HomeMy WebLinkAbout~Master - Special Use Permit to allow a childcare center in a residential zone at 920 Carroll AvenueCH"Y OF AMES, IOWA
ZONING BOARD OF ADJUSTMEN
IN T1 I V M AT' FE R () FTI I E
A PP 1, 1 CATI 0 N OF AM E S COMMUNITY
PRESCHOOL CENTER FOR A SPECIAL
USE PERMIT, § 29.703 AND § 29.1503,
ANIE'S N4IJN1CIPAI, CODE, TO ALLOW
A CII1I,DCARE(,'ENTER IN A
RESIDENTIAL ZONE ON THE
PROPERTY LO( , ATED AT
920 CARROLL AVENUE
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CASE NO. 13-04
GFOCODE' NO. 09-02-.20-7--249
DECISION & ORDER
The Property at this address IS a Sill( -Ile -story hLillding in ,III UCRN4 (Urban (-'orc Residential
MC(I]LIII'l I)CIISity) /01111111 district. The property was recently rezoned 11-on7 Special/Government
Airport at the Rine 25, 2013, City Council meeting. The bUIldiJ1&1, was 6617111CHY OCCUPIC(l by the
Willson-Beardshear School and Was 1,)I-CVIOLISIY LISCd as all CICITICIltary SCIIOOI until
approximately 2009. The 2.53 acre site is located Oil the SOLIthCJSt corner of'('m-roll Avenue rInd
East 9th Street. The applicant, Ames Community Preschool Center (M.-T'C), PLII-ChaSCd the
property III January 2013 and IlItCI'I(IS to Use the property lor a clilldcare center. The proposed
LISU as a childcare Miter IS S111illar to the former use as an elementary school and will not reduce
the available residential land in the COITILTIL11111Y.
ACPC intends to rise the property as a childcare center Im- children ages IS months to 5 years,
Z:)
A(-'P(-' StlfT also diSCLISSCd the Possibility of haVIIIII OFIC grOLIP Of' SChOOI-agC Children (IL11-111"
breaks, or possibly OPCIIIllg LIP to infant care. There will be around 110 children enrolled and
come and throughout The normal hours for ACK" will he From
parents will In (,o �gh()Llt the (lay.
7:00 a.m. to 0:00 p.m. Monday throll(t>fl-I I'l-lday, which is Somewhat COMParable to the IIOLJFS Ofall
cleiLientar school. DLII-111(1 OfTIIOLIrS, the bLI11(lill(I may be LISCd by Ralsin- Readers, tLlt(.)I-S, and
y In 4n -1
other small-scale COIIIIIIIALlity groups. ACK, proposes minimal changes to the exterior of the
bUildill", IFICILI(fillo I,lc\v exterior doors. Other improvements to the site HICILIdC PLIVI(711-01.111d
C(ILIII)I'IICllt, sidewalks, fencing, and improved parking surl(Acc.
With rcoard to traf'hc impacts, ACIIC anticipates the tralfic of'staff and parents will be similar to
drat ol'the previous Use y food tl-LICk Will deliver to the site, once a week oil Friday.
Ii, Additionall , a
The truck size is a small tractor/trailer that exceeds the allowed 26,000 (,,.v.w. (gross vehicle
vvel(,ht). In order to allow this truck to be Used at this site, stalThas asked the City Council to
consider a text amendment to exempt 1,00d delivery vehicles I'l-0111 the weight 11117it fOr Special
ZOLICS. rl"he food Uses III residential )od delivery truck could CILISC COIlgestioll and tlal'ft
interruptions 11' allowed to make deliveries while parked On the street. However, A(.'I)(' has
concerns With 1.111[oadim, in the off-street area as this IS also Used by parents to drop off and pick
III) thC1l- CIIII(II-CII. SLIC WLIhS, Director of ACPC, stated that III her 40 years with ACK" she has
never had any Issues or complaints regarding the food delivery truck, which currently Stops
weckly oil 6"' Street to unload. ACPC can work with the Traffic EInt-lineer to find a lcr,al place
for 10adllh; and Unloading oil the street; however, it would be Up to the vendor and ACPC to
determine the safest IOCatlOrl to unload. SHICC submittal of the site plan, ACPC has stated that
they would like to pave a gravel area at the cast end of' the existing parklm,. City staff WOLIW
require ACPC to submit a storm water draina(-1c report prior to paving;. ACPC responded that
they are LHIS1,11-C whether they will pave the area, but that they are agreeable with the proposed
condition if the area is paved.
IDNE=
The Board considers the standards applicable to re(ILICStS for a Special 1Jsc Permit from file
provisions of the zoning; ordinance. The evidence presented establishes that a childcare Centel- is
a use that is consistent with the SUrt-otill(.1ing lie] 0111borhood and is similar in use to the former,
elementary school. As planned, the childcare center will be harmonious with the Land Use
Policy Plan and with the character in the area. There is InfrastrUCtUre III place that is sufficient to
serve this proposed Use, and city services are also adC(ILlatC to SCITC the C1111dCal-C Centel-. The
peak Use hours are when most residents are not home. The vehicular and pedestrian traffic: will
be consistent with the floriner use of the site. There is no reduction in available residential land
as the applicant will be usin- an CXIStill" I)Llll(llll". In 1i I light of all these factors, the Board
detcrrnines that this Special I
I Jsc Permit can be granted.
0 R 1) E R
WHEREFORE, IT IS ORDERED that the applicant is GRANTED a Special Use Pcrlrrlt,
sections 29.701 and 29.1503 of the Armes Municipal Code, to allmv a childcare center HI <1
1 1
residential zone for the property located at 920 Carroll Avenue with the f'ollowinlo, condition:
I. A storm water report be submitted to the City and approved prior to the paving; of any
additional parkill(!, Spaces.
Any person desiring to appeal this decision to a court of' record may (to so within 30 (lays after
1.
the lilin� of this decision.
Done this 10'1' Clay Of -July, 2013.