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HomeMy WebLinkAboutA5 January 24, 2014 Delta Tau Delta New Fraternity Building Variance Application The following two variances are request: 1. Variance for non-compliance with Table 29.406(2) regarding minimum off-street parking. 2. Variance for non-compliance with Section 29.406(7)(e) regarding front yard parking. Supporting Information to item 1(a) The existing Delta Tau Delta facility at 2121 Sunset Drive was constructed in 1953 with an initial capacity of 36-men. An addition was added in 1975 that increased the capacity to 68. Subsequent remodeling in 1990 and 1996 reduced the capacity to the current level of 56-men. Delta Tau Delta has held an easement with the City of Ames since the mid-1980's allowing parking along the south side of Gable Lane immediately adjacent to the fraternity off-street parking lot. This parking arrangement has been in use for over 30-years and has worked fine for even the current use. Parking in the current lot is assigned on a seniority basis and all other members use the permanent/temporary parking available to other ISU students at the Iowa State Center parking lot. A number of students lease parking at other facilities (ISU Memorial Union, St' Thomas Aquinas) when needed for closer access due to off-campus work, etc. Very few, if any, of the Delta Tau Delta members use the on-street parking on Sunset Drive because off the inconvenience of the alternate day parking requirements. This parking arrangement has worked fine for the facility. The new building at the site will retain the same number of parking spaces as current. The capacity of the new building will be 64-men while the historic high capacity of the older building was 68 in the 1980's when the current parking easement was issued by the City of Ames. The current parking capacity is consistent with the neighboring building to the east, AGR fraternity, and to the west, Lutheran Campus Ministry Building. There is no perceived or real impact (change) to the neighboring facilities from the new building and parking arrangement. Supporting Information to item 1(b)(i) A literal enforcement of the ordinance as pertains to parking will result in loss of occupancy permit and bring the end the current use of the property, as no part of the current economic stability of the fraternity can be maintained with the creation of 30 additional parking spaces. The current parking lot provides 32-spaces for the current capacity of 56-men or 57% of the current zoning code requirement of one-space for every resident. The capacity of the new building will be 64-men and will use the same parking capacity of 32-spaces or 50% of the current zoning requirement. To meet the required zoning requirement, 32 additional spaces would have to be added. There is not sufficient land space on the current parcel for 32 additional surface parking spaces. To meet the full requirement for 64-spaces, a new mutli-level parking facility at a minimum estimated cost of$15,000/space or$960,000 would need to be developed. This cost is not economical feasible and in addition would not be architecturally consistent with the Greek area neighborhood. The more economically feasible solution is to continue the use of off-street parking at the Iowa State Center parking lots which is where the remainder all the other students within the ISU residence hall system and Greek system park already. Supporting Information to item 1(b)(ii) The existing parcel is configured narrow (east-west) and long (north-south). This configuration results in the property fronting on two public streets without it being a corner lot. This situation is commonly called a "Through Lot". Code does not allow parking in the space between the building and the street, therefore a unique hardship exists for this parcel. In addition, the land space available in the neighborhood of the Greek area is not consistent with providing off-street parking for each resident of the Greek facilities. All of the Greek facilities on the neighboring properties have the same issues with meeting the current zoning requirement of 1-space for each resident. All of the Greek facilities have students using off- street parking at other locations, resulting in a lack of required on-site parking. Buchannan Hall, an ISU residence hall on the north side of Gable Lane and immediately north of the DTD facility does not have parking space meeting the current zoning requirement. Supporting Information to item 1(b)(iii) The continuation of parking as experienced by the owners and neighbors for over 32 years maintains the character of the surrounding area. The density of parking will not increase since members of DTD not parking on-site will use other off-street parking generally available to all ISU students. The DTD members do not use the Buchannan Hall parking since it requires special permits. The DTD members do not use the AGR parking nor the Church parking as it is reserved for their members only as had been the practice for over 30-years. Supporting Information to item 1(c) Continuation of the current parking arrangement of the owner is within the spirit of the Historic District which seeks to maintain the ambiance of the owner's property. Literal enforcement of the parking code would force owner to either abandon the property for economic reasons or to consider a parking structure which would most certainly change the ambiance of the Historic District. As noted above, the current parking capacity has been in place for over 30-years and the new facility will not change the current parking capacity. There is no economical alternative or architecturally consistent alternative to meeting the zoning requirement for off-street parking. The variance will be consistent with the current parking conditions in the neighborhood and consistent with providing alternative off-street parking opportunities for ISU students. Supporting Information to item 1(d) Substantial justice will be done by allowing the owner to continue its parking capacity as was compatible with the City's expectations for the last 32 years. The proposed change in the existing facility does not create any more demand for parking as existed in 1981. Delta Tau Delta fraternity was the first fraternity on the Iowa State campus in 1875. DTD celebrated its 100th anniversary since it's re-chartering in 1911. Delta Tau Delta fraternity is investing nearly$5,000,000 in a new facility at its current location on Sunset Drive and it intends to remain a leader in the Greek system for many years to come. The location on Sunset Drive is important to DTD as it is centered in the Historic Greek area neighborhood. The new building being constructed will be consistent with the architectural standards in the Greek area and we think will be a great new addition and look to the neighborhood.