HomeMy WebLinkAbout~Master - Special Use Permit to allow for a social service provider in a residential (RH) district, on the property located at 140 Lynn AvenueCITY OF AMES, IOWA
ZONING- BOARD OF ADJUSTMENT
IN THE MATTER OF THE APPLICATION
OF YOUTH AND SHELTER SERVICES,
INC., FOR A SPECIAL USE PERMIT,
SECTION 29.1503 OF THE AMES
MUNICIPAL CODE, TO ALLOW FOR A
SOCIAL SERVICE PROVIDER IN A
RESIDENTIAL (RH) DISTRICT, ON THE
PROPERTY LOCATED AT 140 LYNN
AVENUE
FACTS
CASE NO. 18-07
GEOCODE NO. 09-09-202-220
DECISION & ORDER
A fire damaged a structure owned by Youth and Shelter Services, Inc. (hereinafter "YSS"), at 712
Burnett Avenue in June 2018. YSS used the property as a residential addiction treatment facility
for girls, and YSS is no longer able to occupy the property because of the fire damage. As YSS
leadership considers its options for the property and assesses its needs for treatment, it has been
seeking a temporary location for its residential addiction treatment facility.
YSS has located a structure at 140 Lynn Avenue, formerly used as the Sigma Alpha Epsilon
Fraternity House, as a vacant structure suitable for temporarily housing its residential treatment
facility for girls. The YSS license allows for up to 15 youths to be housed in the facility, but
current numbers of residents average between 8-10 clients. The average stay per resident ranges
between 20-150 days. YSS reports that the facility is fully staffed 24 hours per day and is open 7
days a week. YSS considers the site a good fit for its program because the layout of the Lynn
Avenue property is similar to its former facility on Burnett Avenue.
The property at 140 Lynn Avenue has the primary zoning designation Residential High Density
(RH). YSS's proposed use (Social Service Provider as defined in Table 29.501(4) — (5)) of the
structure requires that it make application to the Zoning Board of Adjustment for a Special Use
Permit as set forth in Ames Municipal Code Table 29.704(2). The requirements for the issuance
of a Special Use Permit are set forth in Ames Municipal Code 29.1503.
City Planner Julie Gould provided a review of the site plan, project description, applicable law and
her Findings of Fact and Conclusions. Ms. Gould explained that RH zoning allows for high -
density residential, group living and social service providers. The treatment facility will provide
housing for YSS clients and will operate in a manner similar to the surrounding residential
structures, many of which are fraternities and sororities, but will have fewer residents.
Furthermore, she stated that the use proposed by YSS will include on -site supervision to monitor
activities. Based on her analysis of the proposed use, Ms. Gould opined that it 'met the
requirements of a special use permit under the Municipal Code.
N
Andrew Allen, the ['resident and CFO of YSS, testified bef'ore the Board and answered questions,
Board Member Bowers raise(] concerns about the proximity of'YSS residential treatirlentclients
in an area populated by the lowa State University Greek system, which has seen excessive partying
and drinking in the past. Mr. Allen addressed these concerns by suggesting that YSS has 35 years
of' experience operating the ficicility in a residential area and that the Lynn Avenue IOCdti011
represents its best available option to temporarily relocate its residential clients, Ile reinforced
that, the facility will be staffed around the clock and that the residents will always be supervised
oil the, property. Mr. Allen explained that YSS is working with its insurance company to acquire
additional staffing for evenings and weekends and added that the facility will have security alarms.
A consensus of the Board of Adjustrnent encouraged Mr. Allen and YSS to staff` the relocated
facility at levels beyond its normal practice, due to the character ol'the area in which 140 Lynn
Avenue is located for safety reasons. Member Shoenernan also expressed concerns about tile
existence ol'any bLlH`CrS or fencing around the f1acility so Lis to l'ur-ther protect, and bUfTer it fi-orn
the neighborhood. Mr. Allen responded that YSS A,,,,is considering a,Wditional ficncing Im the
relocated facility'. The Board considered adding additional conditions to the Sl)cciL,.il lJse Permit
but declined to do so.
The Applicant requested that the Board grant the Special Use Permit Im- a period of'24 months to
allow f'(,)r a reasonable:, arriount ol'time to consider its options and decide upon a pen-nanent location
for the fiacility.
I
PECISION
The Board considered the I'acis Lis detailed above and incorporated by the staffreliort and found
that all ol'the relevant standards in Section 29.1503 were met and established by the Applicant.
0 R DE R
WHEREFORE, 11' IS ORDERED that the applicant is granted, under Section 29.150' of the
Anics Municipal Code, a Special 1,.Jse Permit to allow For a social ,�crvice Provi(Jct- use in a RI I
zoning district, for a period ot'24 11101101S Up011 the property located at 140 Lynn Avenue.
Any person desiring to appeal this decision to a court of'record may do, so within 30 days after the
filing ol'this; decision.
Done this 25th day of'July, 2018.
I leidi Petersen
Secretary to the Board
pay
Matt Koehler
Cha i r