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Cl I N 4 3 7 m (D O L 1 `m 1 CD =r (D F. co i : O (a YT HAYWARD AVE f>' N- �►j -0 O (D f �+ kk _0 n C C = 10" D a CD 0 CD cn O _ >'` N (� aD3o I. 1 m --- 3 0 — CHAMBERLAIN PL D a a ... cn Nrr « P40 Ul--h (D 4�, (D y i e g ---- ---------- ----- ____t----- ----- ____.q-..---- +__-_4---- - --- ----- __v"_�a�____ off¢ O •i •i y 1 � ( �lo k I� C \ N 1 d agt 's§ x I I ------- aw i x 9 ° # w i o Variance Application Packet Pages 5 through 8 Collegiate United Methodist Church is requesting a Variance on three Campustown Service Center Zone Development Standards related to the Church wishing to construct a garage on Church property as follows. City Code Sec. 29.809(3) "CSC" CAMPUSTOWN SERVICE CENTER,Zone Development Standards, Table 29.809(3) Minimum FAR has to be 1.0 1. Variance Standards to be satisfied: a. The granting of the Variance shall not be contrary to public interest: Collegiate United Methodist Church (CUMC) is only one of two religious institutions within the CSC zoning area and currently has a FAR number of approximately 0.60 which is well below the 1.00 minimum requirements of CSC zoning. The main reason for this is CUMC maintains adjacent parking to meet our needs of our members and our desires to serve the community with our various programs. If the church was located two blocks to the west in a residential zoned area per City Code Section 29.406 the church would be required to provide off street parking. Per table 29.406(2)that would be 1 stall for every 4 seats in the main auditorium. We currently have 194 painted stalls which is marginally adequate for events that fill the sanctuary that currently seats approximately 795 people. Based upon City codes CUMC should have at least 199 parking stalls. Prior to 2000 CUMC only had 125 parking stalls and with the purchase of the property in late 2000 along Sheldon Ave CUMC added an additional 69 stalls. These stalls allow the church to provide sufficient parking for Sunday services. On weekdays the Church currently rents approximately 30 parking stalls to employees of campus town businesses. Additionally our Annex building houses several non-profit organizations that utilize a portion the parking areas north of that building for their needs and customers they serve. We also get some spill over parking from the Dunkin Donuts customers during their busy times in to the church parking lot along Lincolnway. Thus when a funeral occurs during a weekday we have approximately 140 parking stalls available. This will handle the typical funeral but there are times when the event draws more people than the parking accommodates. When that happens the attendees are forced to find parking either in the Intermodal Facility or along the residential streets to the west of the Sheldon as the on street or parking lots in Campustown typically do not provide sufficient capacity. Similar issues also arise for weddings that typically happen on Saturdays. We do get the benefit of having all on-site parking stalls available for weddings. For the church having the parking is vital to our mission. We are an institution that does not fit the CSC zoning requirements. If we did not have the adjacent parking significant parking issues throughout Campustown during a week day or Saturday event would likely occur. Sunday services would also require the use of all adjacent parking in the Campustown area adversely affecting those businesses that are open over the weekend. In order for the church to meet the minimum FAR number we would have to construct over 85,000 square feet of additional floor space which is just not feasible and will likely never happen. The garage space will only add approximately 550 square feet of constructed space to our Floor to Area Ratio over what is currently recorded with the county assessor. Allowing CUMC to not meet the FAR number may actually be a benefit to public interest as sufficient parking is provided on CUMC property for most all events and for the non-profits that are housed in our Annex building. Additionally since we provide rented parking for some of the Campustown business employees we are helping the City of Ames manage the overall parking issues in this area of Campustown. b. That without granting of the variance, and due to special conditions, a literal enforcement of the ordinance will result in unnecessary hardship. Unnecessary hardship exists when: i. The land in question cannot yield a reasonable return if used only for the purpose allowed in the zone; Granting of this variance will not change the value of the land or potential return on any investments. Being a religious institution CUMC does not fit the requirements of the CSC zoning and is not looking for a return on land. The only way that the land will ever be sold would be if CUMC was dissolved or merged with another church. ii. The plight of the owners is due to unique circumstances and not to the general condition of the neighborhood. CUMC does not fit the requirements of the CSC zoning as the church is not a commercial enterprise. In order for the church to meet the minimum FAR number we would have to construct over 85,000 square feet of additional floor space which is just not feasible and will likely never happen. iii. The use to be authorized by the variance will not alter the essential character of the locality. CUMC is asking for the variance to construct a new larger garage that replaces one that previously was located at the same site which places it at a location that has parking lots on east and north sides, green space on the west side and College Creek on the south side. c. The spirit of the ordinance shall be observed even when the variance is granted. It is the intent of the church to construct a structure the will look like it belongs in this location, mimic some details of the church structure and sanctuary and meet all other zoning requirements expect for the FAR, minimum height and percentage of brick utilized. The use of the land is not changing and meets the current Land Use Policy Plan. d. Substantial justice shall be done as a result of granting the variance. The substantial justice being granted to CUMC is they will be able to safely store the church vehicle, enclosed trailer that is pulled behind a vehicle and miscellaneous lawn and similar equipment utilized for the exterior maintenance of the property in a safe and secure manner and to limit the possibility of vandalism to the church vehicle which has occurred in the past. Currently the vehicle and trailer are parked approximately 3 miles from the church so they are secure which limits the use of the vehicle and requires additional time and staff to retrieve it for church functions. City Code Sec. 29.809.(3) "CSC" CAMPUSTOWN SERVICE CENTER,Zone Development Standards, Table 29.809(3) Minimum Height-25 Feet 1. Variance Standards to be satisfied: a. The granting of the Variance shall not be contrary to public interest: The CSC zoning requirements require a minimum height of 25 feet for any structure in CSC zoning. The garage being proposed by Collegiate United Methodist Church (CUMC) will have a height from the floor line to the peak of 21' 6" and 16' 6" to the mid-point of the sloped roof line above the east and south side grade which will not meet the CSC zoning requirements. On the west and north sides the mid-point of the sloped roof will be approximately 13' 6" since the building will be partially buried to work with the current grades. With the proposed location of the garage along the south parking edge of the church property it would be approximately 260 feet from the centerline of Sheldon Ave, 390 feet from the centerline of Hayward Ave, and 340 feet south of the centerline of Lincolnway. Placing the garage in this location makes it nominally visible from either Hayward or Sheldon. The existing structures along Lincolnway to the north of the garage location blocks most of the line of site from the north and north east.The only area where it would be visible from Lincolnway would be through the church parking lot that fronts Lincolnway to the east of Dunkin Donuts. College Creek to the south with all of the trees and vegetation provides screening from the Intermodal Facility. The garage will be used to store the church bus, an enclosed trailer that is pulled behind a vehicle and miscellaneous lawn and similar equipment utilized for the exterior maintenance of the property. The church vehicle is a mini-bus that requires a 12 foot wide by 10 foot tall door to be parked inside of the building. Per City code, the Zoning Board of Adjustment shall establish that the following standards have been, or shall be satisfied • Physical circumstances exist for the property which result in a lot with a size and shape that is not conducive to a multi-story structure. There is no restriction related to the property that would prevent the construction of a multi-story facility on the lot as the church main building and sanctuary both meet these requirements. In addition the Annex property located at the Southwest corner of the CUMC property also meets the multi-story facility. Since this property is being used for a religious institution it does not meet the requirements of CSC zoning which is to support commercial development. Asking CUMC to meet this requirement is a financial hardship that provides no benefit to the church. • It can be demonstrated that there is a direct benefit to have a one-story structure, at the proposed location, as opposed to a multi-story structure. The direct benefit to the church is financial in not having to construct more building than what our needs are. For the public and City of Ames the benefit is a multistory building of this size would result in structure that would be highly visible from all adjacent roads and likely look out of place in the context of the surrounds parking lots and vegetation along College Creek. Allowing CUMC to construct a garage that does not meet the minimum height requirements will result in a structure that most of public will not even know is present along the south side of the Church property. b. That without granting of the variance, and due to special conditions, a literal enforcement of the ordinance will result in unnecessary hardship. Unnecessary hardship exists when: i. The land in question cannot yield a reasonable return if used only for the purpose allowed in the zone; Granting of this variance will not change the value of the land or potential return on any investments. Being a religious institution CUMC does not fit the requirements of the CSC zoning and is not looking for a return on land. The only way that the land will ever be sold would be if CUMC was dissolved or merged with another church. ii. The plight of the owners is due to unique circumstances and not to the general condition of the neighborhood. CUMC does not fit the requirements of the CSC zoning as the church is not a commercial enterprise. In order to meet the minimum height requirements the church would be required to construct a building that would have space that is not needed or required for the storage of a vehicle, trailer or miscellaneous maintenance equipment or has the funds available to construct a facility meeting the height requirement. iii. The use to be authorized by the variance will not alter the essential character of the locality. CUMC is asking for the variance to construct a new larger garage that replaces one that previously was located at the same site which places it at a location that has parking lots on east and north sides, green space on the west side and College Creek on the south side. c. The spirit of the ordinance shall be observed even when the variance is granted. It is the intent of the church to construct a structure the will look like it belongs in this location, mimic some details of the church structure and sanctuary and meet all other zoning requirements expect for the FAR, minimum height and percentage of brick utilized. The use of the land is not changing and meets the current Land Use Policy Plan. d. Substantial justice shall be done as a result of granting the variance. The substantial justice being granted to CUMC is they will be able to safely store the church vehicle, enclosed trailer that is pulled behind a vehicle and miscellaneous lawn and similar equipment utilized for the exterior maintenance of the property in a safe and secure manner and to limit the possibility of vandalism to the church vehicle which has occurred in the past. Currently the vehicle and trailer are parked approximately 3 miles from the church so they are secure which limits the use of the vehicle and requires additional time and staff to retrieve it for church functions. City Code Sec. 29.809.(3) "CSC" CAMPUSTOWN SERVICE CENTER,Zone Development Standards, Table 29.809(3) Building Materials- Clay brick shall comprise more of the exterior wall surface of the building than any other material. Exterior surface does not include windows or doors or their trim.This requirement does not apply to additions to buildings which do not have brick as an exterior material. 1. Variance Standards to be satisfied: a. The granting of the Variance shall not be contrary to public interest: The zoning appears to be written for structures that would be adjacent to a roadway while the proposed location of the garage along the south lot line of the church property will make it nominal visible from any street. The garage being proposed by Collegiate United Methodist Church (CUMC) will be located approximately 260 feet from the centerline of Sheldon Ave, 390 feet from the centerline of Hayward Ave, and 340 feet south of the centerline of Lincolnway. Currently construction plans will provide brick wainscoting to 3 feet above grade on the east side of the building where the garage doors and personnel access door will be located. The brick wainscoting will continue on the north side of the building but be partially buried due to local grade changes. The west side of the building will be partially covered with soil against a poured in place concrete foundation stopping approximately 3' 8" inches above floor of the garage or about 8" above the grade on that side of the building. The south wall is barely visible from the Intermodal Facility area due to the vegetation and trees along College Creek. The remaining exterior covering will be the fiber cement based Hardieplank lap siding with a 6 inch exposure painted in colors so it blends in with the church main building and sanctuary. b. That without granting of the variance,and due to special conditions, a literal enforcement of the ordinance will result in unnecessary hardship. Unnecessary hardship exists when: i. The land in question cannot yield a reasonable return if used only for the purpose allowed in the zone; Granting of this variance will not change the value of the land or potential return on any investments. Being a religious institution CUMC does not fit the requirements of the CSC zoning and is not looking for a return on land. The only way that the land will ever be sold would be if CUMC was dissolved or merged with another church. ii. The plight of the owners is due to unique circumstances and not to the general condition of the neighborhood. CUMC does not fit the requirements of the CSC zoning as the church is not a commercial enterprise. The main church building and sanctuary along Lincolnway meet the brick requirements but with the location of the building being along the south side of the church property the proposed garage is nominally visible from any public road. iii. The use to be authorized by the variance will not alter the essential character of the locality. CUMC is asking for the variance to construct a new larger garage that replaces one that previously was located at the same site which places it at a location that has parking lots on east and north sides, green space on the west side and College Creek on the south side. c. The spirit of the ordinance shall be observed even when the variance is granted. It is the intent of the church to construct a structure the will look like it belongs in this location, mimic some details of the church structure and sanctuary and meet all other zoning requirements expect for the FAR, minimum height and percentage of brick utilized. The use of the land is not changing and meets the current Land Use Policy Plan. d. Substantial justice shall be done as a result of granting the variance. The substantial justice being granted to CUMC is they will be able to safely store the church vehicle, enclosed trailer that is pulled behind a vehicle and miscellaneous lawn and similar equipment utilized for the exterior maintenance of the property in a safe and secure manner and to limit the possibility of vandalism to the church vehicle which has occurred in the past. Currently the vehicle and trailer are parked approximately 3 miles from the church so they are secure which limits the use of the vehicle and requires additional time and staff to retrieve it for church functions. i I I i II dn I I I _ I ' W IO fi E � � f Al 9I I C y r o I o � ' �2aK s F� i1A r - r i r.� n a O'7 i i ++os1'N I �2 ;gyp i` i� S j y � y I P � z T _v J a lit r r z 1 o W 3 � t -41 ^� _' jj li It 5-'r Variance Application Packet Pages 5 through 8 Amendment dated October 6, 2015 City Code Sec. 29.809(3) "CSC" CAMPLISTOWN SERVICE CENTER,Zone Development Standards, Table 29.809(3) Minimum FAR has to be 1.0 1. Variance Standards to be satisfied: a. The granting of the Variance shall not be contrary to public interest: Add the following chart detailing the square footage of structures found on the property to show the approximate FAR percentage. Estimated Land Building Square Square Parcel Description Address Acres Feet Footage First Lot South of US Bank 1 along Hayward 113 HAYWARD AVE 0.1482 6,455.6 0.00 Second Lot South of US Bank 2 along Hayward 117 HAYWARD AVE 0.1568 6,830.2 0.00 Third Lot South of US Bank 3 along Hayward 119 HAYWARD AVE 0.1051 4,578.2 0.00 Church and parking south of 4 building 2622 LINCOLN WAY 1.8388 80,098.1 70,000.00 5 House and Garage Parcel 2630 LINCOLN WAY 0.4982 21,701.6 4,500.00 Parking Lot East of Dunkin 6 Donuts 2636 LINCOLN WAY 0.2651 11,547.8 0.00 Building Leased to Campus Baptist & parking to east and 7 south 112 S SHELDON AVE 1.1269 49,087.8 16,000.00 8 Annex Building(no parking) 1 130 S SHELDON AVE 0.4133 18,003.3 32,000.00 130 S SHELDON AVE 9 Parcel East of Annex Building REAR 0.3703 16,130.3 0.00 Totals 4.9227 214,432.9 122,500.0 FAR% 0.571 Notes 1. Land Acres data is from Story County Beacon Web site and converted to square feet. 2. Square Footages are estimated using available data from Story County Beacon Web site and other church information. 3. Square footages include proposed garage as part of parcel 5 above. RECEIVED OCT 0 7 201 CITE`v: . vE , IOWA DEPT.OF Fi€.-.N`ININVG .HOUSING City Code Sec. 29.809.(3) "CSC" CAMPUSTOWN SERVICE CENTER,Zone Development Standards, Table 29.809(3) Building Materials- Clay brick shall comprise more of the exterior wall surface of the building than any other material. Exterior surface does not include windows or doors or their trim. This requirement does not apply to additions to buildings which do not have brick as an exterior material. 1. Variance Standards to be satisfied: b. That without granting of the variance, and due to special conditions, a literal enforcement of the ordinance will result in unnecessary hardship. Unnecessary hardship exists when: ii. The plight of the owners is due to unique circumstances and not to the general condition of the neighborhood. Add the following information to this paragraph The estimated construction cost of the garage as planned was $96,100 based upon only installing the 3 foot high brick wainscoting on the east side of the garage. The estimated cost to increase the brick coverage to meet the minimum CSC zoning requirements is approximately $8,500. This would result in the west side of the building being totally covered, the north side covered to the eave line of the east and west sides with Hardieplank siding above and leaving the 3 foot high brick wainscoting on the east side as planned.The remainder of the building would be covered in the Hardieplank siding. This would not be an architecturally pleasing look. Increasing the brick coverage to cover all of the east, north and west walls would result in additional cost of over $12,000. In either case since the Church is not a commercial enterprise there is no possibility of a return on this additional investment.