Loading...
HomeMy WebLinkAbout~Master - Variance to allow an open porch with columns to extend into the front yard 12' where 8' is permitted at 2007 Greeley Street jl ` L 1.�� pi C;ITY LERK CITY OF AMES, IOWA j ZONING BOARD OF ADJUSTMENT N��OV - 8 2017 , IN THE MATTER OF THE APPLICATION OF AMES, IOWA OF SHIRLEY KNIPFEL, ON BEHALF OF CASE NO. 17-19 ALPHA OMICRON PI PROPERTIES,INC., FOR A VARIANCE, SECTION 29.1504 OF GEOCODE NO. 09-09-229-080 THE AMES MUNICIPAL CODE, TO ALLOW THE CONSTRUCTION OF AN DECISION & ORDER OPEN PORCH WITH COLUMNS TO EXTEND INTO THE FRONT YARD 12 FEET WHERE 8 FEET IS PERMITTED AT 2007 GREELEY STREET FACTS Applicant Shirley Knipfel, on behalf of Alpha Omicron Pi, Properties, Inc., requested a variance to allow the construction of an open porch with columns to extend into the front yard 12 feet where 8 feet is permitted, at the sorority house located at 2007 Greeley Street. The proposed porch ranges in depth from between 8 feet to approximately 16 feet due to the curvilinear front property line and existing placement of the structure. A portion of the porch deck projects 12.2 feet into the minimum front yard setback of 25 feet. See Ames Municipal Code section 29.704(3). An open porch is allowed to extend into the required front yard by no more than 8 feet. See Ames Municipal Code section 29.402(2)(a)(iii). The proposed design of the porch exceeds the maximum allowed projection by 4.2 feet at its forward most point for a total porch depth of approximately 16 feet. Without approval of the variance, the porch could be between 9 and approximately 12 feet in depth. The addition of a porch into the front setback is permitted by the zoning, however, the variance is necessary to extend the porch beyond the permitted 8 feet for an additional 4.2 feet into the front yard. This sorority chapter currently has a campus total of 125 members, with 51 members living in the house. The Iowa State University Greek System has established 172 as the number of members that the sorority chapter is to achieve and maintain. In order to achieve the campus total of 172 members, Alpha Omicron Pi believes that the addition of the proposed front porch is needed to retain current membership, add new members and to maintain their members in an increasingly competitive environment for Greek chapter membership. The sorority house is located on the north side of Greeley Street. The property is on the south end of the block and has streets on two sides, Greeley Street on the south and Beach Street to the east. The RH (Residential High Density) zoning from this corner property requires a minimum front yard setback of 25 feet from the south and the east property lines, and a minimum side yard setback of 8 feet from the other two property boundaries. The on-site parking is located north and west of the building, which meets zoning requirements for parking lot location. No changes in the on-site parking are proposed, nor will the parking lot be affected by the porch addition. The proposed open porch addition extends across the entire south fagade of the building for a distance of 88 feet, at a width of 8 feet. The curved portion of the proposed porch deck extends out an additional 9 feet from the building toward the street, and is centered along the 8-foot wide portion of the porch deck for a distance of approximately 31 feet. There are 8 columns planned for the 8-foot wide portion of the porch deck, and 4 additional columns to support the roof on the curved portion of the porch deck. Shirley Knipfel testified that the specific shape of the porch is visually important to the members. The design is feminine, reflects Alpha Omicron Pi's standards, and makes a statement. She said the size of the porch is related to recruitment, and what is needed to accommodate more members. In the last several years Ms. Knipfel stated construction and expansion has occurred with other Greek houses in the community. She believed another Greek house had a similar request in the past and it was granted. Vineela Sama, Victoria Barnett and Adaiana Myles, all of 2007 Greeley Street, testified in support of the variance. Ms. Sama testified that she is the Chapter President and her main goal is to see the Chapter grow. She explained that the interior of the house has been updated and believes it is time for the exterior. Ms. Barnett testified that she would like to complete the home renovations that have been occurring over the past ten years and stated the pillars on the porch would add to the colonial style of the home. Ms. Myles testified that there have not been any exterior updates in 50 years. Kay Owen of 233 Gray Avenue testified that the porch would be aesthetically pleasing for the neighborhood and the house is due for an update. Barbara Beattie of 2022 Greeley Street testified that Greeley Street is a street with modest homes, and would like to see that preserved. She believes the neighborhood is constantly under pressure to become student rentals. Planner Ray Anderson reviewed the site plan, project description, applicable law and findings of fact and conclusions, as provided in the Staff Report. It is in the public interest to ensure that the use of property does not infringe on the rights of the neighbors, predictability in appearance and to allow room for lawns and trees. It is possible to construct an open porch with columns on the front of the existing structure without encroaching into the setback by more than 8 feet. The proposed size of the porch is for aesthetic purposes and does not directly relate to use of the property for a principle use. If the variance from the front setback were to be granted, the public interest in separation between buildings and streets, preserving front yard area, and having proportional building sizes and setbacks will not be met. Staff concluded that the applicant did not demonstrate that anything less than the proposed open porch design and dimension would directly affect the allowed use of the property. Further, unique circumstances do not exist in this case that present a hardship from the literal enforcement of the ordinance. Although adding a porch is consistent with the zoning requirements for this area, and it is a common feature for Greek homes, the additional encroachment is inconsistent with the general area. The allowed dimensions for this site of between 8 and 12 feet provide for a usable porch area. Granting of a variance for the proposed open front porch addition does not provide substantial justice in use of the property as there is not hardship of providing for an open porch addition in a manner that complies with the zoning ordinance. There is another way to accomplish the purpose without a variance. DECISION The Board considered the facts as detailed above and the relevant standards in Ames Municipal Code Section 29.1504, and determined that the application did not meet these standards. ORDER WHEREFORE,IT IS ORDERED that the Applicant is DENIED, under Section 29.1504 of the Ames Municipal Code, a variance to allow the construction of an open porch with columns to extend into the front yard 12.2 feet where 8 feet is permitted at 2007 Greeley Street. Any person desiring to appeal this decision to a court of record may do so within 30 days after the filing of this decision. Done this 27 h day of September, 2017. Heidi Petersen VeYby Ebel Secretary to the Board Chair