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HomeMy WebLinkAboutA5 ITEM #: 2 DATE: 05-11-16 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: May 11, 2016 CASE FILE NO.: ZBA-16-01 REQUEST: A Special Use Permit to allow a religious institution at 217 6th Street. PROPERTY United Church of Christ OWNER: LOCATION: 217 6th Street ZONING: Downtown Service Center (DSC) BACKGROUND AND PROJECT DESCRIPTION: United Church of Christ located at 217 6th Street is seeking a Special Use Permit to operate as a religious institution in the Downtown Service Center zoning district. The Church has been in existence since the late 19th century. The church operates at various times throughout the week including evenings and weekends. United Church of Christ has a capacity of 200 people within the main sanctuary with a current membership of 140. United Church of Christ holds religious ceremonies, weddings, funerals and special events. Parking for the site is located along nearby streets and at an off street location near the church. Earlier this spring the church was rezoned from the Neighborhood Commercial zoning district to the Downtown Service Center zoning district. United Church of Christ desires to construct a 1,038 square foot addition to their church in a Downtown Service Center zoning district (DSC) with an exemption from minimum height and floor area ratio requirements. The church is located on a 21,600 square foot lot situated amidst a mixture of commercial and some residentially zoned property on all sides. The subject parcel was created in the late 19th century upon construction of the church. Section 29.808(2) of the Downtown Service Center zoning regulations state that a religious institution can exist in the Downtown Service Center zoning district subject to a Special Use Permit being issued by the Zoning Board of Adjustment for use of the parcel. Additionally the Special Use Permit can be approved with exemption from the FAR and height requirements in the Downtown Service Center zoning district as an institutional use in Section 29.808(3). The proposed addition is for an enclosure of an existing open air walk way that leads to an entrance on the buildings east side. The project would enclose this area to make way for additional improvements and renovations elsewhere inside the church as part of a masterplan the church is implementing for a reconstruction of internal space to accommodate growth and future events. The project will relocate an existing entrance further east along the east side of the church and would also create an additional entrance facing 6t" street to the south between the parsonage facility and the main church building. There is no parking area required in the Downtown Service Center zoning district and as such no additional parking has been proposed with this project. United Church of Christ is working with Ames Electric services to relocate some electrical equipment along the alley to the east side of the church as a related item to this project. The Church building after the addition will achieve an FAR of .77 and the proposed addition is only for a single story. The proposal with this project does not cause the building to achieve minimum FAR (1.0) or meet the minimum height requirement (2 stories) in the Downtown Service Center zoning district and as such United Church of Christ is seeking exemption from those requirements as allowed to be requested in 29.808(3) of the Downtown Service Center zoning regulations. (Site Plan Included with packet information) APPLICABLE LAW: Chapter 29, Section 29.1503(4)(a), (c), 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 (c) 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) Commercial Zone Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use in a commercial 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 project meets the requirements for a Special Use Permit. FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site plan provided in the application, the following findings of fact and conclusions may be made regarding the standards of approval. 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: The current LUPP supports and encourages downtown as a community focal point for a diverse range of uses and attractions as well as preservation of historically and architecturally significant structures as well as maintaining and enhancing its cultural heritage. Additionally the LUPP designates the Downtown Service Center as a supported zoning district and thus the supported uses therein. Conclusions: The proposed use and layout of the site is consistent with the proposals and general principles of the LUPP. It can be concluded that the use 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 current church has a historic relationship to the neighborhood and has been well integrated into its surroundings for a significant period of time. The design of the building reflects its historic character and historic ties to the community and neighborhood. The church is categorized as a non-conforming use currently because it does not operate with a Special Use Permit as required by the Zoning Ordinance. The approval of the Special Use Permit for a 200 person capacity main sanctuary and ancillary activities will be consistent with its current level of use and operations. These activities have been found to be compatible with the surroundings due to its long term use of the site as a church as it is currently configured. There are no known objections or complaints about current operations. The proposed addition would occupy an area immediately adjacent to the existing church building entrance of 1038 square feet. The vast majority of the site already consists of built area. The addition would be completely obscured from the west and north and would be moderately visible from the south and east. The proposed fagade of the addition is similar to that of the existing church building and thus would not stand out significantly from the directions in which it is visible. The current surrounding area is a mix of single family homes, apartment buildings, offices, stores and municipal facilities. The existing church building has been in existence at this location for well over a century and pre dates many of the existing structures along 6th street. Conclusions: While the proposed expansion is adding to an already large building, the expansion is minimal in size and reflects the same character as the existing building in an area that already consists of a variety of buildings both large and small. This criteria relates to the requested exemption from minimum FAR and height. Due to the limited visibility and infill nature of the addition, staff believes it has no effect on the intended commercial design and pedestrian streetscape appearance that is expected of a building in the DSC zoning district. Therefore, it can be concluded that the use 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 current church building and operational activities are well established in the neighborhood and of a religious or social nature that occur at a variety of times during a week. There is a wide variety of times of peak use throughout a month or a year depending on the type of service occurring at the church. Furthermore, the proposed addition is relatively small and does not extend beyond the current established outer footprint of the existing building. The addition is for a low impact use that does not produce harmful secondary effects to the immediate area. Conclusions: The current use and proposed addition would not be disturbing or hazardous to existing and future uses in the area. The addition is minor in nature and conforms to all pertinent relevant zone standards aside from FAR and height, both of which are not impactful in this instance. It can be concluded that the use 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 a minor arterial street (6th Street). All City services are available to the site. Conclusions: All public facilities are available to serve the site. It can be concluded that the use 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: The current church building and proposed addition will not require additional infrastructure in the future. Neither is additional fire or police resources anticipated to serve this use. Any additional traffic would be light to moderate in relation to the total daily traffic flow along 6th Street. The church use occurs primarily at off peak times compared to surrounding uses. Conclusions: This use will not create additional requirements at public cost. It can be concluded that the use 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 general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Findings of Fact: The church is an established use at this location as it has been in existence for well over a century. The Church does operate at off peak hours both during the week and during weekends. Additionally, special events at the church may take place which might add brief periods of higher traffic and pedestrian activity. This may cause a temporary increase in on street parking due to limited off street parking availability. The primary use of the church is for religious and social functions. The activities do not generally produce loud noises, fumes, smoke, glare or odors that are not church, such as the occasional sounding customary of c 9 of bells or music. The nature of social and religious gatherings is primarily not material based and involves personal interaction, speaking, personal or spiritual reflection and other types of interpersonal and individual activities of a non-hazardous nature. The vast majority of which are all conducted within the church building. None of these types of activities typically generate any sort of intrusive or disruptive side effect as listed above nor do they affect the general welfare of the area. Any temporary increase in traffic or pedestrian activity is relatively minor or modest at most as is otherwise typical to the general area and the general traffic and pedestrian pattern along 6th Street. The proposed addition is for the enclosure of an entrance area. The anticipated use is planned to be primarily as an entrance space and extra social gathering space within the church. The use of the space is not anticipated to produce any adverse or hazardous effect on the surrounding area. Conclusions: The church and its proposed addition will not produce excessive smoke, fumes, glare or odors and will operate in a manner typical of religious institutions. It can be concluded that the use 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: The church is an allowed use within the Downtown Service Center zoning district upon issuance of a Special Use Permit. The proposed addition is part of an allowed use in the Downtown Service Center zoning district. The zone intends for a wide range of commercial, cultural and governmental uses. The proposed addition will accommodate activity for groups of people that promote cultural and social interaction as an institutional use. The level of activity or number of people using the facility will not be increased substantially by enclosing the walkway and remodeling the interior space. However, given that the minimum FAR and height requirements will not be achieved with this proposed addition an exemption is being requested. The exemption as requested in this case does not otherwise violate the intent of the Downtown Service Center zoning district. Conclusions: The City Council, through the zoning ordinance, has determined that this type of use is consistent with the intent and purpose of the Downtown Service Center zoning district and upon specific review the layout and operations can be found to be meet the purpose and intent of an institutional use which is allowed in the zone in question. The proposed design must also be found to be consistent with the intent and purpose of the DSC zoning district. The proposed exemptions to FAR and Height can be found to meet the intent of a pedestrian oriented character of buildings in walkable environment because of the existing conditions of the site and the improvement is within an infill area that does not affect the access or appearance of the site from the street. It can be concluded that the use meets General Standard (vii) for a Special Use Permit. Commercial Zone Standards. (i) Be compatible with the potential commercial development and use of property planned to occur in the area. Findings of Fact: United Church of Christ at times operates in a manner that produces brief periods of higher activity. Such activity would not be abnormal in a commercial zoning district. The proposed addition fits the criteria of what could be expected as a use in the Downtown Service Center zone district. The property has been under the ownership of United Church of Christ for a significant period of time and the current structure has existed at this location since the 19th century, predating many current structures and uses in the area. The church has both a historic relationship to the neighborhood as well as a use that is similar to other allowed institutional uses in the area and in this zoning district. The property can be assumed and expected to continue as an institutional use as it currently stands given the nature of the addition. Although minimal parking is provided for the site, reliance upon on-street parking to serve the use is acceptable within the downtown area due to the off-peak demand compared to commercial uses and the abundance of public on-street and off-street parking. Conclusions: The proposed use is not incompatible with the planned use of the property in the general area. It can be concluded that the use meets Commercial Zone Standard (i) for a Special Use Permit. (i i) Represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable in relation to the benefit. Findings of Fact: The existing church occupies the same property it has for a significant period of time and is an allowed use in the Downtown Service Center zoning district. The proposed addition to the church at this location provides an expected and appropriate use as is allowed in the Downtown Service Center zone and further benefits the church and its members as an institution. Additionally, as an active institution in the community the church continues to operate at this location as it has for well over a century and as such there is no loss to commercial land previously. Retention of the historic structure and perpetuating its use is also desirable to the community. Conclusions: The proposed development does not result in the loss of commercial land as it is proposed to be used by a commercial use. It can be concluded that the use meets Commercial Zone Standard (vi) for a Special Use Permit. (iii) Be consistent with all other applicable standards in the zone. Findings of Fact: The use is non-conforming due to the lack of a current Special Use Permit and it is non-conforming to minimum FAR and height due to the lack of approval of Special Use Permit for the institutional use. The proposed use and design of the addition complies with all Downtown Service Center zoning district regulations with the exception of FAR and height. In this case the nature of the addition is relatively small and the use of the property is not changing, it does bring the building improvements closer to the standards but does not achieve the minimum standards. The matter of FAR and height exemptions can be approved for an institutional use when the other special use permit criteria are found to be met. As stated above, the most relevant criteria to character and intent of the zoning district can be met due to existing conditions and nature of the proposed addition as they do not detract from the intended pedestrian scale design and intensity of use planned for downtown. Conclusions: It can be concluded that the use meets Commercial Zone Standard (viii) for a Special Use Permit. 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. As of this writing, no comments have been received. ALTERNATIVES: 1. The Zoning Board of Adjustment can approve this request for a Special Use Permit to operate a church at 217 6th Street and for the addition to the church that does not achieve minimum FAR or minimum height as defined by section 29.808(3) by adopting the findings and conclusions noted above. 2. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow a proposed addition at 217 6th Street 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 proposed addition at 217 6th Street 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 addition to the United Church of Christ building at 217 6th Street is consistent with the general and specific commercial standards required for granting a Special Use Permit. Furthermore when considering the addition component of the Special Use Permit, the exemption for the addition to the minimum height and FAR requirements can be found consistent with the DSC zoning Section 29.808(3) that the use and design is compatible with the surrounding character as articulated by staff in the findings for the 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. I Application Form Last Updated:April 8,2014 RECEIVE® FEB 10 2016 Special Use Permit CITY OFAMES,IOWA Application Form for a Proposed Use DEPTOF PLANNING&HOUSING in a Commercial Zone (This form must be filled out completely before your application will be accepted.) 1. Property Address for this Special Use Permit:_217 6`h Street,Ames, IA 2. I (We) the undersigned, do hereby respectfully request the Ames Zoning Board of Adjustment to grant a Special Use Permit for a proposed use in a "Residential Zone" to allow church services, meetings, functions and gatherings at the property address listed above. 3. Legal Description(attach, if lengthy):_Lots 6&7, in Block 5 of the Original Town of Ames P 4. Property Owner:_Ames United Church of Christ Business: Address:_217 6m Street Ames Iowa 50010 (Street) (City) (State) (Zip) Telephone: 515-232-9323 (Home) (Business) (Fax) 5. Applicant: Ames United Church of Christ Business: Address:_217 6'h Street Ames Iowa 50010 (Street) (City) (State) (Zip) Telephone: 515-232-9323 (Home) (Business) (Fax) 6. Contact Person: John Lott—Tammy Steffen Business: Benjamin Design Collaborative I Address:_401 Clark Avenue, Suite 200,Ames, IA 50010 (Street) (City) (State) (Zip) s Telephone: 515-232-0888 3 (Home) (Business) (Fax) 3 E-mail address: iohn ben iamin-design.corn—tammy benjamin-design.com 2 I Application Form Last Updated:April 8,2014 This Special Use Permit will not be granted unless sufficient facts are presented with the application, and at the Planning and Zoning Commission and Zoning Board of Adjustment meetings to support a finding that all the general and specific standards for granting a Special Use Permit have been met. Obtaining this Special Use Permit does not absolve the applicant from obtaining all other applicable permits, such as Building Permits, IDOT access permits, et cetera. I(We) certify that I(we) have submitted all the required information to apply for a Special Use Permit and that the information is factual. Signed by: Date: Z D Zo l Property ner(s) Print Na (Note: No other signature may be substituted for the Property Owner's Signature.) 3 Application Form Last Updated:April 8,2014 g i S Special Use Permit Supporting Information for a Proposed Use in a Commercial Zone (This form must be filled out completely before your application will be accepted.) The Zoning Board of Adjustment cannot approve a Special Use Permit unless all of the "General Standards"and the "Commercial Zone Standards"are met. In order to facilitate review of this application for a Special Use Permit, the applicant must address each of the "General Standards", set forth in Section 29.1503, and in addition, the "Commercial Zone Standards", set forth in Section 29.1503(4)(c)of the Zoning Ordinance. (Note: The applicant's explanation of how the request meets each standard may be attached on a separate sheet if sufficient space is not provided.) 1. General Standards. The Planning and Zoning Commission and the Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use meets the following "General Standards", set forth in 29.1503(4)(a), and in addition, shall find adequate evidence that each use in its proposed location will: (a) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan(LUPP). Explain how the request meets this standard. _The property currently houses the Ames United Church of Christ, and the People Place office, within the same building. Their use of the building is listed as an accepted use within the general principles of the LUPP. I (b) Be designed, constructed, operated and maintained so as to be harmonious in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the area in which it is proposed. s Explain how the request meets this standard. I 4 The existing church building has been situated on this site for 150 years, s — 3 and has established the essential character of the neighborhood for all other buildings that have come later. I 4 Application Form Last Updated:April 8,2014 j i (c) Not be hazardous or disturbing to existing or future uses in the same j general vicinity. Explain how the request meets this standard. _As with many church organizations,the majority of the larger gatherings the use the facility are normally scheduled in the evenings and on weekends. The small numbers of users that normally use the site during the week do not cause any disturbances. (d) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structure, refuse disposal, water and sewage facilities, and/or schools. Explain how the request meets this standard. The existing facility has not changed its basic use of the public facilities and I services for the last several decades. The congregation intends to continue using the facility in a similar manner for more years. (e) Not create excessive additional requirements at public cost for public facilities and services. 9 Explain how the request meets this standard. _The congregation does not intend to make any changes in the way they use public facilities and services. i j s P k k E E g4 4 5 ga 9 I i Application Form Last Updated:April 8,2014 I (17 Not involve uses, activities,processes, materials, equipment or conditions of operation that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Explain how the request meets this standard. _The existing church will continue to be used as a place of assembly primarily on weekends,which will not use activities or processes detrimental to anyone. f The proposed uses will not change. € s (g) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Explain how the request meets this standard. _The Downtown Services Center Zone(DSC)has a purpose of including facilities that have increased traffic and gatherings of patrons over other more residential zones. The existing church will be consistent with this pattern by having an increase in patrons similar to an active downtown area. , (6 3 9 rptY 8 µ� 5 e VB 4 6 4 i Application Form Last Updated:April 8,2014 2. Commercial Zone Standards. The Planning and Zoning Commission and the Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use in a commercial zone meets the "Commercial Zone Standards", set forth in 29.1503(4)(c), which are listed below, and shall find adequate evidence that each use in its proposed location will: (a) Be compatible with the potential commercial development and use of property planned to occur in the area. Explain how the request meets this standard. The existing church will continue to be used as a place of assembly primarily on weekends,which will be compatible to the activities of commercial development and not interfere with normal commercial uses of adjacent properties. (b) Represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable in relation to the benefit. Explain how the request meets this standard. The existing church serves members of the community as a whole, and has presided in this location for over 150 years,which justifies it as an important part I of the community. (c) Be consistent with all other applicable standards in the zone. Explain how the request meets this standard. The existing church complies with all other uses and standards listed within the zoning description. 7 �cE ORDINANCE NO. 4252 AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY REPEALING TABLES .29.808(3), TABLE 29.809(3) AND ENACTING NEW TABLES 29,808(3), TABLE 29.809(3) THEREOF, FOR THE PURPOSE OF FAR REQUIREMENTS FOR INSTITUTIONAL USES IN DSC&CSC DISTRICTS;REPEALING ANY AND ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT TO THE EXTENT OF SUCH CONFLICT; AND ESTABLISHING AN EFFECTIVE DATE. BE IT ENACTED,by the City Council for the City of Ames,Iowa,that: Section One. The Municipal Code of the City of Ames,Iowa shall be and the same is hereby amended by repealing Sections 29.808(3),29.809(3)and enacting new Sections 29.808(3)and 29.809(3) as follows: "See.29.808. "DSC"DOWNTOWN SERVICE CENTER. (3) Zone Development Standards. The zone development standards for the DSC Zone are set forth in Table 29.808(3)below: Table 29.808(3) Downtown Service Center (DSC) Zone Development Standards DEVELOPMENT STANDARDS DSC"LONE Minimum FAR 1.0,Except that the Zoning Board of Adjustment may determine through review of a use subject to approval of a Special Use Permit Use that such a proposed use and design is compatible in character with its surrounding and is exempt from meeting minimum FAR and minimum height. Minimum Lot Area No minimum,except for mixed uses,which shall provide 250 sf of lot area for each dweiling unit Minimum Lot Frontage No minimum,except for mixed uses,which shall provide 25 ft. Minimum Building Setbacks: Front Lot Line Side Lot Line 0 Rear Lot Line 0 Lot Line Abutting a 0 Residentially Zoned Lot 10 ft. Landscaping in Setbacks Abutting 5 ft.([r L3. See Section 29.403 an R Zoned Lot Maximum Building Coverage 100% Minimum Landscaped Area No minimum Maximum Height 7 stories Minimum Height 2 Stories, Except that the Zoning Board of Adjustment may determine through review of a use subject to approval of a Special Use Permit Use that such a proposed use and design is compatible in character with its surrounding and is exempt from meeting minimum FAR and minimum height. Parking Allowed Between Buildings No and Streets Drive-Through Facilities Permitted Yes Outdoor Display Permitted Yes. See Section 29.405 Minimum I teight 25 feet, Except that the Zoning Board of Adjustment may determine through review of a use subject to approval of a Special Use Permit Use that such a proposed use and design is compatible in character with its surrounding and is exempt from meeting minimum FAR and minimum height. Maximum height in portions of CSC bounded by: 115 feet Lincoln Way Stanton Avenue Hunt Street Hayward Avenue Maximum height within fifteen(15)feet of the 30 feet,except buildings of three stories height or fewer with frontage on right-of-way lines of: Lincoln Way and without residential use Lincoln Way from Hayward Avenue to Stanton Avenue Welch Avenue from Lincoln Way to Chamberlain Street Maximum Height in all other locations 75 feet. Parking Allowed Between Buildings and Streets No Windows More than 50%of the area of primary or secondary fapade between the ground line and the second floor line shall be windows that allow views into the interiors ace or be a display window. 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 door or their trim. This requirement does not apply to additions to buildings which do not have brick as an exterior material. Entrance There shall be at least one functional pedestrian entrance facing a street. Balconies There shall be no exterior balconies above the third floor. Site materials No rocks,brick fragments or other hard,loose material over%-inch in size shall be used. Drive-Through Facilities Permitted Yes Outdoor Display Permitted Yes,See Section 29.405 Outdoor Storage Permitted No Trucks and Equipment Permitted Yes (4)Standards for the Granting of Exceptions to the Minimum Requirement for Two Story Buildings in the CSC (Campustown Service Center)District.Before an exception to the requirement for two-story buildings in the CSC(Campustown Service Center)can be granted,the Zoning Board of Adjustment shall establish that the following standards have been,or shall be satisfied: (a)Standards.The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed one-story building,in the CSC zone,meets the following standards: (i)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,and (ii)It can be demonstrated that there is a direct benefit to the community to have a one-story structure,at the proposed location,as opposed to a multi-story structure. (b)Procedure.The procedure to follow for an"exception"is described in Section 29.1506(3). (5)Compliance.New buildings shall be constructed in full compliance with the above standards for building design,In building additions or remodeling it is not required that the entire building be brought into full compliance with the above standards for building design. It is only required that the addition or remodeling comply. It is required that the addition or remodeling does not have the effect of increasing the level or degree of nonconformity of the building as a whole, (Ord.No.3872.03-07-06),"