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HomeMy WebLinkAbout~Master - Variance to allow a block having a length longer than 600' at 2714 and 2806 George Washington Carver Avenue -- ��L [E B M AY - 0 2013 ` CITY OF AMES, IOWA ZONING BOARD OF ADJUSTME T CITY CLERK CFY OF AVIS,1001A IN THE MATTER OF THE APPLICATION OF HEARTLAND CASE NO. 13-02 DEVELOPMENT LC FOR A VARIANCE, §29.501 (6), AMES MUNICIPAL CODE, GEOCODE NO. 05-33-201-000 & TO ALLOW A BLOCK HAVING A 05-28-462-060 LENGTH LONGER THAN 600' ON THE PROPERTY LOCATED AT 2714 AND DECISION & ORDER 2806 GEORGE WASHINGTON CARVER AVENUE FACTS In the late 1990's, the Ames City Council approved a conceptual development plan including a zoning change agreement for the area that eventually became the Somerset Subdivision. The original project included an 11-acre site for a future public school to the west side of the site northeast of the intersection of Northridge Parkway and George Washington Carver Avenue. This area is zoned Village Residential Floating zone (F-VR), which was a new, form based zoning classification at that time. The provisions of the zoning code establishing that designation included design elements and characteristics that would be carried throughout the subdivision to carry out the unique village concept. One of the design elements that was incorporated was a limitation on the length of the street blocks to not more than 660 feet. This limitation was meant to promote connectivity and to allow for more dispersal of traffic. The area is now almost completely developed, and contains a thriving commercial area as well as a variety of housing types. One of the last vacant spaces in that subdivision is the planned school site. The school district recently completed a comprehensive facilities study for its many sites throughout the city, and one determination of that study was that this site was no longer going to be needed for a school. The school district sold that land to the applicant in 2012. The applicant began design concepts for the site, which proved to be challenging since this site has five sides and is bordered by a lack of access onto George Washington Carver Avenue on the west and a built out commercial area to the east. That five sided configuration creates the need for a street that will run through the west side of the parcel basically in a north-south direction, although to provide street access for all the lots, it will be necessary to incorporate a bend in the street so that the street will intersect at a right angle with both Cambridge Drive and Northridge Parkway. This design, however, results in an overall block length of 1,000 feet, which is 340 feet longer than the code allows. The applicant is before the Board at this time seeking a variance to the maximum block length to allow it to go forward with this design. The original use planned for this parcel would likely not have included a through street and no cross streets. A change in use to single family residential use has not created the need for an east west cross street and the design proposed for the site creates a pedestrian walkway that connects to the west with George Washington Carver Avenue. Compliance with the zoning code would necessitate the creation of a cross street without any use or purpose and which is not economically practical given the existing barriers to its creation. The five sided site is a unique circumstance, but the owner has created a plan which will incorporate a pleasant mix of country houses with higher density residential housing types that buffer the homes from the commercial area, which preserves open space, and which would be consistent with the essential character of the area. DECISION The Board considers the standards applicable to requests for variances from the provisions of the zoning ordinance. In the circumstances presented, this site is challenged by several unique circumstances, including the five sided nature of the site and the fact that it is infill in an already developed area. The land cannot yield a reasonable return if compliance with the zoning ordinance is required because compliance would require the removal of ongoing businesses. Moreover, compliance with the zoning code would accomplish nothing. The variance requested will not be contrary to the public interest, nor would it change the essential character area. The Board determines the standards to grant a variance have been met and the variance should be granted. ORDER WHEREFORE, IT IS ORDERED that the applicant is Granted a Variance to the limitations on block length, section 29.501(6) of the Ames Municipal Code, to allow a block face length of 1,000 feet for Somerset Subdivision 251h Addition, all for the property located at 2714 and 2806 George Washington Carver Avenue. 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 13th day of March, 2013. mily Burt Elizabeth rbes cretary the Board Chair