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JUL 0 2 2021
Application Form Last Updated:August 19, 2020
M
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CITY OF AMES IA
DEPT. OF PLANNING AND HOUSING Variance
Application Form
(This form must be completely filled out before the application will be accepted)
1. Property Address for this Variance Application: 3709 Tripp St., Ames, IA 50014
2. Legal Description (attach if lengthy):Parcel F, Lot 1, Plat 1, South Fork Subdivision
3. 1 (We) the undersigned, do hereby respectfully appeal to the Ames Zoning Board of
Adjustment to grant a "Variance"to the Zoning Ordinance to allow the issuance of a Zoning
Permit to permit. the use of 3709 Tripp Street as an apartment building with 61 units.
4. The Zoning Permit was refused because: the number of units in the existing building exceeds
the number of units allowed and the site does not meet the number of off-street parking spaces required.
5. Property Owner: WINDSOR TWG LP
Business:
Address: 1301 E WASHINGTON ST STE 100 INDIANSPOLIS IN 46202
(Street) (City) (State) (Zip)
Telephone:
(Home) (Business) (Fax)
6. Applicant: Justin Montgomery
Business: McCool Development Solutions
Address: 4383 Tennyson Street, Unit 1-D Denver CO 80212
(Street) (City) (State) (Zip)
Telephone: 303.547.0072
(Home) (Business) (Fax)
7. Contact Person: Same as Applicant
Business:
Address:
(Street) (City) (State) (Zip)
Telephone:
(Home) (Business) (Fax)
E-mail address: Justin@mccooldevelopment.com
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DocuSign Envelope ID:53F10403-305D4B30-B507-A27D94280EI2D
Application Form Last Updated:August 19,2020
The Zoning Board of Adjustment may grant a Variance, provided the Board members can
make a finding that the Variance will-not result in unnecessary hardship, will not be
contrary to the public interest, will observe the Spirit of the Ordinance, and shall result in
substantial justice.
This appeal will not be granted unless sufficient facts are presented in this application to
justify the variance in light of the standards and to show that the granting of the variance relates
to the intent and purposes of the Zoning Ordinance and the Land Use Policy Plan.
Approval of the Variance by the Zoning Board of Adjustment in no way absolves the applicant
from subsequently obtaining the necessary building permits or other permits from the City of
Ames or from other applicable agencies.
I(We)certify that I(ive) have been denied a Building/Zoning Permit,that I()ve) have submitted all the
required information to appeal for a Variance, and that said information is factual.
1_7
uSigned by:
Signed by: -7� Date: 6/15/2021
Louis A. Knobl e
(Note. No other signature may be substituted for the Property Oivner's Signature)
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DocuSign Envelope ID:53F10403-306D-4B30-B507-A27D94280E=2D
Application Form Last Updated: August 19,2020
Variance
Supporting Information
(This form must be filled out completely before your application will be accepted)
The Zoning Board of Adjustment can grant a Variance, only if all of the following
standards are satisfied. In order to facilitate review of this application for a Variance, the
applicant must address each of the "Variance Standards" set forth in Section 29.1504(4) of the
Zoning Ordinance, which are listed below.
(Note: The applicant's explanation of how the request meets each standard may be attached on
a separate sheet if sufficient space is not provided.)
9. Variance Standards. The Zoning Board of Adjustment shall review each application for the
purpose of determining that the "Variance Standards" are satisfied. Pursuant to Iowa law, a
variance shall be granted only if all of the following standards are satisfied:
(a) The granting of the variance shall not be contrary to the public interest.
Please present information to indicate that the Variance will not result in injury or
endangerment to other property or persons, nor will it devalue nearby property.
Explain how the request meets this standard.
Please see attached documents.
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DocuSigp Envelope ID:53F10403-306D-4B30-B507-A27D94280E2D
Application Form Last Updated:August 19,2020
(b) That without granting of,the variance, and due to special conditions, a literal
enforcement of the ordinance will result in unnecessary hardship.
Unnecessary hardship exists when:
(i) The land in question cannot yield a reasonable return if used only for a
purpose allowed in the zone;
To meet this standard, please show that all beneficial use and/or enjoyment
of the property will be lost if the Variance is not granted. Supporting evidence
from a professional appraiser, realtor, or other professional, may be
necessary to support your appeal. The Zoning Board of Adjustment may
require documentation of loss of value in order to grant this variance.
Explain how the request meets this standard.
Please see attached documents.
(ii) The plight of the owners is due to unique circumstances and not to the
general conditions of the neighborhood;
Please show that the physical circumstances on the subject property are
unique and unlike other properties in the vicinity.
Explain how the request meets this standard.
Please see attached documents.
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DocuSign Envelope ID:53F10403-306D-4B30-B507-A2709428UE2D
Application Form Last Updated:August 19,2020
(iii)The use to be authorized by the variance will not alter the essential
character of the locality.
Please show that the proposed use is compatible with the character of the
surrounding area.
Explain how the request meets this standard.
Please see attached documents.
(c) The spirit of the ordinance shall be observed even when the variance is
granted.
Please show that the Variance is consistent with the intent of the Sign Ordinance,
Zoning Ordinance, and the Land Use Policy Plan. A Variance would not be
consistent with the intent if alternatives for development exist that do not require a
Variance.
Explain how the request meets this standard.
Please see attached documents.
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DocuSign Envelope ID:53F90403-306D-4830-B507-A27D94280E2D
Application Form Last Updated:August 19,2020
(d) Substantial justice shall be done as a result of granting the variance.
Explain how the request meets this standard.
Please see attached documents.
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DocuSign Envelope ID:53F10403-306D-4B30-B507-A27D94280E2D
Application Form Last Updated:August 19,2020
Variance
Site Plan Checklist
(For Properties Occupied by a Single-Family or a Two-Family Dwelling)
(This form must be filled out completely before your application will be accepted)
The applicant shall submit a Site Plan, drawn to scale, that clearly-shows the Variance
being sought. The Site Plan shall be a reproducible, black line drawing on a sheet of
paper no larger than 11"x17' If the project for which the Variance is sought is a single-
family or a two-family dwelling, or other use exempt from the requirement for a "Site
Development Plan", then the Site Plan shall include, at a minimum, the following
information:
(NOTE: If the proposed project requires approval of a "Major or Minor Site Development Plan",
it should be included with this application for a "Variance", not the Site Plan described on this
checklist.)
❑ Dimensioned property lines
❑ Abutting streets and alleys
❑ Location and size of all existing and proposed buildings and structures (include distances to
all property lines and distances between buildings and structures.)
❑ Required setbacks
❑ Driveways and parking areas, fully-dimensioned
❑ Other pertinent information necessary to fully understand the need for a Variance (e.g.:
significant change in topography, location and size of mature trees, etc.)
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DocuSigp Envelope ID:53FI0403-306D-4B30-B507-A27D94280E2D
Application Form Last Updated:August 19,2020
' Variance
Permission to Place a "Zoning Action Pending"
Sign on Private Property
(This form must be filled out completely before your application will be accepted)
Section 29.1500(2)(d)(iii) of the Zoning Ordinance, requires that notice shall be posted by file
City on the subject property. One notice sign shall be posted for each property. Required signs
shall be posted along the perimeter of the subject property in locations that are highly visible
from adjacent public streets prior to the public hearing.
SOON
The owner of property at 3761 "Write Street.Ao ts.?� hereby grants the City of Ames
permission to place "Zoning Action Pending" signs on the property for the purpose of informing
interested persons of the request for action by the City of Ames.
I understand that the signs will be placed on the property several days prior to action on the
request by the Planning and Zoning Commission, Zoning Board of Adjustment, or the City
Council, and may remain on the property until the request has been approved or denied by the
City.
Doc Signed by:
Signed by: f -;� ;� Date: 6/15/2021
1 auk443.._
Louis A. Knoble
Print Name
(Note: No other signature may be substituted for the Property 0"wer's Signature.)
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DocuSiga Envelope ID:53F10403-306D4B30-B507-A27D94280E2D
Application Form Last Updated:August 19,2020
Adjoining Property Owner Statement
(Completion of this form by the applicant is optional)
To Whom It May Concern:
We, the undersigned, own property adjoining Ames, Iowa.
It is our understanding that has fled an
appeal with the Zoning Board of Adjustment to allow
As adjoining property owners, we would have no objections to the issuance of this building
permit for the purposes stated above.
NAME ADDRESS DATE
11 ,
McCool Development Solutions, LLC
3709 Tripp Street_Variance Application
Variance Justification
The following variance justification supplements the application for 3709 Tripp Street. The subject property has been
operating as a multi-family apartment building for at least the last 15 years.There has been no zoning violations or
complaints regarding this land use. We are seeking a variance to the strict application of the unit restriction within the
FS-RM zone district and the off-street parking requirements.
(a) The specific provisions of this Ordinance from which the variance is sought.
Sec. 29.702 "RM" Residential Medium Density. The Zone Uses Table 29.702(2), includes a restriction of 12
units allowed in an apartment dwelling.
The specific request is to allow 61 units, where 12 units allowed in an apartment dwelling. This is the current use
of the subject property and has not changed for the last 15 years.
Sec. 29.406(2) Required Parking Spaces. Off-street parking spaces must be provided in accordance with the
minimum requirements set forth in Table 29.406(2) below, for any new building constructed and for any new
use established.
1.5 space/RU; for one-bedroom units
1 space/bedroom for units of 2 bedrooms or more
The specific request is to allow 74 parking spaces, where 114 parking spaces are required.
(b) The justification for the variance in light of the standards set forth in this Section.
Please see the response the Variance Standards below.
(c)How the granting of the requested variance relates to the intent and purposes of this Ordinance and the Land Use
Policy Plan.
The granting of the requested variance for the number of units supports the intent and purposes of the
Ordinance. The regulations and restrictions established by the Ordinance exist to promote the health, safety,
and the general welfare of the City in a number of ways outlined by Sec.29.102. The granting of this variance will
foster the City's efforts to encourage efficient urban development patterns, prevent the overcrowding of land,
and avoid undue concentration of the population. This variance is unique because it is seeking to allow a land
use that has been operating for 15 years without impacts to the neighborhood. The lack of impacts and zoning
4383 Tennyson Street.#1D• Denver,Colorado 80212 •Phone: 720.465.4320
www.mccooldevelopment.com
violations generated from the subject property highlights that the land is not overcrowded and the density on
this property works harmoniously with the community.
The future land use designation in the GO Land Use Policy Plan is Village/Suburban Residential.The Suburban
Residential land use category supports residential uses with a net density of more than 5.0 dwelling units per
acre. The subject property has a net density of more than S.0 dwelling units per acre.
The granting of the requested variance for parking maintains and supports the intent and purposes of the
Ordinance.The regulations and restrictions established by the Ordinance exist to promote the health,safety,
and the general welfare of the City in a number of ways outlined by Sec.29.102.The granting of this variance will
foster the City's efforts to encourage efficient urban development patterns,prevent the overcrowding of land,
and avoid undue concentration of the population.
The future land use designation in the City's Land Use Policy Plan is Village/Suburban Residential.The Suburban
Residential land use category supports residential uses with a net density of more than 5.0 dwelling units per
acre.The number of units and type of housing provided is not proposed to change from how the site has
operated for the last 15 years.The granting of this variance does not harm the intent and purpose of managing
growth and creating connections for the City.
(d)Any pending Site Development Plan to which the proposed variance is related.
There is no pending Site Development Plan related to this request.The site is already developed according to
the requested variance.
Variance Standards
(a) That granting the variance shall not be contrary to the public interest;
The granting of this variance will not be contrary to the public interest because the site has been operating with same
number and type of housing units for the last 15 years.There have been no impacts related to this development or
zoning complaints.The property serves the public interest by providing housing for the citizens of Ames.Additionally,
there have been no parking issues related to this development.
(b) That without grant of the variance, and due to special conditions, a literal enforcement of the ordinance will result in
unnecessary hardship. Unnecessary hardship exists when:
(i)the land in question cannot yield a reasonable return if used only for a purpose allowed in the zone;
(ii) the plight of the owners is due to unique circumstances and not to the general conditions of the neighborhood;
(iii)the use to be authorized by the variance will not alter the essential character of the locality;
The subject property has been used as multi-family housing for 1S years.A literal enforcement of the 12 unit maximum
in an apartment dwelling standard to this existing site does not allow the current use of the property,which could
ultimately force current residents to move.As indicated in the data below,there are not many options for these
residents within this study boundary to We if they are forced to move.
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In a Market Study for this property and the adjacent Windsor
Pointe Apartments, Novogradac Consultants analyzed the
Primary Market Area (PMA) surrounding the subject
property. The PMA is comprised of area in the central-
western portion of Story County that generally covers the
city of Ames, Iowa. As detailed in the aforementioned report:
The PMA boundaries are delineated as follows.
L - Q
North: Cameron School Road/West 190th Street/Riverside
' Road(Approximately 4.0 miles from Subject)
East: Dayton Avenue/Interstate 35 (Approximately 5.1 miles
from Subject)
South:265th Street/260th Street/Zumwalt Station
Road/Lincoln Highway(Approximately 3.7
A
1.Primary Market Area Map N miles from Subject)
West:X Avenue(Approximately 2.6 miles from Subject)
The PMA boundaries and overall market health assessment are based upon analyses of physical boundaries, which
include traffic and commute patterns within the area,surveys of existing market rate and affordable apartment projects
undertaken by Novogradac Consulting LLP, and insights gained from resident managers, area planning staff, and others
familiar with the multifamily market. Additionally, we have taken into consideration a reasonable rationale for the
suggested Primary Market Area, taking into account such things as political and natural boundaries, socioeconomic
characteristics, interviews with city officials and the experience of the comparable multifamily properties at the
geographic level. We recognize several submarkets exist within this PMA;however, market data demonstrates that a
significant amount of the renter base considers housing opportunities within these boundaries. Given the opportunity to
locate good quality affordable housing, the renter base will move within these areas. We anticipate the majority of
demand will be generated from this geographic area. However, leakage is expected from outside the PMA from other
parts of the Ames metropolitan area, and surrounding communities. We estimate that 20 percent of the potential
tenants will come from outside the PMA boundaries.
AFFORDABLE IN THE PMA OCCUPANCY
Ptoperty Name Year Built'Rerio lendniry il I fig" 4 Affovlat)l, —111'ali'v Wdifif'L I
The Rose OfAmes 2005 Server LIHTC 56 56 89.3a: No
keystone Apartments 1984 Senior Section 8 56 56 94 6=: No
Stonehaven Apartments 1992 Senior Section 8 54 54 87 0+: No
166 166 90.4%
Laverne Apartments 2011 Family LIHTC 62 62 91.99b No
Eastwood Aparmerts 1970/2010 Family Section 8 60 60 100.0Y Yes
Regent}vApartments 1975 Fami� Sedan 8 160 160 100-Olk Yes
2R2 282 9R2%
The family LIHTC and Section 8 properties in the PMA report an occupancy level of 98.2 percent overall. Further, two of
the three family properties report waiting lists, indicating latent demand for affordable housing in the PMA. According to
the contact at this property, the property is undergoing a change in management. The contact attributed the elevated
vacancy rate to management by the previous company, the management transition, and the COVID-19 pandemic.
However, the contact stated demand for affordable family housing in the area is high, and the property historically has
been occupied at 97 percent or higher.
The senior (55+) properties in the PMA report an occupancy level of 90.4 percent overall. None of the properties report
a waiting list. This indicates there is a higher demand for affordable family/general tenancy housing in the PMA than
senior housing.
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PMA TENURE PATTERNS OF SENIORS 55+
Owner-
Occupied Owner-Occupied • Renter-Occupied
2000 3,427 79 3X 894 20 7%
2010 5,213 79 9% 1,315 20.1%
2020 6.297 81.4% 1.442 18.6%
2025 6.467 79.4% 1.680 20.6%
Source.Esn Demographics 2020.Novogradac ConsuftingLLP.April 2020
RENTER HOUSEHOLD INCOME 55+
ChangePMA
• • to 2025
Number Percentage Number Percentage Number Percentage
$0-9.999 73 5.1% 85 5.1% 2 3.3%
$10,000-19.999 194 13.5% 183 10.9% -2 -1.1%
$20.000-29.999 268 18.6% 302 18.0% 7 2.5%
$30.000-39.999 120 8.3% 136 8.1% 3 2.7%
$40.000-49,999 99 6.9% 101 6.0% 0 0.4%
$50.000-59.999 47 3.3% 71 4.2% 5 10.2%
$60,000-74.999 91 6.3% 87 5.2% -1 -0.9%
$75.000-99,999 134 9.3% 138 8.2% 1 0.6%
$100.000- 155 10.7% 180 10.7% 5 3.2%
$125,000- 66 4.6% 86 5.1% 4 6.1%
$150,000- 106 7.4% 163 9.7% 11 10.8%
$200,000+ 89 6.2% 148 8.8% 12 13.3%
Total 1442 100.0% 1,680 100.0%
Source:HISTA Data%Ribbon Demographics 2020.Novogradac Consulting LLP,April 2020
TENURE PATTERNS PMA
Owner-Yeai
Occupied Units Owner-Occupied Occupied Units Rentet-Occupied
2000 9,090 47.3% 10,138 52.7%
2010 10,328 44.1% 13.104 55.9%
2020 12,250 46.9% 13.897 53.1%
2025 12,802 46.4% 14.782 53.6%
Source:Esri Demographics 2020.Novogradac Consulting LLP.April 2020
RENTER HOUSEHOLD INCOME
PMA
Inconie Cohort 2020 2025 Annual Change 2020 to 2025
Number Percentage Number Percentage Number Percentage
$0-9,999 2,151 15.5% 2,054 13.9% -19 -0.9%
$10,000-19,999 2,515 18.1% 2,227 15.1% -58 -2.3%
$20,000-29,999 2,567 18.5% 2,679 18.1% 22 0.9%
$30,000-39,999 1,836 13.2% 1,884 12.7% 10 0.5%
$40,000-49,999 1,162 8.4% 1,292 8.7% 26 2.2%
$50,000-59,999 656 4.7% 979 6.6% 65 9.8%
$60,000-74,999 932 6.7% 937 6.3% 1 0.1%
$75,000-99,999 941 6.8% 1,110 7.5% 34 3.6%
$100,000-124,999 411 3.0% 465 3.1% 11 2.6%
$125,000-149,999 254 1.8% 377 2.6% 25 9.7%
$150,000-199,999 327 2.4°% 535 3.6% 42 12.7%
$200,000+ 145 1.0% 243 1.6% 20 13.5%
Total 13,897 100.0% 14,782 100.0%
Source:HISTA Data/Ribbon Demographics 2020,Novogradac Consulting LLP,April 2020
Analyzing the tables above, please note the ratio of senior to family(general tenancy) renters in the PMA is almost 10 to
1. There is a larger number of family renter households than seniors in the lowest income cohorts(Income less than
Page 4 of 5
$39,999:family 65.3%; senior 55+45.5%). This supports a higher need for low income housing forfamilies than seniors,
which is also demonstrated by the previous affordable in the PMA Occupancy table.
Furthermore,a literal enforcement of the parking standards to this existing site does not allow the current use of the
property,which would yield no return.The current use of the property would not change and therefore does not alter
the essential character of the locality.The owner's plight is unique because the property has been used as multi-family
housing for the last 15 years without negative impacts to the neighborhood.
(c)The spirit of the ordinance shall be observed even when the variance is granted;
The spirit of the ordinance is observed when the variance is granted because the applicant is not negatively
impacting the neighborhood or creating a need for mitigation.The proposed use of the property has not caused
harm to the health,safety,or general welfare of the City.What is has created is a safe and secure place to live
for the existing residents. No additional units are being proposed than what has existed on this property for the
last 15 years.
(d)Substantiai justice shall be done as a result of granting the variance.
Housing is a need for all citizens of Ames.The granting of this variance will allow the site to continue to be used
as a multi-family building without displacing any of the existing residents.
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