC' (Downtown Service Center) by a college or university requires a Special Use Permit (SUP). The owner(s) of the building seek to obtain the required SUP to accommodate the proposed use of the building space by Iowa State University. Design studio classes would begin in the fall of 2012 and continue throughout the academic school year and into the future. There are four basic reasons for seeking the use of this downtown building as a location for studio classes offered by Iowa State University: 1. The lack of available space on ISU campus; 2. The natural light for the interior workspace made possible by the skylights and large windows on the second floor; 3. An increased level of involvement by the students with the Ames community; and 4. Access by the public to view student design work in a gallery on Main Street. It is anticipated that a portion of the upper floor will be used by graduate students enrolled in an "Art and Visual Studies" class, whose studio work involves primarily painting. This studio is projected to have an enrollment of 20 to 25 students. Each student will have a specific studio space reserved for their use. The space would function as an art studio throughout the calendar year. 1 WJ The remaining portion of the upper floor area would be used for an "Urban Planning or Design Studio", with an enrollment of approximately 25 students each semester. As with the "Art and Visual Studies" class, each student would have a specific studio space reserved for their use for the entire semester. A gallery to display student art and design work is planned on the street level of 203 Main Street. The rear portion of this space would be used by a small number of students and instructors (estimated at 4-5 people) involved in ongoing research through the College of Design. The gallery of student work would have regular business hours for viewing, but no sale of art work is planned. The studio and research portions of the upper and lower floors would be open for access by the students seven days a week, twenty-four hours each day. Security would be in place to restrict access to only those involved with the studio classes. APPLICABLE LAW: Chapter 29, Section 29.1503(4)(c) 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 subsections (b), (c), and (d) 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; 2 (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. (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 proposed use is to be located in an existing building that is presently undergoing interior and exterior remodeling with a new store front across the entire front fagade abutting Main Street. 2. All public utility services and streets are existing and available for use by the owners and tenants of the building. 3. No change in the building footprint is proposed. 4. No off-street parking is required. Parking is available on Main Street and in the public parking lot behind the buildings on the south side of Main Street. 5. CyRide provides bus service from the ISU campus to within three blocks on the site. 3 CONCLUSIONS: The use of the building is consistent with the purpose of the Downtown Service Center zone and will include a broad range of uses allowed to reflect the City's role as a commercial, cultural and governmental center. Development in this zone is also intended to encourage pedestrian activity with a strong emphasis on safe, vital and attractive streets. The proposed use of the building will contribute toward this objective. The uses proposed will not be detrimental to persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. The proposed use is also compatible with other uses in this area of the community. The design of the front facade improvements, previously supported by the City Council through approval of a Main Street Fagade grant, will be harmonious in appearance with the existing character of the general vicinity and will not change the essential character of the area in which the use is proposed. Therefore, based upon the above findings, it can be concluded that the application meets all applicable criteria of Ames Municipal Code. ALTERNATIVES: 1 . The Zoning Board of Adjustment may approve the Special Use Permit for use of the building at 203-205 Main Street by a college or university in the Downtown Service Center zone. 2. The Zoning Board of Adjustment may approve the Special Use Permit for use of the building at 203-205 Main Street by a college or university in the Downtown Service Center zone, by adopting its own findings of fact and conclusions. 3. The Zoning Board of Adjustment may deny the Special Use Permit for use of the building at 203-205 Main Street by a college or university in the Downtown Service Center zone, if the Board finds and concludes that the 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: 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 the Special Use Permit for use of the building at 203-205 Main Street by a college or university in the Downtown Service Center zone. 4 Attachment A— Location Map 5TH ST 5TH ST Y $ ' _.. Subject 1 � � ......... ... Properties, T A 64 6ww, MAIN,ST.. °K. y �.. .. Location Map Y, 203 - 205 Main Street N ~` Subject Property Eta 0 50 100 200 Prepared by Planning and Houing Department Feet Map Prepared: 6/20/2012 5 Attachment B — Previous & Proposed Front Fagade at 2031205/207 Main Street 203 & 205 MAIN 1951 2000 " w 205 Main 203 Proposed Renovation REPAIR CAP. CORNICE BA.IJDS AS r - FdEEDED. REPAIR PAINT 'T l i CO AS , y, 14EEE',ED 1 a; STEEL CHANNEL WITH DECORAI'VE BOLTS �— ✓'� BLACI SPANDREL GLASS IN FRAhaIED `° n «r, TRANSC KIS ................... BRICV PLATES CLEAR GLASS DISPLAY ''YVINDOIA�S a',ITH CAST STONE A14D RECESSED ENTRANCE CAPS 6 Attachment C — Proposed Renovation of Front Facade at 203/205/207 Main Street .. i_—____..._.d_ __ ..... _ ..CL ti o d UOIje2Ije;rAOS uleW£OZ I ...,f.. �l3td .EZ ;aLr1A.-.�fliii xv+ SIX3 OF.n-yf. ', i .. ....,...,m.. m i f _ : N I T I ' { 5 3 <. � 1 x ----------4.i .i._ cu t S j LLI sn 1 I � j j f I r E _ ;. rAQIIIA U UJA 7 Attachment D — Photo of Front Facade at 203/205/207 Main Street June 21, 2012 IM t �« � 4 � 1918 l { a 8