Loading...
HomeMy WebLinkAboutA8 ITEM #: 2 DATE: 06-28-17 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: June 21, 2017 CASE FILE NO.: ZBA-17-03 REQUEST: A Special Use Permit to allow construction of a building addition and additional parking stalls at 3505 South Duff Avenue. PROPERTY United Pentecostal Church of Ames OWNER: LOCATION: 3505 South Duff Avenue ZONING: Highway-Oriented Commercial (HOC) BACKGROUND AND PROJECT DESCRIPTION: United Pentecostal Church of Ames proposes to expand their church with a 2,024 square foot addition to the existing 4,127 square foot church building and add 30 additional parking stalls. The church is located at 3505 South Duff Avenue in a Highway-Oriented Commercial zoning district (HOC). The church has a sanctuary capacity of 160. There is no proposed change to the capacity of the sanctuary. The church is located on a 131,975 square foot lot situated amid residentially and agriculturally zoned property on three sides ranging from low to high density residential. Government/Airport District zoning also exists to the west of the site for the Ames Municipal Airport. The subject parcel was created by deed shortly after annexation in the 1970's. A Plat of Survey was completed and approved by the Ames City Council in April of 2017. The property was rezoned from Agricultural zoning to Highway-Oriented Commercial zoning by the Ames City Council on June 13th. Section 29.804(2) of the Highway-Oriented Commercial zoning regulations require that a Religious Institution obtain a Special Use Permit issued by the Zoning Board of Adjustment for such a use or expansion of use. The proposed addition is entry way space, a new office, a new meeting room and new restroom facilities. The existing steeple on the church is being removed and a new steeple being placed on to the roof of the new addition. The applicant has not provided the height and square footage of the steeple. Per zoning regulations in Section 29.401(4)(b) steeples must be less than 200 square feet in area and not exceed the building height limit by more than one and one half times or 75 feet and must not obstruct regulated airport airspace. Verification is required prior to an issuance of a building permit. The proposed addition is 15 feet 7 inches high at the parapet. This height falls within the standards of the Highway-Oriented Commercial zone. The fagade of the new addition is proposed to be a brick style fagade in conjunction with the existing fagade of the church. The main entrance to the facility is located on the east side of the building. A secondary entrance is located on the west side of the building. There are proposed accessible parking stalls and striped accessible loading areas with a designated walkway to the immediate north and east of the building as well as to the rear of the building to provide ADA access. There is 9,682 square feet of new impervious surface being created from the building addition, the creation of the additional parking stalls as well as two small areas of drive aisle widening. The parking lot currently consists of 22 parking stalls. Of the new stalls being provided, 20 new stalls will be provided in the front of the building with an additional 10 new stalls created in the rear of the building. The parking plan includes three required ADA parking stalls. L3 landscaping is required along the abutting north residential zoned side of the lot in the setback as required by the HOC base zoning. This screening is required along the area where new parking stalls are being constructed. The L3 landscape standard is a high level screen at a continuous 6-foot height located 6 feet on center with trees located every 50 lineal feet. The L1 standard screen is provided between the parking lot and South Duff Avenue. The L1 screen is a mixture of low shrubs with a tree every 50 lineal feet. The L1 standard is designed for areas 10 feet in width or greater. New landscaping is also being planted along the north and south sides of the existing parking in front of the church. While landscaping is not required in these areas, the plants and trees are being provided to replace existing established shrubs and 3 trees being removed. The additional landscaping being provided includes 4 additional trees beyond the required L1 and L3 required trees. Also, 2 existing columnar evergreen trees are being retained in the front between the newly proposed parking lot and South Duff Avenue just to the north of the drive aisle. There is a neighboring lot adjacent to the rear of the site that uses the church parking lot to access the property. There is an access easement being secured that allows access to the abutting property. A condition has been proposed that the easement be secured prior to issuance of a building permit. The Attachments below show the existing site conditions, proposed site plan and landscape plan as well as proposed architectural design and floor plan. 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 restaurant 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 Highway-Oriented Commercial zoning at this location. Conclusions: The HOC zoning is intended for commercial uses principally, but allows for other uses when they are found to be compatible with the surroundings. The proposed use and layout of the site is consistent with the goals of Highway-Oriented Commercial facilities integrating into surrounding residential areas. It can be concluded that the use meets General Standard (i) for a Special Use Permit. 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 proposed building would occupy 4.6% of the total site area. The vast majority of the site would consist of open space with the remainder as parking area. The building is located on the eastern half of the site. The new addition to the building would not change that configuration. The proposed addition would not bring the building any significantly closer to either side property line or the rear property line. The addition does bring the building 46 feet closer to the front property line. The building still meets setback requirements in the Highway-Oriented Commercial zoning district. The current surrounding area is a mix of single-family residential homes, agricultural land and the Ames Municipal Airport in addition to being located on an arterial street. Landscaping standards are being met along newly required parking lot areas where applicable. Additional landscaping is being placed on site to account for existing landscaping being removed due to the building addition and parking lot expansion. Conclusions: While the addition to the church building adds to its size in an existing neighborhood, the presence of the structure and use does not create conditions which cause a conflict with the surrounding neighborhood or alter the intended character of the surrounding neighborhood due to its small scale and setback location on the property. 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. Conclusions: The current use and proposed addition would not be disturbing or hazardous to existing and future uses in the area. The addition permits an expansion of use for the church, but principally consists of ancillary facilities that do not substantially increase the sanctuary capacity that drives the most intense use of the site. The volume .of traffic into and out of the site is manageable with the proposed access and keeps traffic on the existing arterial street without affecting other local streets. The use does conflict with airport operations or cause a hazard to the air space around the airport. The final height of the steeple placement will be verified to comply with FAA height limits. 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 an arterial street South Duff Avenue. All City services are available to the site. Additionally, appropriate stormwater measures are proposed as well as adequate access in and out of the site. A public sidewalk has been financially guaranteed via a sidewalk deferral agreement. 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 proposed church addition and new parking stalls 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 moderate in relation to the total daily traffic flow along South Duff Avenue and only occur in conjunction with scheduled events at the church. 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 nearly 40 years. 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. 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 customary of church, such as the occasional sounding 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 South Duff Avenue. The proposed addition is for the remodel and expansion of an entrance area. The anticipated use is planned to be primarily as an entrance space and to make room for an additional church office. 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 Highway-Oriented Commercial zoning district upon issuance of a Special Use Permit. The proposed addition is part of an allowed use in the Highway-Oriented Commercial 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, religious and social interaction as an institutional use. The level of activity or number of people using the, facility will not be increased substantially by the proposed building addition and parking lot expansion. Conclusions: The City Council, through the zoning ordinance, has determined that this type of use is consistent with the intent and purpose of the Highway- Oriented Commercial zoning district upon specific review the layout and operations can be found to be meet the purpose and intent of allowing for institutional uses that are compatible with the residential surroundings. 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 Pentecostal Church of Ames 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 Highway-Oriented Commercial zone district. The property has been under the ownership of United Pentecostal Church of Ames for a significant period of time and the current structure has existed at this location since 1977, coinciding with the age of many current structures and uses in the area. The property can be assumed and expected to continue as an institutional use as it currently stands given the nature of the addition. The proposed building and parking addition fits the criteria of what could be expected in a Highway-Oriented Commercial zone district and also fits the anticipated use along an arterial street. Property usage in the area is a mix of varying single family residential. The land in the area is already developed and there is not an expected change for future use. Sidewalk is being provided for as a requirement of the Plat of Survey of the property along Duff Avenue in front of the church. A sidewalk deferral agreement was approved by the City Council upon approval of the plat of survey with financial guarantee. 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. (ii) 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 church is an allowed use within the Highway-Oriented Commercial zoning district upon issuance of a Special Use Permit. The proposed addition is part of an allowed use in the Highway-Oriented Commercial 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, religious and social interaction as an institutional use. The level of activity or number of people using the facility will not be increased substantially by the addition to the building. Conclusions: The proposed development does not result in the loss of commercial land as the site is already developed and use for a church. The site was recently rezoned from Agriculture to HOC to support the proposed addition. The site is not within a high volume commercial corridor that displaces vital commercial retail opportunities for the community. 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 proposed use and design of the building complies with all Highway-Oriented Commercial zoning district regulations including setbacks, site design requirements, use regulations and flood plain laws where applicable. 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 allow the building addition and parking lot addition at 3505 South Duff Avenue by adopting the findings and conclusions noted above with the following conditions: A. That the steeple structure as proposed on the roof of the new addition be shown to comply with the standards set forth in Section 29.401(4)(b) prior to issuance of a building permit. B. That an access easement to the abutting property to the south with access via the United Pentecostal Church of Ames property be secured and recorded with the Story County recorder prior to issuance of a building permit. 2. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow the building addition and parking lot addition at 3505 South Duff Avenue by adopting the findings and conclusions noted above with other conditions. 3. The Zoning Board of Adjustment can deny this request for a Special Use Permit to allow the proposed building addition and parking lot addition at 3505 South Duff Avenue 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 church addition at 3505 South Duff Avenue is consistent with the general and specific commercial standards required for granting a Special Use Permit. The building addition integrates well with the existing building and is seen as harmonious with the surrounding neighborhood. While there is an increase in parking lot area staff has reviewed the existing site conditions and has concluded that the landscaping and impervious area on the site are being added and accounted for in a manner practicable with current zoning ordinance requirements. 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. NIX CD � �1��� -��' � ��' ��4���'� as ,�� n � r�33„�1'I•� k � f�Nv 4 � rw I.tg e yJ t 4Y4Y I 4 3 _ R 3 . k�Q h f b 'f Al }a ,, _3c c� S '�Y sate + g. 741 �'lyf`F m£` im IR Z +r t t"'�n�i A) 4, 1 a t9 ci a` a wr Cr O 6 p Cr "".�`1} ^aFts vrF i I t ro t i q, •"n !E`re IMF," 3 ca pp� i 4 S,P4 -E � l4; PV 0 0 t r S 3kp a pp C $ME kD n r c. t'� s. r '' .{r✓a'f �' t iv€'ems rs,. t� k'kai c'� i Er W 1 7 �..f �. ? C vy + b CD CS � 3e°h ��}sy� i, 14 6 � � � .�y�{j �Y' �y, -S+{, ✓u` '3� � 3 �°a.a �x^'y, ,�4: -' ,t '�' et: ? R i 4 t AA a4 Y t 2 b- S3,�a r,,33 ig J y �6 W q his x • 'il, PA .. CL okHighway 69 J Kew---Life United Sheet Name Site Plan YDG Pentecostal Church Frojeek number r QI AKMXG\M6A5O021 V6 Arch-�002 AHKk:,W�lO\VA S0031 _ " °u-se¢Ms' 3506 S.Duff Ave,Ames IA Drawn by . Checked by Scale 1--3V suoi}ipu03 6ui;six3 -d JueW43L.11d Attachment B- Proposed Site Plan oe=.L Blues Q PO„0040 VI GGLUV'qA`d 11n4'S 909£ G9Lc•LB8[IC oleo QU I[OOCVM01'M7MNV �'000'(I.7.�V slop 3AIHUNO7W^IYVJ&\970i jegwnu Pgfwd yo=401e}so09}uad VQA ueld a;iS 9w8N }aayS Pei!un W-1 M9N 44 W a = s 11 ♦ bl m I s s •:�I � T J i ♦ •c —.•o-.eL' o-.n- ..o-.eL d a LP QD 2 :: E � IL -41QD i ♦ y1 C CO m N Q• L1 II N N C •,• .•.' j' o'G O N O N tMD m allo N ••••••r3b,{ O CL O CM X N lD O. \ \.'.'.'• �'•pC u I N I I M Q ♦ \ C E7 -0 II O N d 0 X N + rII \\\\ \ \'•'•'• ,�. CL C •O 'O 'O Y C ro nitw H tw O. O CID C O O 'C C C M �Z \\ \ 0 CL In x tm ul E t 4 '� „0•�8L Z .LL•.CC .OL•.4 '}' py{g y I '.' u1M+ed uPalx I'q tl.� a CL ~ ~ C I ® (� ® ® ® ®. ® $. . . . . . a •.I y !q \ 8p• r. Attachment C- Proposed Landscape Plan .OE-.L GIMS Aq Pa a4 HI sewt 'eAdlnOS404£q u.Wcl S ILInA Sznw •a alaQ I m anTanNOUSIxt000'�of jagwnu10a(ad yoinyo le}sooal v ue1d 91!S auaeN ;aayg Pei!un 911-1 MON d s , . • . . . R.I O �' ©. * is w:• � E d cc ,x ,4 � E o IM a o. ul ..Ia. ® Y b •\ l y "iE} A C. c.9 o-.w� '•� J:c CL R2OF yam\ Z 12 \_ o. o .Wxv ..®-.orb IC .'' Oupl+ud moN �'�'. u •: cc :s. b Attachment D- Front and Side Elevations a i t i N O N .0 0 t0. o I J Q N N W I M g +' E I rg MOM --———— ———————r, ---- C dm Side Elevation -scale 3/32" =1'•0" U }i 2 Q P 0) E U a c 74� N 0 J 0 3 c N I( � 4) o t z(L j I r� ! �i b �I P I Front Elevation -scale 1/8" =1'-0" i Attachment E- Proposed Floor Plans for New Addition s Exbtl,iq Proposed , JJ — uv tnr P.11• 7r Pr Yr 17•r i`P`Ji' Pr ur yr Z � 5 OFFICE MERNGFOOM 4 15 N ao�G I 0 II 6 L II fj h-, nE ZO M er va yr fr fJ S�t Plan -scale 1/8" =11 -011