HomeMy WebLinkAboutA9 ITEM #:
DATE: 03-11-15
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: March 6, 2015
CASE FILE NO.: ZBA 14-14
REQUEST: A Special Use Permit to allow the construction of Heartland Baptist
Church at 3333 Stange Road in the FS-RL Zoning District
PROPERTY Heartland Baptist Church, Ames
OWNER:
LOCATION: 3333 Stange Road
(See Attachment A)
ZONING: FS-RL Suburban Residential Low Density
BACKGROUND AND PROJECT DESCRIPTION:
The request is to construct a church, accessory building, gazebo, and recreation fields
on a 21.3 acre site at 3333 Stange Road. George Washington Carver Avenue bounds
this site to the west, Bloomington Road to the north, and Stange Road to the east.
Northridge Village, a continuum of care facility, lies to the south.
This site was rezoned to FS-RL (Suburban Residential Low Density) with a Master Plan
on December 17, 2013. A Master Plan (see Attachment B) accompanying the rezoning
indicated a church on this lot.
The site has a natural gas pipeline running near the south property line. A protected
area, 25 feet on each side of the pipeline is shown on the approved Master Plan and the
proposed site plan. Grading and the placement of fill dirt have been occurring on this
site in anticipation of the construction of the church.
The project consists of a 30,000 square foot church building and associated parking
area. Access to the site will be limited to one driveway from Stange Road. The church
will have two stories with a steeple and will house a 498 seat sanctuary, classrooms,
and offices. There will be various outdoor recreational areas, including a softball field,
soccer field, two basketball courts, and a picnic shelter/gazebo with seasonal
restrooms. There is also a 2400 square foot maintenance building/garage. It will have
an office, a seasonal restroom, and unheated storage.
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PUBLIC COMMENTS:
Notification was made to all owners of property within 200 feet. A notice of public
hearing was placed on the property and published in the newspaper.
APPLICABLE LAW:
Chapter 29, Section 29.1503(4)(a) and (e) of the Municipal Code states the following:
(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.
(a) 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: (The standards are listed in this report below.)
(b) Residential Zone Standards. The Zoning Board of Adjustment shall review
each application for the purpose of determining that each proposed use in a
residential zone meets the following standards..." (The standards are listed in
this report below.)
(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."
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has
provided the attached application including statements as to how the proposed
Heartland Baptist Church meets the requirements for a Special Use Permit.
FINDINGS OF FACT & CONCLUSIONS:
Based upon the submitted site and architectural plans and in addition to the facts
provided in the application, the following findings of fact and conclusions may be made
regarding the standards of approval.
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General Standards.
(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: Goals 1 and 2 of the Land Use Policy Plan (LUPP) recognize
that population growth is likely and establish the need to assure areas for growth
through the LUPP.
Ames seeks to assure the availability of sufficient suitable land resources to
accommodate the range of land uses that are planned to meet growth.
Sufficient land resources shall be sought to eliminate market constraints.
The LUPP map designates the area within which the proposed site is located as
"New Lands," an expansion area to meet some of the projected need for
residential growth. The LUPP map designates the area for Village/Suburban
Residential land uses.
Conclusions: The proposed church helps to fulfill the LUPP policies of providing
the range of land uses to meet projected growth. The demand for additional or
enlarged religious institutions is inevitable with a growing population. The
proposed site development is consistent with the suburban style development
that the LUPP describes, with a two-story church with landscape buffering and
separation from other land uses. The site area of the church is larger than typical
due to the interest of the church in an open setting and providing for recreational
facilities. When developed according to proposed plans, the area will be
connected to services and amenities supporting its use. It can be concluded
that the development meets General Standard (i) for a Special Use Permit.
(ii) 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: The surrounding neighborhood is comprised of a variety of
housing/building types, including multi-family apartments and a commercial node
to the north, one and two-story single-family residential homes to the west and
east, and a senior living campus (senior apartments, assisted living, and skilled
care) to the south. The church design is appropriate for a residential context with
pitched roofs (6:12) and layered fagade treatment of split face stone, smooth
stone, and brick. The church is two stories (34' high) with a steeple rising to more
than 74'. Further information on the height is noted under Residential Zone
Standards vi, below.
A church is an institutional use that the LUPP and zoning code recognize as
compatible with lower density residential uses when designed to meet these
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requirements for a Special Use Permit. The access to the site is from an arterial
street. It generates traffic at a lesser level than residential uses of the same
density.
Conclusions: Its design features, give the proposed building residential scale and
appearance, which is compatible with its surroundings. It can be concluded that
the development meets General Standard (ii) for a Special Use Permit.
Not be hazardous or disturbing to existing or future uses in the same
general vicinity.
Findings of Fact: The primary existing use in the general vicinity is detached
residences, generally owner occupied. The use to the south is a senior living
campus (not yet complete). The church will have standard service hours and will
likely draw parishioners from the entire community. However, church uses in
general are not considered a nuisance to neighbors. Traffic will be directed to the
east to the four-lane Stange Road, which is capable of absorbing and dispersing
this traffic.
The church property will also include recreational areas, including a softball field,
soccer field, and basketball courts. These are setback 180 feet from the George
Washington Carver Avenue right-of-way and 320 feet from the rear lot lines of
the homes on the west side of that street. These fields are not proposed to have
lighting. The distance provides a separation that should dissipate any noises
from play.
Conclusions: Construction of the church, as proposed, should not be disturbing
or hazardous to existing and future uses in the area as it is an allowed
institutional use and deemed compatible to those existing uses. It can be
concluded that the development meets General Standard (iii) for a Special
Use Permit.
(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: The site is directly served by an arterial street (Stange Road)
and indirectly by two other streets (Bloomington Road, an arterial, and George
Washington Carver, a collector street). All City services are available to the site.
Extensions of public water mains into the site will be necessary to serve public
fire hydrants. Easements will need to be granted to the City for the maintenance
of these water lines. Staff recommends a condition of approval that these
easements be submitted to the City prior to issuance of a certificate of
occupancy.
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Storm water management is in accordance with the City's standards that post-
development runoff rates will not exceed pre-development runoff rates for 5-, 10-,
50-, and 100-year storm events. The bulk of storm water runoff will be directed to
the large detention pond at the south portion of the lot. This detention pond will
have a permanent pool and is also designed to accommodate storm water from
the senior living facility to the south. Since this detention pond is shared by two
property owners, the City will need to see evidence that there is an easement
between the two property owners for storm water management. Staff
recommends a condition of approval that this easement be submitted to
the City prior to issuance of a certificate of occupancy of the senior living
facility.
As part of the platting of this property, the church installed the fourth lane of
Stange Road. A 4-foot sidewalk along George Washington Carver Avenue, and
an 8-foot shared use path along Stange Road are also to be installed. A shared
use path along Bloomington Road is already in place.
In addition, the church will install a pad on Stange Road for the eventual
placement of a bus shelter by CyRide. The location and size of the pad
necessary for the shelter is still under review. The final determination will not
require a return to the Board as this would be considered public infrastructure.
Conclusions: This property is or will be adequately served by essential public
facilities and services. Public Works staff has reviewed the submitted storm water
management plan and has concluded that it meets City standards. Stange Road
improvements will be complete prior to occupancy of the church building. It can
be concluded that the development, with the recommended conditions
noted above, 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: Subdivision approval last year required the completion of the
additional southbound lane of Stange Road. The shared use path along Stange
Road and the sidewalk along George Washington Carver Avenue will be
constructed prior to occupancy of the structures on each lot. All these
improvements will be paid by the owners of the subdivision or developers of this
project.
Conclusions: This use will not create additional requirements at a public cost for
public facilities. It can be concluded that the development meets General
Standard (v) for a Special Use Permit.
(vi) Not involve uses, activities, processes, materials, and equipment or
conditions of operation that will be detrimental to any person, property, or
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general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare, or odors.
Findings of Fact: As an institutional use, the proposed church will not produce
glare or odors. Noise will emanate from church bells and from the playground but
should be of no more impact than that of any other church or park.
Conclusions: It can be concluded that the development meets General
Standard (vi) for a Special Use Permit.
(vii) Be consistent with the intent and purpose of the Zone in which it is
proposed to locate such use.
Findings of Fact: On November 26, 2013, City Council approved the Master Plan
that accompanied the rezoning. This church is noted in that Master Plan.
Conclusions: The City Council has determined that this use is consistent with the
intent and purpose of the Suburban Residential Zoning districts. It can be
concluded that the development meets General Standard (vii) for a Special
Use Permit.
Residential Zone Standards.
(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: At the time the request for rezoning from Agriculture to FS-RL
was sought, the City's traffic engineer reviewed the proposed Master Plan and
requested a technical memorandum on the expected generation of traffic from
the proposed church. The memo concluded that the impact of traffic would be
much less than the traffic that would have been generated from the initially
anticipated development of single-family homes and apartments on these 33
acres.
The location of the driveway across from Dalton Street has been reviewed and
meets the traffic safety needs of the City.
Conclusions: Traffic volumes from this church will not exceed the capacity of the
adjacent streets. The street network will be able maintain the current street
classification and level of service once this facility opens. It can be concluded
that the development meets Residential Zone Standard (i) for a Special Use
Permit.
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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: A central drive from Stange Road provides access to Heartland
Baptist Church. This access is directly across from the intersection with Dalton
Street. All parishioners, visitors, and deliveries to the site will use this entrance.
There is a large circular lot with a covered drop-off at the south side of the
church. Church goers can use the drop off lane at the main entrance on the west
side of the building.
Conclusions: The proposed use will not create a noticeably different travel
pattern than the predominant pattern in the area. It can be concluded that the
development meets Residential Zone Standard (ii) for a Special Use Permit.
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, food delivery
vehicles, and moving vans.
Findings of Fact: The only trucks normally expected at the site are refuse
collection vehicles.
Conclusions: It can be concluded that the development meets Residential
Zone Standard (iii) for a Special Use Permit.
(iv) Not have noticeably different and disruptive hours of operation.
Findings of Fact: The applicant notes that this church will have hours of operation
consistent with other religious institutions. Outdoor activities will be restricted to
daylight hours only as the recreational fields do not have lighting.
Conclusions: It can be concluded that the development meets Residential
Zone 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: The proposed use is institutional and provides a broad set of
services for a segment of the entire community. At the time of rezoning, some
members of the community noted that this site would serve the Ames Community
School District better if it were zoned exclusively for single-family residences.
However, the City Council approved the Master Plan with this specific use for the
site.
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Conclusions: It can be concluded that the development meets Residential
Zone 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.
Findings of Fact: The church building will be large, extending about 175 feet
north to south and 197 feet east to west. There is also a 60-foot by 40-foot
garage and a picnic shelter about 45 feet in diameter.
The church building is built 50 feet from Bloomington Road, thus mitigating its
size. The required minimum setback to the right-of-way is 25 feet. The garage is
about 180 feet from the George Washington Carver Avenue right-of-way. The
picnic shelter is between these two. All other setbacks are greatly exceeded.
The form and detailing of the building as shown on the elevation drawings retain
a residential feel to it, with pitched roofs, gabled ends, and a variety of residential
fagade treatments (cut face stone, stone, and brick). A large stained glass
window with a cross design will highlight the north fagade.
The roofline varies along its length, breaking up an otherwise lengthy profile. The
garage will be of similar fagade materials and roofing.
Conclusions: The zoning ordinance allows churches of the scale proposed in the
FS-RL zoning district. The placement, height, scale, massing, and facade
treatments of the proposed buildings make the building compatible with its
residential surroundings. It can be concluded that the development meets
Residential Zone 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 church is setback more than double the required setback
for a residential use in this zoning district, which is appropriate due to the size
and scale of the building. The size of the lot provides ample green space. The
applicant has submitted a landscaping plan that meets the minimum
requirements for interior and perimeter parking lot landscaping. In addition, the
applicant has provided additional landscaped berms along the north, between the
building and Bloomington Road.
Conclusions: The proposed site design provides for both greater setbacks than
required and landscape buffering to minimize its impact on adjacent properties. It
can be concluded that the development meets Residential Zone Standard
(vii) for a Special Use Permit.
(viii) Be consistent with all other applicable standards in the zone.
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Findings of Fact: The Ames Development Review Committee has reviewed the
proposed site plan and determined it to be in compliance with applicable General
Development standards, the standards of the FS-RL Zoning District, and other
city standards.
Conclusions: It can be concluded that the development meets Residential
Zone Standard (viii) for a Special Use Permit, with the exception of the
height.
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve this request for a Special Use
Permit to allow the construction of a church with ancillary garage, picnic shelter,
and recreational areas in the FS-RL Zoning District at 3333 Stange Road by
adopting the findings and conclusions noted above and with the conditions noted
here.
a. That all easements for public utilities on site will be provided prior to the
City issuance of a certificate of occupancy.
b. That an easement between the owners of the north and south lots
regarding the shared storm water pond be presented to the City for review
prior to the City issuance of a certificate of occupancy.
2. The Zoning Board of Adjustment can approve this request for a Special Use
Permit to allow the construction of a church with ancillary garage, picnic shelter,
and recreational areas in the FS-RL Zoning District at 3333 Stange Road by
adopting the findings and conclusions noted above and with other conditions in
addition to or in lieu of those noted above.
3. The Zoning Board of Adjustment can deny this request for a Special Use Permit
to allow the construction of a church with ancillary garage, picnic shelter, and
recreational areas in the FS-RL Zoning District at 3333 Stange Road by finding
that the project does not meet the criteria of Section 29.1503(4).
4. The Zoning Board of Adjustment can refer this request back to the applicant or to
City staff for additional information.
RECOMMENDED ACTION:
Staff concludes that the proposed Heartland Baptist Church is consistent with the
general and specific residential standards required for granting a Special Use Permit.
Therefore, based upon the Findings of Fact and Conclusions above, it is the
recommendation of the Department of Planning and Housing that the Zoning
Board of Adjustment act in accordance with Alternative #1.
SAPLAN SHMCouncil Boards Commissions\ZBA\Special Use Perm its\3333_Stange_Heartland_Ba ptist-03-11-15.docx
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Attachment A
Location Map
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Attachment B
Master Plan for Rezoning
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Attachment C
Site plan and elevation drawings under separate cover.
Additional details of fagade and roof materials and color will be provided at the meeting.
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