HomeMy WebLinkAboutA4 ITEM # 2
DATE: 01-09-13
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: December 28, 2012
CASE FILE NO.: ZBA 12-29
REQUEST : To approve a Special Use Permit for an elementary school in a
residential zone
PROPERTY OWNER: Ames Community School District
CONTACT: Jason Blome, RDG Planning & Design
LOCATION: 820 Miller Avenue
ZONING: "RL" (Residential Low Density)
BACKGROUND AND PROJECT DESCRIPTION:
In October 1996 the Ames Community School District entered into an agreement with
Everett and Marjorie Cochrane to purchase 11 acres of property north of U.S. Highway 30
and west of South Dakota Avenue "to construct an elementary school on the site at some
undetermined time in the future." (Offerto Buy Real Estate and Acceptance) On February
25, 1997 the Ames City Council approved Resolution No. 97-76 approving a Conceptual
Development Plan for Dauntless Addition that included the school property as Lot 4, noted
as "Elementary School Site." In the next several years public utilities and streets were built
and final plats were approved and the neighborhood grew around the future school site,
820 Miller Avenue. In a 2011 bond election residents of the Ames School District approved
funding for construction of a new elementary school and design began.
A new 70,000 square-foot school is proposed, which would have three sections each of
kindergarten through fifth grade, serving 400 students. Generally, the building will consist
of four wings, 14 feet in height: two wings extending toward Miller Avenue for fourth and
fifth grade classes and the music and art program; two wings extending east for
kindergarten and first grade and for second and third grade. Space is indicated on the plan
at three of these wings for future expansion of the school. In the center of the building will
be the media center, cafeteria, support facilities, and 30 feet tall gymnasium. (See Sheet
A1.1 Floor Plan and Sheet A4.1 Building Elevations).
Primary entrances will be on the north and east sides, each served by a separate drive:
the north for school busses; the south for other vehicles and parking for 64 vehicles.
Sidewalk connections will serve pedestrians entering the school on either the north or
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south side. The plans show outside recreation space on the east side of the building,
opposite Miller Avenue. On the south side of the parking lots will be additional open space
and a storm water detention area. (See Sheet SP3.1 Overall Site Layout Plan)
APPLICABLE LAW:
Table 29.701(2)of the Zoning Ordinance establishes the permitted uses in the Residential
Low Density zoning district, within which the subject property is located. This table
indicates that most permitted uses can be approved through a Zoning Permit, Home
Occupation Permit or Minor Site Development Plan. City staff determines that development
of these uses follows established codes and standards. Some uses, including a school are
permitted by a Special Use Permit, approved by the Zoning Board of Adjustment.
Uses requiring a Special Use Permit are "types of land use activities that, because of their
particular and unique characteristics, require special consideration in relation to the welfare
of adjacent properties and to community as a whole." (Section 29.1503(1) Purpose). The
established codes and standards that govern other permitted uses may not be adequate to
ensure that the development of a school in a low density residential zone will not have
undesired impacts on adjacent properties, the neighborhood and the community as a
whole. Therefore, the Zoning Board of Adjustment considers additional standards for a
Special Use Permit and may require special measures in order that these standards are
met. Sections 29.1503(4)(a), (b) and (e) of the Municipal Code establish those additional
standards for a Special Use Permit:
(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 (b) 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.
(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.
Each of the standards for review is listed in the Staff Analysis section.
Applicable portions of the Development Standards for the RL zone (Table 29.701(3)) and
of the minimum standards for parking area setback and perimeter landscaping (Table
29.403(4)) are referenced below in the Staff Analysis.
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PUBLIC COMMENTS:
The Ames Community School District and its design consultant conducted a meeting with
neighbors in the fall of 2012. In addition notification of this public hearing by the Zoning
Board of Adjustment was made by mail to all owners and residents of property within 200
feet. In addition, a notice of public hearing was placed in the front yard of 820 Miller
Avenue.
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has
provided statements as to how the requirements for a Special Use Permit are met, as well
as some supplemental statements. These are attached.
STAFF ANALYSIS:
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 meet the
following standards, shown in bold. (Section 29.1503(4)) Following each criterion is staff's
Finding of Fact and Conclusions regarding that criterion.
(i) Be harmonious with and in accordance with the general principles and
proposals of the Land Use Policy Plan of the City.
Findings of Fact: Goal No. 4 of the Ames Land Use Policy Plan (LUPP) is as
follows.
It is the goal of Ames to create a greater sense of place and connectivity, physically
and psychologically, in building a neighborhood and overall community identity and
spirit. It is the further goal of the community to assure a more healthy, safe, and
attractive environment.
Objectives. In achieving an integrated community and more desirable environment,
Ames seeks the following objectives.
4.A. Ames seeks to establish more integrated and compact living/activity
areas (i.e. neighborhoods, villages)wherein daily living requirements
and amenities are provided in a readily identifiable and accessible
area. Greater emphasis is placed on the pedestrian and related
activities.
4.B. Ames seeks to physically connect existing and new residential and
commercial areas through the association of related land uses and
provision of an intermodal transportation system.
4.C. Ames seeks to psychologically connect the various living/activity
areas through closer proximity of residential areas and supporting
commercial uses, common design elements, and inclusion of
community amenities such as parks and schools. The connections
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should promote community identity.
The LUPP designates the area within which the subject site is located with two land
uses: Low Density Residential to the east and north; Village/Suburban Residential
to the west and south. (See Land Use Plan Map attached)The LUPP was adopted
in 1997, very shortly after City approval of the development plan for this area. The
development plan was consistent with the suburban style of development that the
LUPP describes.
According to the LUPP, suburban development contains distinct and generally
homogenous land uses, with limited integration of building and development design.
Landscaping is emphasized as a buffer element, creating an effective edge
between different land use types. Buffers include coniferous and deciduous trees
and shrubs, earthen berms, public and open space facilities. Suburban areas are
served by pedestrian and bicycle connections to school facilities (LUPP pages 34,
58, 59)
The proposed elementary school is embedded within an area of low density
residential land use with higher density residential use to the south and east. The
local mass transit system, CyRide, currently serves the high density residential area.
(See Location Map attached).
The proposed site plan for the school provides for fencing, landscaping, earth berm
open space and recreational facilities to buffer the use from the single family homes
that surround the site. A row of coniferous trees and shrubs is shown the north
edge of the site and prairie planting is proposed on the south edge. The 100 to 300
feet wide open space at the south end of the site will contain a storm water
detention area defined by an earth berm and a slope rising to the parking area.
Recreational features are proposed on the east side of the building, with a four-foot
high fence at the east property line. (See Sheet SP4.1 Site Planting Plan)
Conclusions: The school site is integrated within a residential neighborhood and is
likely to become an identifying element of that neighborhood. The proposed site
development is consistent with the suburban style development that the LUPP
describes. It can be concluded that the development meets General Standard
(i) for a Special Use Permit.
Be designed, constructed, operated and maintained so as to be harmonious
and appropriate in appearance with the existing and 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.
Findings of Fact: Please refer to the "Supporting Information" (attached) for the
applicants description of the design attributes of the proposed school that respond
to this standard. In summary, the height of the portions of the building closer to the
street and neighboring homes is only 14 feet, surrounding and separating the 30-
foot high portion of the building from the surroundings. The four wings of the floor
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plan, separated by green space, visually break up the large footprint of the building.
The selection and use of exterior materials and the pattern and division of windows
are intended to reduce the visual scale and provide characteristics similar to
residential design.
Buildings of up to 40 feet height are permitted in the residential zoning district
designated for this neighborhood. Schools and churches are uses allowed by
Special Use Permit and in other low density residential neighborhoods are the
largest buildings. The High Density Residential zoning district one block south and
east of the subject property allows buildings up to 100 feet tall.
Conclusions: The height, scale, massing and fenestration of the proposed building
have been created in order for the appearance of the building to be more
compatible with the residential surroundings. Although larger than houses, schools
and churches are often found over time to help define the essential character of a
residential neighborhood. It can be concluded that the development meets
General Standard (ii) for a Special Use Permit.
(iii) Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
See findings and conclusion for General Standard (vi) below.
(iv) Be served adequately by essential public facilities and services such as
highways, streets, police,fire protection, drainage structures, refuse disposal,
water and sewage facilities, and/or schools.
Findings of Fact: Miller Avenue extends along the west side of the subject property,
31 feet wide between curbs within a 60-foot wide right-of-way. One block south of
the subject property Miller Avenue connects to Mortensen Road, which has a three-
lane, 40-foot wide pavement that widens to four lanes approaching Mortensen Road
three blocks east. Mortensen Road connects to South Dakota Avenue, an arterial
street, at an intersection with traffic signals. In order to plan this street network, a
traffic study was completed in 1997.
The subject property is served by the following existing utilities:
• 15-inch diameter storm sewers at the northeast and southeast corners of the
site
• 15-inch diameter storm sewers at two locations of the east side of Miller
Avenue
• 10-inch diameter sanitary sewer under Miller Avenue
• 8-inch water main on the east side of Miller Avenue
The City of Ames Public Works, Engineering, and Inspections staff and the
applicant's consultant engineers have determined that these utilities are adequate to
serve the needs of the proposed school.
The proposed rooftop, parking areas, drives, walks, and recreational facilities will
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add a significant amount of new hard surfacing to this unpaved site. This has the
potential to reduce infiltration of storm water and increase the rate of runoff.
However, City standards for storm water design require that site development be
designed such that the rate of storm water runoff during various designated storm
events be no greater after development of the site than it was before development
for those designated storm events. To that end, two subsurface, slotted pipes in
trenches backfilled with clean rock are to be provided to promote infiltration and also
to store water. A surface stormwater detention area on the south side of the site
provides additional storm water storage. These storage facilities will hold the storm
water in order to control the flow rate into the public storm sewer system. (See
Sheet C1.3 Storm Sewer Layout)
According to projections prepared in December 2012 by the Ames Public Works
and Fire Departments, emergency response can be made to the subject property
within five minutes, which has been determined to be acceptable.
Conclusions: A complete street network and public utilities are in place that are
adequate for the proposed school. (Additional information about impacts of traffic
and parking is provided below under other standards.) Storm water detention
facilities are proposed to mitigate storm water runoff. Emergency response is also
provided within five minutes. It can be concluded that the development meets
General Standard (iv) for a Special Use Permit.
(v) Not create excessive additional requirements at public cost for public
facilities or services.
Findings of Fact: Space will be provided off the public street for school busses and
passenger vehicles to drop off and pick up students. A bus lane with a turnaround
is proposed on the north side of the building. A separate drive on the south side of
the building will accommodate dropping off and picking up children. Off-street
parking is also provided on the south side of the building accessible from this drive.
Most of the existing residential area to be served by this school is to the north and
east of the school site. Pedestrians from this area will access the site along Poe
Avenue and Miller Avenue. There is one existing sidewalk from Poe Avenue to the
school site between lots near the south end of the site. A second mid-block paved
walk, six feet wide, on Poe Avenue is aligned with the sidewalk on the south side of
Steinbeck Street. The applicant proposes to build a six-foot wide sidewalk on the
east side of Miller Avenue. This will connect with existing four-foot wide sidewalks
at its north and south ends.
Four or five busses will access the proposed school from Miller Avenue. The Miller
Avenue street pavement is the same thickness and design as other local streets:
eight inches of asphalt on a compacted earth base.
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Conclusions: The amount of pedestrian traffic expected requires a six-foot wide
sidewalk on the east side of Miller Avenue. Since most of these pedestrians will
come from the north, it can be expected that the existing four-foot wide sidewalk
from the subject site to the intersection of Miller Avenue and Clemens Street will not
be adequate. Therefore, it can be concluded that in order for the development
to meet General Standard (v) for a Special Use Permit the public sidewalk on
the east side of Miller Avenue should be widened to six feet from the north
property line of the subject property to the intersection with Clemens Street,
at the sole expense of the Ames Community School District.
It has been the City's experience that school bus traffic causes deterioration of road
surfaces in excess of what normal traffic does. Therefore, it can be concluded
that in order for the development to meet General Standard (v) for a Special
Use Permit that when the street pavement on Miller Avenue needs to be
replaced, the Ames Community School District will provide funding for all of
the additional costs for the street to accommodate the bus traffic, beyond
what is typically required for residential street without bus traffic.
(vi) Not involve uses, activities, processes, materials, and 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.
Findings of Fact: Other than traffic, which is discussed elsewhere in this report, the
intensive use of the subject site for an elementary school may be expected at
certain times of the day to produce more activity and associated noise and parking
than other residential uses.
The activity level and noise will be more concentrated from the areas of the site
around the primary entrances at the beginning and end of the school day and from
the recreational area during the school day. In order to mitigate the impacts of this
activity, the primary south entrance is near the center of the site, which is as distant
as possible from all of the surrounding homes. The building will shield the homes
along the north half of the site perimeter. In order to buffer this activity on the north
side of the building, a coniferous planting buffer is proposed along the north
property line. To mitigate impacts from the outdoor recreation area, it is located on
the opposite side of the building from the street, where the building will shield the
homes to the west and north. Also, a four-foot high chain link fence with fabric
covering is proposed along the east property line.
Off-street parking is to be provided for 64 vehicles, which meets the standards of
the Ames Zoning Ordinance. Space is shown on the north side of the site for 24
additional spaces should the building be expanded. This parking will be separated
from the street and property boundaries by distances of from 20 feet to several
hundred feet. Various landscape buffers are also proposed to screen views of the
off-street parking from all surrounding property, meeting the standards of the Ames
Zoning Ordinance.
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On-street parking is permitted on the east side of Miller Avenue only, as per
ordinances approved by the Ames City Council. This is also the portion of the site
where the maximum number of children and traffic will be at the beginning and end
of the school days.
Conclusions: The additional parking shown on the plans will be needed at the time
that the school is expanded. Therefore, it can be concluded that in order for the
development to meet General Standard (vi)for a Special Use Permit the Ames
Community School District should install the additional off-street parking
indicated on the approved plan when the school expands.
Impacts of the greater intensity of use, such as more noise and parking than is
typical for single family residences, is to be mitigated by location, separation
distances, fencing and landscape buffers. However, combining the quantity of
children and of cars on the west side of the site with on-street parking on Miller
Avenue could present safety issues. Therefore, it can be concluded that in order
for the development to meet General Standard (vi) for a Special Use Permit
and to promote safety when school is in use, the Ames Community School
District shall make a written request to the Ames City Council to change the
on-street parking regulations on Miller Avenue,which may include prohibiting
parking on Miller Avenue when the school is in use.
(vii) Be consistent with the intent and purpose of the Zone in which it is proposed
to locate such use.
Finding of Fact: The primary purpose of the "RL" (Residential Low Density) District
is to "accommodate primarily single-family dwellings, while accommodating certain
existing two-family dwellings and other uses customarily found in low density
residential areas." Schools are found in many low-density residential areas. In
Ames, all five existing elementary schools are in low density residential areas.
Conclusion: It can be concluded that the development meets General Standard
(ii) for a Special Use Permit.
Residential Zone Standards. The Zoning Board of Adjustment shall review each
application and find adequate evidence that each use in its proposed location meet the
following standards shown in bold (Section 29.1503(4)). Following each criterion is staff's
Finding of Fact and Conclusions regarding that criterion.
(i) Not create excessively higher levels of traffic than the predominant pattern in
the area and not create additional traffic from the proposed use that would
change the street classification and such traffic shall not lower the level of
service at area intersections.
Findings of Fact: An elementary school typically generate a larger volume of traffic
than a neighborhood of single family homes, particularly peak volumes at the
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beginning and end of school days and, to a lesser extent, before and after special
events. Also, an elementary school of this size in the Ames School District requires
four or five school busses to arrive and depart within a narrow time frame twice per
weekday.
A traffic study was prepared in 1996 that included the projected traffic for a school.
However, the focus of that study was the overall network in the area and the levels
of service at the larger intersections. Furthermore, it is now possible to improve
projections by sampling the actual traffic volumes of the built out neighborhood.
CyRide currently serves this area with the#7 Purple route during the school year on
weekdays between 7 and 9 am and 3:45 and 4:45 pm, with two or three intervals
during each of these periods of service. These busses access the area on
Mortensen Road and turn around in the intersection of Mortensen Road and Miller
Avenue, one block south of the subject property. The instructional day for students
currently begins at 8:35 am and ends at 3:20 pm (2:05 pm on Wednesdays). The
periods of transit service will coincide with the peak times for traffic around the
proposed school.
Conclusions: The pattern of the street network, street classifications, width of streets
and traffic controls at intersections with the major streets were designed based on
an earlier traffic analysis and are likely to still be adequate. However, it is likely that
the peak school traffic, including pedestrians, will have an impact on the traffic on
neighborhood streets and the local street intersections. A new traffic study at this
time can provide better predictions of those impacts based on actual current traffic
volumes in the neighborhood. Therefore, it can be concluded that in order for
the development to meet Residential Standard (i) for a Special Use Permit
Ames Community School District should provide a traffic impact study
comparing existing traffic ("No-Build Condition") to projected traffic volumes
("Build Condition", i.e. after the school is open - this shall be the maximum
anticipated use of the facility/site including any future additions). This study
should include the intended routes and intersections affected by School
Busses, CyRide Transit Busses, Pedestrians, and vehicular traffic from
Parents, Staff during the morning and evening peak hours — and should also
include the anticipated number of students (both initially and with any future
expansion), based on assumed school boundaries and other study
parameters determined by City staff. The study should provide options and
recommendations to mitigate impacts of increased traffic, which may include
turning lanes, traffic signals, traffic signs,traffic calming measures and traffic
management activities. The study should be completed by April 1, 2013. The
Ames Community School District should pay all costs for mitigation measures
determined to be necessary by Ames City staff.
It is expected that turning transit busses around in a street intersection that is also
on an access route to the school at the same time as peak school traffic will not be
a safe situation. It would be safer for transit busses to follow the same route as
school busses and use the proposed off-street turnaround on the north side of the
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school. Therefore, it can be concluded that in order for the development to
meet Residential Standard (i) for a Special Use Permit the Ames Community
School District should allow CyRide busses to use the bus turnaround on the
north side of the school building at times of peak volume of vehicle and/or
pedestrians traffic.
Not create a noticeably different travel pattern than the predominant pattern in
the area. Special attention must be shown to deliveries or service trips in a
residential zone that are different than the normal to and from work travel
pattern in the residential area.
Findings of Fact: With 400 students and 25 staff arriving and leaving at generally
the same times every weekday by car, bus, bicycles and on foot, the transportation
patterns after the proposed school is open will be different than currently. In
addition, the travel patterns that the staff, students and people who bring them are
accustomed to for their current schools will also be different. Given the routes of
existing streets and walks, these different travel patterns may be greatest on Wilder
Boulevard, Clemens Boulevard, Miller Avenue and Poe Avenue and the
intersections of Clements with Miller and Poe.
Conclusions: In addition to the impacts on traffic discussed above under Residential
Standard (i), the different travel patterns may also impact the experience of daily
living, i.e., quality of life, of residents of this neighborhood. Therefore, it can be
concluded that in order for the development to meet Residential Standard (ii)
for a Special Use Permit the Ames Community School District should
participate with City staff in a Safe Route to Schools Plan to identify physical
improvements, operations and management activities and public information
activities necessary to establish safe and efficient access to and from the
school site that also minimizes impacts on the use and enjoyment of private
properties in the neighborhood. This Plan should be completed by April 30,
2014. The Ames Community School District should pay all costs for physical
improvements identified in the Safe Routes to Schools Plan.
Not generate truck trips by trucks over 26,000 g.v.w. (gross vehicle weight) to
and from the site except for waste collection vehicles and moving vans.
Findings of Fact: According to the applicant's information, the gross vehicle weight
of a fully loaded school bus is 31,000 to 33,000 lbs. The gross vehicle weight of an
empty CyRide bus is 28,970 lbs. (9,960 front axle, 19,010 rear axle) up to 34,820
lbs. for a fully seated bus. The other large vehicle that will access the school daily is
a food service truck, with a gross vehicle weight of 17,950 lbs.
Conclusions: It is not possible to operate an elementary school without school
busses or food service trucks. As discussed above under Residential Standard (i),
a high priority for safety requires the CyRide bus to come to the site. The traffic
study and Safe Routes to School study referred to above will help plan routes for
these heavier vehicles that will minimize their impact on the area. It can be
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concluded that the development will meet Residential Standard (iii) for a
Special Use Permit with the conditions described above.
(iv) Not have noticeably different and disruptive hours of operation.
Findings of Fact: The instructional day for students currently begins at 8:35 am and
ends at 3:20 pm (2:05 pm on Wednesdays). The applicant has provided additional
information about times of use of the proposed school.
Conclusions: Except for occasional evening events, the hours of operation for the
school will generally be during the weekday, when the least number of residents are
at home. Therefore, any disruption caused by the school use will be minimal. It can
be concluded that the development will meet Residential Standard (iv) for a
Special Use Permit.
(v) Be sufficiently desirable for the entire community that the loss of residential
land is justifiable in relation to the benefit.
Findings of Fact: A school was first considered at this location when the area was
first considered for residential use. Subsequently, the need and location for future
schools has been at issue in elections and considered by elected officials in public
participatory processes for many years, concluding with a bond issue election that
approved this school.
Conclusions: It can be concluded that the development will meet Residential
Standard (v) for a Special Use Permit.
(vi) Be compatible in terms of structure placement, height, orientation, or scale
with the predominate building pattern in the area.
See the attached Additional Information document and the findings above under
General Standard (ii).
Conclusions: The placement, height, scale, massing and fenestration of the
proposed building have been created in order for the appearance of the building to
be more compatible with the residential surroundings. It can be concluded that the
development meets Residential Standard (vi) for a Special Use Permit.
(vii) Be located on the lot with a greater setback or with landscape buffering to
minimize the impact of the use on adjacent property.
Findings of Fact: The building has been located at a much greater distance from all
of the property lines than is required by the Zoning Ordinance and than other
buildings in the neighborhood. (See Sheet SP3.1) As described above under
General Standards (i) and (vi) various types of landscape buffers are proposed
where residences are adjacent to the site.
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Conclusions: It can be concluded that the development meets Residential
Standard (vii) for a Special Use Permit.
(vii) Be consistent with all other applicable standards in the zone.
Findings of Fact: The proposed site plan has been reviewed by the Ames
Development Review Committee and has been determined to be in compliance with
all other applicable standards within the "RL" (Residential Low Density) District.
Conclusions: It can be concluded that the development meets Residential
Standard (viii) for a Special Use Permit.
CONCLUSIONS:
Based upon the applicant's information, submitted plans, and above findings of fact it can
be concluded that the proposed development of an elementary school in accordance with
the submitted plans will meet the General and Residential Standards for a Special Use
Permit if all of the following Conditions of Approval are met:
a.) The public sidewalk on the east side of Miller Avenue is widened to six feet from the
north property line of the subject property to the intersection with Clemens Street, at the
sole expense of the Ames Community School District.
b.) It has been the City's experience that school bus traffic causes deterioration of road
surfaces in excess of what normal traffic does. When the street pavement on Miller
Avenue needs to replaced, the Ames Community School District will provide funding for
all of the additional costs for the street to accommodate the bus traffic, beyond what is
typically required for residential street without bus traffic.
c.) When and the school expands, the Ames Community School District will install the
additional off-street parking indicated on the approved plan.
d.) To ensure greater safety when school is in use, the Ames Community School District
shall make a written request to the Ames City Council to change the on-street parking
regulations on Miller Avenue, which may include prohibiting parking on Miller Avenue
when the school is in use.
e.) Ames Community School District will provide a traffic impact study comparing existing
traffic ("No-Build Condition")to projected traffic volumes ("Build Condition", i.e. afterthe
school is open - this shall be the maximum anticipated use of the facility/site including
any future additions). This study will include the intended routes and intersections
affected by School Busses, CyRide Transit Busses, Pedestrians, and vehicular traffic
from Parents, Staff during the morning and evening peak hours - it will also include the
anticipated number of students (both initially and with any future expansion), based on
assumed school boundaries and other study parameters determined by City staff. The
study will provide options and recommendations to mitigate impacts of increased traffic,
which may include turning lanes, traffic signals, traffic signs, traffic calming measures
and traffic management activities. The study will be completed by April 1, 2013. The
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Ames Community School District will pay all costs for mitigation measures determined
to be necessary by Ames City staff.
f.) CyRide busses are allowed to use the bus turnaround on the north side of the school
building at times of peak volume of vehicle and/or pedestrians traffic.
g.) Ames Community School District participates with City staff in developing a Safe
Routes to Schools Plan to identify physical improvements, operations and management
activities and public information activities necessary to establish safe and efficient
access to and from the school site that also minimizes impacts on the use and
enjoyment of private properties in the neighborhood. This Plan is to be completed by
January 1, 2014. The Ames Community School District will pay all costs for physical
improvements identified in the Safe Routes to Schools Plan.
Since the Ames Community School District is a public agency governed by an elected
Board, the applicant may not be able to commit to these Conditions of Approval by the time
of the public hearing of the Zoning Board of Adjustment. However, in order that the school
may open for the 2014/2015 school year, it is very important that construction bids be
taken as soon as possible. Therefore, if and when the Zoning Board of Adjustment
approves the Special Use Permit subject to the conditions of Approval, City staff
recommends the following additional condition on approval be added:
h.) City staff does not issue a building permit for this project until the Ames Community
School District approves these Conditions of Approval by a written intergovernmental
agreement.
Any changes to these Conditions will require another hearing by the Zoning Board of
Adjustment.
RECOMMENDED ACTION:
Following extensive discussion in the community the Ames Community School Board is
implementing a long range plan for five elementary schools to serve a growing community
for many years to come. These schools are to be distributed throughout the community in
residential areas. This plan is consistent with the land use policies of the City Council.
Most people agree that elementary schools in residential areas makes for a high quality of
life and for stronger enduring neighborhoods. An elementary school at Miller Avenue has
been very likely since the beginning of this neighborhood. It is likely that this is one of the
reasons why many of the residents moved to this area.
Elementary schools are large and very active facilities. Clearly, there is potential for
impacts from elementary schools to be detrimental to a residential neighborhood.
The Zoning Ordinance allows a school in a residential neighborhood with a Special Use
Permit because these impacts can be anticipated and mitigated. This report describes
those anticipate impacts, describes how the proposed design of the school and its grounds
has mitigated many of these impacts and sets. For mitigation measures beyond the school
site the proposed Conditions of Approval describe additional steps that can be taken to
mitigate the remaining anticipated impacts of developing this school. The proposed
13
Conditions of Approval also specify that the costs for mitigation be absorbed by the
applicant, which is one of the standards in the Zoning Ordinance for approval of a Special
Use Permit.
Since the Ames Community School District is a public agency governed by an elected
Board, the applicant is not able to commit to these Conditions of Approval by the time of
the public hearing of the Zoning Board of Adjustment.
Therefore, the Department of Planning and Housing, in concurrence with the Ames
Community School Board (See email from Tim Taylor, Superintendent of Ames
Community School District, dated January 2, 2013), recommend, that the Zoning
Board of Adjustment open the public hearing for the Special Use Permit for an
elementary school in a residential zone at 820 Miller Avenue in accordance with the
Site Plan (prepared by RDG Planning and Design and dated 12/21/2012), and
continue the hearing on the application request to the February 13, 2013 meeting of
the Zoning Board of Adjustment. This will allow City staff and the Ames Community
School Board to continue discussions regarding the proposed conditions of the
Special Use Permit and consider, and possibly address, any public comment raised
during the initial stage of the public hearing. Therefore, it is requested that no
formal action be taken until the completion of the public hearing at the February 13,
2013 meeting of the Zoning Board of Adjustment.
14
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