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HomeMy WebLinkAboutA4 ITEM #: 2 DATE: 05-23-18 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: May 17, 2018 CASE FILE NO.: SUP-000449 REQUEST: A Special Use Permit to allow the construction of a new accessory garage for Collegiate Methodist Church at 2622 Lincoln Way PROPERTY Collegiate Methodist Church OWNER: LOCATION: 2622 Lincoln Way (See Attachment A) ZONING: Campustown Service Center (CSC) BACKGROUND AND PROJECT DESCRIPTION: The request is for approval of a Special Use Permit to construct a new accessory garage building at 2622 Lincoln Way for the Collegiate Methodist Church. The church was built in 1920 and has been expanded over the years with the last addition to the main church building in 2006. The church's ownership area contains multiple buildings including the main church property, the Church Annex and Lighthouse buildings along Sheldon Avenue, a small house/daycare building located west of the main church along Lincoln Way and parking. The church campus totals approximately 4.9 acres. The Zoning Board of Adjustment reviewed a similar request in 2015. In October 2015. the Board approved a Special Use permit to allow construction of a new accessory garage based on the conditions that the structure comply with the brick fagade requirements of the CSC district and obtain a plat of survey to consolidate all of the properties. The previously approved Special Use Permit has expired. Section 29.1503 (5) Lapse of Approval, states Special Use Permits expires twelve (12) months after the date of issuance unless the use is undertaken or a building permit has been issued and actual construction has started. This current Special Use Permit application complies with both of those previous conditions and very similar to the prior approval. The proposed accessory garage will be constructed with a brick veneer on all walls and a Plat of Survey was approved in April of 2016. The application is generally the same. with the exception of a slightly smaller garage proposed (1,162 square feet) versus the previously approved 1 ,450 square foot 1 garage and it will be located approximately fifteen (15) feet further west than previously approved. Additionally, in 2015, the applicant requested three variances for the proposed accessory garage; minimum height, reduction in the required percentage of brick for exterior facades, and reduction in the minimum required FAR for the properties. The variances of minimum height and FAR were granted. The variance for a reduction in brick facades was not. In 2016, Council approved a text amendment that exempts those uses requiring a Special Use Permit in the CSC district, from meeting FAR and minimum height requirements. The previously approved variances are no longer needed provided findings of compatibility are made with the Special Use Permit approval due to a zoning text amendment approved in 2016. The project consists of a request to construct an accessory garage structure, approximately 1 .450 square foot in size. It will be located along the south property line of the Collegiate Methodist Church building property in the Campustown Service Center Zone. (See the applicant submitted site plan for location information). The church previously had an accessory garage located in the same general location but has demolished the building in anticipation of the new larger garage to facility the storage and use of the maintenance equipment for the church. Section 29.408(7)(c) of the Zoning Code requires that buildings or garages accessory to Institutional uses shall be required to receive approval of the Special Use Permit when such garage/accessory building is larger than 900 square feet in area. The new proposed structure is a one-story, three bay garage proposed at 22' in height as measured from grade along the east side of the structure to the midpoint of the sloped roof. The exterior of the garage will consist of brick veneer. Access to the site will remain as it exists today, with ingress and egress from both Sheldon and Hayward Avenues as well as egress onto Lincoln Way just west of the church building. 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. APPLICABLE LAW: Chapter 29. Section 29.809: Development Standards for the Campustown Service Center Zone Table 29.809(3) Minimum FAR: 1.0, Except that the Zoning Board of Adjustment may determine through the review of a use subject to approval of a Special Use Permit Use that such a proposed use and design is compatible / character with it surrounding and is exempt from meeting minimum FAR and minimum height. 2 Table 29.809(3) Minimum Height: 25 feet, Except that the Zoning Board of Adjustment may determine through the review of a use subject to approval of a Special Use Permit Use that such a proposed use and design is compatible I character with it surrounding and is exempt from meeting minimum FAR and minimum height. Chapter 29, Section 29.408(7)(c): "When a special use permit is required for an institutional use, garage and accessory buildings/structures shall be exempt from that requirement, if the accessory structure dies not exceed 900 square feet. Garages and accessory structures for an institutional use exceeding 900 square feet require approval of a special use permit." 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 (b) 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: (i) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan of the City; (ii) 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 a use will not change the essential character of the area in which it is proposed; (iii) Not be hazardous or disturbing to existing or future uses in the same general vicinity; (iv) 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, (v) Not create excessive additional requirements at public cost for public facilities and services; (vi) 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; and (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. 3 (c) Commercial Zone Standards. Before a Special Use Permit application can be approved. the following commercial zone standards must be satisfied for this particular use on its proposed location: (a) Be compatible with the potential commercial development and use of property planned to occur in the area. (b) Represent the sufficiently desirable need for the entire community that the loss of commercial land is justifiable in relation to the benefit. (c) Be consistent with all other applicable standards in the zone. (e) Conditions. The Board may impose such additional conditions it deems necessary for the general welfare, for the protection of' individual rights, and for property 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 Church meets the requirements for a Special Use Permit. FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site and architectural plans and in addition to the facts provided in the application, the following findings of fact and conclusions may be made regarding the standards of approval. (A)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 area of Campustown is located in the Downtown Service Center designation of the LUPP. Goals 4 and 8 of the Land Use Policy Plan (LUPP) recognize that Ames seeks to maintain a neighborhood character and identity that can enhance living areas with services that are able to provide amenities and daily living needs within readily accessible areas. Conclusions: The proposed church helps to fulfill the LUPP policies of providing the range of land uses to meet projected growth by providing for amenity spaces and daily services in the Campustown area. The demand for additional or enlarged religious institutions is inevitable with a growing population. The site area of the church is larger than typical due to the needs of the church for parking for onsite services. The addition of the garage is needed to maintain the church to help support the uses on sites. The garage has no impact on the larger Campustown area because of its location on the site. It can be concluded that the development meets General Standard (i) for a Special Use Permit. 4 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 surrounding CSC neighborhood is comprised of a variety of building/housing types, including multi-family apartments and multiple types of commercial uses within the CSC zone. A church is an institutional use that the LUPP and zoning code recognizes as compatible with many commercial and residential uses when designed to meet the requirement of the zone in which it is located and these requirements for a Special Use Permit. While an accessory structure is not typical for commercial uses in the CSC zone and is not specifically addressed in regulation for the CSC zone, it is fairly common for institutional uses to maintain accessory structures for onsite service needs. The location of the garage is situated to have limited visibility from any of the surrounding properties and has been designed generally to mimic the design features of the church so as to blend in with the surrounding buildings. The access to the site is from three locations; ingress and egress from Sheldon Avenue and Hayward Avenue and egress also onto Lincoln Way. No change in the circulation or access to the site is proposed for the new garage than what was existing for the previous garage structure. Conclusions: Its design features give the proposed building residential scale and appearance, which is compatible with the existing church and surrounding buildings. The limited visibility to the structure allows it to blend in the zone where accessory structures are not typical. The lack of a two stories for the accessory building and the nonconforming FAR levels due not detract from the surroundings because of the existing conditions of the church. It can be concluded that the development 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 primary existing use in the general vicinity is commercial uses such as retail and office. The university is located to the north. with Multi- family residential to the west. The use to the south is the intermodal facility located across College Creek. The church will have standard service hours and will likely draw parishioners from the entire community. However, church uses in general are not considered a nuisance to neighbors. The proposed accessory building will be used to house a church bus and existing maintenance vehicles for the church as a replacement for the previous garage structure. The proposal garage will be larger than the previous one; however. it 5 is not intended to cause any additional traffic than the previous maintenance services for the church buildings. Conclusions: Construction of the garage, as proposed, should not be disturbing or hazardous to existing and future uses in the area as it is an allowed institutional use and one that previously existed on the site, and deemed compatible to those existing uses. It can be concluded that the development 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 (Lincoln Way) and indirectly by two other streets (Hayward and Sheldon). All City services are available to the site. Conclusions: This property is adequately served by essential public facilities and services. City staff has reviewed the public service need and has found the proposed Site Plan adequate for the proposed new building. It can be concluded that the development 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 church is an existing use on the site, and the proposed accessory garage will be replacing a garage structure that was previously demolished in anticipation of a new structure. No addition cost for public facilities or services are need for the proposed new accessory garage. Conclusions: This use will not create additional requirements at a public cost for public facilities. It can be concluded that the development 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: As a maintenance use accessory to an institutional use, the proposed new garage will not produce glare or odors. Noise associated wit the church and garage will not exceed the existing typical sounds associated with such uses. The maintenance services associated with the garage will be similar to the existing structure but will allow for the larger area need to repair and maintain the church vehicles within the structure. 6 Conclusions: The garage will not produce and additional traffic, noise. smoke, fumes. glare, or odors that would detrimental to the surrounding areas. It can be concluded that the development meets General Standard (vii) 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: A church is an institutional use that the LUPP and Zoning Ordinance recognize as compatible with many commercial and residential uses when designed to meet the requirement of the zone in which it is located and these requirements for a Special Use Permit. Conclusions: The City Council has determined that this use is consistent with the intent and purpose of the Campustown Service Center to provide an array of uses and services adjacent to campus. It can be concluded that the development meets General Standard (vii) for a Special Use Permit. (c) Commercial Zone Standards. (a) Be compatible with the potential commercial development and use of property planned to occur in the area. Findings of Fact: The LUPP and zoning code recognizes religious institutions as compatible with many commercial and residential uses. The church has been located in this area for many years and provides a service to both the University students and staff as well as to the surrounding residential neighborhoods. Conclusions: The existing church has been deemed compatible for the surrounding area since 1920 and the addition of a new garage will not be incompatible with the existing use on the site or in the surrounding area. It can be concluded that the development meets this standard for a Special Use Permit. (b) 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 proposed garage is being constructed on land already under the ownership of the church and will not take any land away from commercial development use. Conclusions: No loss of commercial land is proposed. It can be concluded that the development meets this standard for a Special Use Permit. (c) Be consistent with all other applicable standards in the zone. 7 Findings of Fact: The proposed structure does not meet the two-story minimum height requirement nor does the overall site meet the minimum 1 .0 FAR requirement. However, the current church building is two-stories in height. These are important standards for CSC to meet the efficiency of use and design interests for Campustown. The proposed garage is consistent will all other applicable standards in the CSC zone. Conclusions: It can be determined that the proposed garage is consistent with the requirements of the zone and that as an accessory structure located in rear of the site there is not negative impact to the intent of zoning district by excepting the garage structure from the height and FAR requirements. It can be concluded that the development meets this standard for a Special Use Permit. Conclusion: City staff has reviewed the information submitted by the applicant. Staff concludes that the proposed accessory garage meets the intent of the CSC Zone and the development standards of Article 4 have been met. The application is before you as a result of expiration of the approved 2015 Special Use Permit. The proposed garage and property meets the two conditions of approval from 2015. The previously requested variances are no longer needed as the proposed garage can be found to meet the current CSC zoning district requirements. ALTERNATIVES: 1. The Zoning Board of Adjustment may approve the Special Use Permit for a new accessory garage for the Collegiate Methodist Church at 2622 Lincoln Way based on the submitted Site Plan and the findings of fact and conclusions stated herein, as detailed on the submitted Site Plan documents. 2. The Zoning Board of Adjustment may deny the Special Use Permit for a new accessory garage for the Collegiate Methodist Church at 2622 Lincoln Way if the Board finds and concludes: a. that the proposed Special Use Permit is not consistent with adopted policies and regulations, or b. that the Special Use Permit will impose impacts that cannot be reasonably mitigated, or, c. that the proposed site plan does not meet the minimum standards of the zoning code. 3. The Zoning Board of Adjustment may table this request to a future meeting of the ZBA to allow the applicant to revise the site plan to meet all minimum standards of the zoning code. 8 RECOMMENDED ACTION: Staff concludes that the proposed garage accessory to the United Collegiate Methodist Church is consistent with the general and specific commercial standards required for granting a Special Use Permit. Consolidation of the lot has been completed, as a condition of the approval of the Special Use Permit in 2015. 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. S tPLAN_SHR\Councfl Boards Commissions2BA1,Speual Use Permdst2622 Lincoln Way_Collegiate Methodist Church-SUP-05-23-18 docx Attachment A Location Map wi s a ; . J W , j IINCU LH YAY. __ QL�WAY All. I i Approximate garage location "40 — e�� a •1_ I b! 4 3 2622 Linicoln Way 10 I (� B3_ `I{ ^3 87 A3 I I I I I I TRUSS BEARING 12'412! DS \ T.O.STEM WALL GROUND LEVEL � 0' 1 t.FOOTING_ _ O FOOTING 83 EAST 0 EXTERIOR ELE ON VATI - _ 83 Q I I I I I I I TRUSS BEARING D DS h T.O.-STEM WALL V 2,_b. GROUND LEVEL _ — — — — — 0• VR FOOTING OOTING O.. B3 A3 - T UTILITY COMPANIES LEGEND �b`MDl,.»IfrnlDaYo..KwFw.Y,.OWNER OF RECORD: RVEY PARyDeY: r�«,r`.l����»«vMa.w.RPaDw�, ■ rws,wc rR>oPosso [Rrsnwc naOPosro Iwslwc PwDPDSLo {� wwUKw,r a•u - w•na.M -- -- Y(rnN�llow.l♦K ro0ranwwnusr (V(ReY[M wK[ rr • MARK V•lN RaanY.lYr HAI LA ® ® n APPUCANT: DIED WORK COMPLETED: rr u.mn�. a[lAquS rzt( w r>x wmR•Nl •ROVFPn Iw[ ARCNITFCTUEE ma LfG.FRR a♦ne r•,ranwTuuRr�.x[RFv c U.r >rx.••�.v Q raw,rY[ • 6 w•rtR lrr RR ——— usslRwr l.• SITE PLAN PREPARED BY: s 1 R u L I u l[ ' --- PL ANNINC.�x e (? s.fN�es 1•,sresl .Y• .�- cuRe srOP ——— ———YrSAU lY[ •Fesl•>mr.,T., •em.re;,.e �,w>,,,,,. s�sIIr mF ¢ t .ARD w.0au1. ■ R.O.W.aaA w l01 C—P PROPERTY ADDRESS: r' bw w '> I=� Posr won.,aR rN.( • p corlcRCR rlowwwrwr •r••lOw F.R DATE OF PREPARATION: c .--sl>»To.♦F � sw•rr n,+w`...x ..�.w or ----sr•I-- ---...----sw«,w.ssw[R lw[ cacRwLwr coRw(R 1d'""'L"r TOTAL AREA BEING DISTURBED srs>s♦>,. 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