The URL can be used to link to this page

Home My WebLink AboutA2 RECENED Restoration of a Damaged Nonconforming Structure JAN 13 2016 Narrative of Required Variances CITY OF AMES,IOWA 301 S.4th Street DEPT.9F PLANNING&WON@ The apartment structure at 301 S.4th Street was destroyed by fire. The structure has been removed with the exception of the foundation. It is the intent of the owner to rebuild a new structure using the existing foundations with the exception of the southwest corner of the building. The parking lot, as constructed,would remain in its current configuration and be overlaid with new asphalt. The SW corner is being expanded to take out poor foundations and provide a layout that is modernized to current building standards. The building was originally constructed in 1985 in a Highway Oriented Commercial Zone as an apartment. When'the zoning code was changed in the year 2000 the building was rezoned to Residential High Density(RH) zoning. The existing building(1985) had the following elements: • 33 units as permitted by zoning code. • (9) 1-bedroom units. • (12) 2-bedroom units. • (12) 3-bedroom units. • Parking as required by the zoning ordinance at the time as: * (9) 1-bedroom units-14 spaces. * (24) 2 &3-bedroom units-48 spaces. * Total spaces required=62 spaces • Total number of bedrooms was 69. • Parking supplied was 65 spaces( 3 more than was required). • 12 spaces were compact spaces. The spaces in general are 8.0 feet wide by 15 feet long. • 44 spaces were standard spaces. The spaces in general are 9.0 feet wide by 17 feet long. • 8 spaces were garage spaces. Two of these spaces where double stacked -i.e. one car behind another. • One handicap parking space supplied/required (included in the total number of spaces). 0 North side setback of 10.0 feet was required for a sideyard setback. However, record survey show the northwest corner at 10.1 feet and the northeast of 9.3 feet. There is an encroachment into the north setback of 0.7 feet. • The east setback was required 10.0 feet. The northeast is 11.75 feet and the southeast 11.2 feet. • The north parking lot setback was 2-3 feet with continuous shrubs planted as screen. At some point this was changed to a continuous 6 foot high fence, there are no shrubs. The fence and retaining wall are on the neighbor's property by agreement. • The west parking lot setback was 2 feet with a 6 foot high fence and retaining wall. If.the building was rebuilt exactly as the original, then the following would apply: • 33 Units as permitted by zoning code. No change. ' • (9) 1-bedroom units. Would not need to change. • (12) 2-bedroom units. Would not need to change. • (12)3-bedroom units. Would not need to change. • Total number of bedrooms is 69 bedrooms. Would not need to change. 0 Parking as required by the zoning ordinance at the time as: (9) 1-bedroom units- 14 spaces. Would not change. 1.5 spaces per one bedroom unit=14 spaces * (12) 2 bedroom units -24 spaces..Would not change. 1 space per bedroom =24 spaces * (12) 3 bedroom units-24 spaces. Would change. 1 space per bedroom =36 spaces * Total spaces required by previous code = 62 Total spaces required by current parking requirements= 74 spaces. The plan would have a deficit of 9 spaces. • Parking supplied was 65 spaces ( 3 more than was required). Parking would be deficient by 9 spaces. • 12 spaces were compact spaces. The spaces in general are 8.0 feet wide by 15 feet long. The spaces are short by 2 feet. Under past zoning regulations the cars were able to overhang the landscaping area.by 2 feet,which accounts for the shorter distance. • 44 spaces were standard spaces. The spaces in general are 9.0 feet wide by 17 feet long. The spaces are short by 2 feet. The cars were able to overhang the landscaping area by 2 feet which accounts for the.shorter distance. • 8 spaces were garage spaces. Two of these spaces where double stacked - i.e. one car behind another. Double stacking the garage spaces is not currently allowed by apartment buildings. • One handicap parking space supplied/required (included in the total number of spaces). The number of handicap spaces is based on the total number of parking spaces and 3 would be required. • North side setback of 10.0 feet was required for a sideyard setback. However, record survey show the northwest corner at 10.1 feet and the northeast of 9.3 feet. There is an encroachment into the north setback of 0.7 feet. • The east setback was required 10.0 feet. The northeast is 11.75 feet and the southeast 11.2 feet. The east setback is a rear setback of 25 feet under..current RH zoning. The existing foundation encroachment varies from 13.25 feet(NE) to 13.8 feet(SE). • The north parking lot buffer setback was 2-3 feet with continuous shrubs planted as screen. At some point this was changed to a continuous 6 foot high fence and there are no shrubs. The fence and retaining wall are on the neighbor's property by agreement as referenced in the 1995 ALTA survey. The current requirements are for a 5 foot wide landscape area with landscaping. • The west parking lot buffer setback was 2 feet with a 6 foot high fence and retaining wall. The current requirements are for a 5.foot wide landscape area with landscaping. NOTE:the City changed the code in 2012 Where driveway required a 5 foot landscaping area. Prior to that time,;the City did not require.a landscape setback or landscaping for driveways. The new building is being modernized to meet current standards. The building will have a flat roof to minimize height of the building and eliminate interior roof sprinkling. The new building will be fire sprinkled in conformance with buildinp,code. The size of the units will be changed. The one bedroom units will be eliminated. There will now be three 4-bedroom units. Each bedroom will have its own bathroom. The existing foundation will remain intact with the exception of a small portion of the SW corner of the building. The following will apply to the new building: -24 units. A reduction 4-9 . 26 Units. A reduction of 7 units • (0) 1-bedroom units. A.reduction of 9 units. • (8) 2-bedroom units. A reduction of 4 units. ® . (14) 3-bedroom units. An increase of 2 units An (4) 4-bedroom units. An increase of 4 units. Total bedrooms.will be 74 bedrooms (an increase of 5 bedrooms from the 1985 plan). Total number of parking spaces supplied is 66 spaces (an increase of 1 space from the original plan). * Total number of handicap -3 spaces (as required, meets standard). * Total number of compact spaces - 11 spaces (a reduction of 1 space, 20% allowed, -1!�59 = 18.6% C)K). 11/66 = 16.6% OK * Total number of standard spaces-45-spaces. 52 spaces * Total number of garage spaces-D. • The north building setback encroachment would remain. • The east building rear setback encroachment would remain. • The north landscape setback would remain and the fence/retaining wall would remain. • The east landscape setback would remain and the fence/retaining wall would remain. The owner is requesting the following variances be applied to the reconstructed building: • 67 hedreems unless adrllt onial nnr ■ y Elan he secured Total bedrooms allowed will be an��=� ppp.=�o�.p��p��g . .74 • Total number of parking spaces supplied is W spaces. 66 • Total number of handicap-3 spaces (as required, meets standard). • Total number of compact spaces- 12 spaces (a reduction of 1 space, 20%allowed, 4.1j 9 - 18,M A14). 11/66= 16.6%OK * Total number of standard spaces-4-5 spaces. 52 • Total number of garage spaces-0. • The north building setback encroachment would remain. • The east rear building setback encroachment would remain. • The north landscape setback would remain and the fence/retaining wall would remain. • The east landscape setback would remain and the fence/retaining wall would remain. • Providing a sidewalk from the right of way to the building entrance is not feasible, especially since the parking lot is not changing substantially from its current configuration. This site does not lend itself well to this particular requirement. Parking studies by FOX Engineering have indicated that 15-20%of the parking spaces are unused when the rate of 1 parking.per bedroom is required. By choice or by circumstance many students do not have a car and use alternate methods of transportation. Using 666 bedF99Fnc With a 15% rate^� Feduetien w9uld Fnean that 10 sparses aFe Rot needed and that 566 would Fneet the paF!(iAg needs ef the Using 74 bedrooms with a 15% rate of reduction would mean that 11 spaces are not needed and that 63 would meet the parking needs of the building. .In this case there are 66 spaces provided that provide some limited visitor:parking. Prepared September 21, 2016 JGW, Revised January 13, 2017 JGW K:\1proj\5000\5432-16a 301 S 4th Street Apts\3rd Submittal\SUP Narrative 2017 0113.docx