HomeMy WebLinkAbout~Master - Conditional Use Permit to allow an alternative method of elevation in the floodway fringe at 301 South Fifth StreetCITY OF AMES, IOWA
ZONING BOARD OF ADJUSTMENT
INTHE AIATTER OFTHE APPLICATION
OF SOUTH MEADOWS HOUSING
COOPERATIVE FOR A CONDITIONAL
USE PERMIT, § 9.7, AMES MUNICIPAL
CODE, TO ALLOW AN ALTERNATIVE
NIET140D OF ELEVATION IN THE
FLOODWAY FRIN(X ONTHE
PROPERTY LOCATED AT
301 SOUTH FIFTH STREET
FACTS
CASE NO. 12-26
GEOCODE NO. 09-11-175-240
DECISION & ORDER
'rhe property at this address contains one multistory, multifamily apartrnent building in a
complex that has several similar structures side by side on the north side of South Fifth Street
West Of South Duff Avenue. It is in an RIJ (Iligh Density lZesidential) zoning district. The
property lies within the Floodway Fringe zoning district, as well, since SCILiaw Creck RIJIS
parallel to South Fifth on the south side of that street. This building was heavily damaged by Fire
III July of 2012, with damage exceeding 50 percent of the value of the structure. That level of'
damage would require the owner to rebuild the structure III conformance with the CLU-I-Cllt codes.
The City's Flood Plain Zoning ordinance requires residential structures to be elevated to three
feet above the base flood elevation and that ground level elevation must extend IS feet beyond
the perimeter of the structure. The owner is seeking a Conditional t.,Jsc Peri-nit to rebuild these
apartments in the Floodway Fringe with the existing foundation serving as an alternative method
of elevating, and the owner WOLI]d then reconstruct this apartment building iii roughly the same
configuration as it had before. These apartments predate the present Flood Plain zoning
ordinance and were LiniqLIC in that then- design incorporated covered 1111,11tivehicle open parking
stalls on the ground level of every building, with the residential part of each building built on the
stories above that covered parking. This design allowed the site to I'llinirnize open surface
parking and it also incidentally provided a high level of flood protection to the apartments, since
during the past floods the floodwaters inundated only the garages. It is possible to retain that
original design through i-cconsti-Lictioji oi' the fire damaged residential floors of this building
while reusing the existing foundation and parking stalls, which were not damaged by the fire.
While this proposal WOLI]d not comply with the elevation requirements of the Flood Plan]
ordinance, this area has experienced severe flood events several times in the past and this site
design has effectively protected the homes of these apartment dwellers from any significant
damage. The finished floor elevation of the structure will mect, the elevation requirement, and
the mechanical and electrical facilities will be flood proofed. The existing site is compact for the
size of structure it holds and forcing the conventional elevation strategy on this site WOLIld
significantly reduce the Useable building area. Moreover, razing the foundation structures of this
building for the sole purpose of meeting elevation reqUirerrients adds cost without creating a
Corresponding benefit.
DECISION
The Board considers the standards for Conditional Use Permits under the Flood Plain Zoning
ordinance. In this case, the owner proposes an alternative method of elevation which avoids
having to bring fill onto the site and also allows reLISC Of significant undamaged portions ofthis
Sti-LICtMe. The Board finds that this proposal meets the standards under the ordinance of
providing important housing facilities and services while effectively reducing the susceptibility
of those homes to flooding. The site design has not been shown to create or increase any dangers
of floods, and this proposal would be completely compatible with the existing developi-rient. The
Board finds that it can and should grant this permit.
ORDER
WHEREFORE, IT IS ORDERED that the applicant is Granted a Conditional LJsc Permit to
Allow an Alternative Method of Elevation in the Floodway Fringe zoning district, section 9.7 of
the Ames M1,1111cipal Code, to allow reconstruction of a multiunit apartment structure on the
existing building foundation and parking garages on the property located at 301 South 171fth
Street.
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 14"' day of November, 2012.
Jill Ripperge-
Secretary to the Board