HomeMy WebLinkAbout3329 Lincoln Way Staff Report Lutheran Church of Hope 07-13-22 ITEM #: 3
DATE: 07-13-22
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
REQUEST: A Special Use Permit Amendment to expand worship space within the
existing building and modify related parking for Lutheran Church of Hope at
3329 Lincoln Way (Case # 22-09)
BACKGROUND:
On June 23, 2021, Lutheran Church of Hope (Hope), located at 3329 Lincoln Way in the
`HOC' Highway Oriented Commercial zoning district (see Attachment A — Location Map),
received a Special Use Permit with conditions, to allow expansion of their use as a
religious institution throughout their entire 6,500 square foot building (Case #21-08). The
approved worship area of 2,201 sq. ft. was the maximum size that could occur given the
limitations on the number of on-site parking spaces.
Required parking for religious institutions is calculated based on the worship area, at one
parking space per 60 sq. ft. of worship space. The approved Special Use Permit and its
accompanying site development plan demonstrated compliance with all City zoning
standards, including providing for 31 on-site parking spaces. The original approval
included credit for bicycle parking and landscaping area improvements. All of the
conditions of the previous Special Use Permit (Case # 21-08) have been met.
Hope now wishes to expand their current worship area from 2,201 sq. ft to 2,913
sq. ft. (see Attachment B— Proposed Floor Plan). The enlarged worship area would
require a total of 49 parking spaces. The proposed change would require 12
additional parking spaces. Hope proposes to support the proposed change with the use
of remote parking that was recently approved by the City Council per Ames Municipal
Code, Section 29.406(18). The use of the worship area would be on Wednesday
evenings. Hope currently holds their larger Sunday worship services at the City Hall
Auditorium.
As part of the original approval, Hope was granted credit for reducing the total number of
required parking spaces by providing bicycle parking and removal of pavement to provide
enhanced landscaping. Through these mechanisms, the applicant was able to reduce the
required parking down from 37 to 31 and satisfy the required parking for the facility. [A
ratio of one parking space for every six qualified bicycle system spaces is allowed up to
a maximum reduction of five spaces. The applicant originally included 15 bike racks
(accommodating 30 bikes).]
Hope desires to reduce their accommodation for bicycle parking to 6 racks (12 bikes).
This would result in a need for three more vehicular parking spaces being required. The
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area for the bike parking will not be reduced- only the number of bicycle racks. The
proposed reduction in bike parking coupled with the worship area expansion
results in a need for 15 additional parking spaces. The reduction in bicycle parking
does not limit the additional of racks in the future, if warranted.
Hope has come to an agreement for remote parking with First National Bank (FNB), which
is located diagonally across the street, at 3334 Lincoln Way, also in the `HOC' Highway
Oriented Commercial district. The Agreement would allow the church to utilize the bank's
parking area after bank hours on Wednesday evenings (6:00-11 :00 pm). The bank
parking area includes 15 parking spaces (see Attachment D— First National Bank Remote
Parking Area at 3334 Lincoln Way), thus meeting the increased number of spaces
required. Access to the bank occurs from either Lincoln Way or Franklin Avenue.
The bank is located at the intersection of Lincoln Way and S. Franklin Avenue, within 300
feet of Hope (see Attachment E— Relationship of Remote Parking at 3334 Lincoln Way
to Lutheran Church of Hope at 3329 Lincoln Way). The Municipal Code requires that
parking be within 300 feet of the subject site. Staff found that with the convenient access
to a signalized crossing of the Lincoln Way, the proposed location met the minimum
distance standard and was convenient and safe for use by attendees to Hope.
On June 28, 2022, the City Council approved the "Joint Use Parking Agreement" and
"Parking Easement Agreement" between Lutheran Church of Hope and First National
Bank. The Agreement specifies the location of the spaces, number of spaces, and the
agreement terms (See Attachment F- City Council Resolution). All parties have signed
the Agreement. The agreement for remote parking is only for use on Wednesday nights
as it relates to the proposed use of the worship area related to the City's required parking
standards.
Proposed Use:
The building at 3329 Lincoln Way is utilized by Hope for mid-week groups including high
school and middle school youth groups, college-aged small groups, and offices for the
ministry staff. The college ministry has grown to more than 300 and has been meeting at
the City Auditorium. The enlarged worship area will allow them to meet at the Lincoln
Way location on Wednesday evenings.
Based upon the proposed worship area of 2,913 sq. ft., the required 49 vehicular parking
spaces, will be satisfied as follows-
On-site (31): parking spaces at 3329 Lincoln Way (see Attachment C— Site Plan)
• 2 Accessible Spaces;
• 23 Full Size Spaces (9' x 19'); and
• 6 Compact Spaces (9' x 16').
Credit Reductions (3): on-site parking reduction credits, allowed by the Zoning Ordinance:
• 1 Space for removal of pavement to provide enhanced landscaping; and
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• 2 Spaces for 6 bike racks (providing 12 qualified bicycle system spaces)
Remote Parking (15): remote spaces provided at First National Bank located at 3334
Lincoln Way will be available on Wednesday evenings, 6:00 pm to 11 :00 pm.
One on-site truck parking space is also included to accommodate Hope's large box truck,
which is currently used to transport media equipment between the site and City Hall. Truck
parking does not count towards credit in the calculation of on-site parking spaces. The
proposed truck parking space is located outside of the front setback, as required by the
Zoning Ordinance for storage.
Access to the site is via two driveways from Colorado Avenue and an alley along the west
property line. One-way circulation occurs across the front of the building parallel to Lincoln
Way.
In 2021, Hope added a new accessible pedestrian route from their front door (facing
Lincoln Way) to the public sidewalk with ramping to meet accessibility requirements. A
new public sidewalk was also constructed along the Colorado Avenue property frontage
and now connects into the Lincoln Way public sidewalk. The signalized intersection at
Lincoln Way and S. Franklin Avenue provides a pedestrian signal for crossing of Lincoln
Way. Improved sidewalks exist along the north frontage providing connection to Hope.
STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has
provided the attached application including statements as to how the proposed religious
institution meets the requirements for a Special Use Permit.
APPLICABLE LAW:
The Board must make the requisite findings for approval of the proposed Special Use
Permit that are defined below. Findings of Fact based upon the proposed description of
use, site development plan, and facts of the application are included in the attached
Addendum.
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.
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(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."
PUBLIC NOTIFICATION:
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.
ALTERNATIVES:
1. Approve this request for an amended Special Use Permit (Case #21-08) to allow
expansion of the Lutheran Church of Hope's worship area to 2,913 sq. ft. within
the existing building footprint, at 3327 Lincoln Way, along with reduction of bicycle
parking to 12 qualified bicycle system spaces (6 bike racks), by determining that
the Findings of Fact and Conclusions in the Addendum, meet the criteria of Section
29.1503(4) and with the following stipulations:
• The use of the worship area will be limited to Wednesday evenings (6:00-
11:00 pm), based on the terms of the Joint Use Parking Agreement.
• All other conditions of approval and terms of use as previously approved
with Case #21-08.
2. Deny this request for an amended Special Use Permit (Case #21-08) to allow
expansion of the Lutheran Church of Hope's worship area and reduction of bicycle
parking, at 3329 Lincoln Way, by finding that the project does not meet the criteria
of Section 29.1503(4).
3. Refer this request back to the applicant or to City staff for additional information.
PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION:
The expansion of the Lutheran Church of Hope's worship area as a religious institution at
3327 Lincoln Way to 2,913 sq. ft. has no impact to the footprint of the building or to the
building exterior. However, the expansion of the worship area triggers additional parking
that is not available on site but is available remotely within 300 feet.
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The 15 additional required spaces are provided through a Joint Use Parking Agreement
with First National Bank. This agreement was approved by City Council on June 28, 2022
(See Attachment F- City Council Resolution).
The provision of this remote parking also allows Hope to reduce its bicycle parking to 12
qualified bicycle system spaces (6 bike racks). Staff concludes that the expansion of the
worship area is consistent with the general and specific commercial standards required
for granting a Special Use Permit.
Based upon the Findings of Fact and Conclusions in the Addendum, it is the
recommendation of the Department of Planning and Housing that the Zoning Board
of Adjustment approve Alternative #1.
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ADDENDUM
FINDINGS OF FACT & CONCLUSIONS:
Based upon the proposed description of use, site development plan, and facts of 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 Ames Plan 2040.
Findings of Fact:
The Ames Plan 2040 identifies this site within the "Urban Corridor" land use
designation and with a "Near Campus" overlay.
The "Urban Corridor" district recognizes Lincoln Way as a strategic community
transportation corridor that is primarily automobile-oriented and which
accommodates a mix of uses, including religious institutions. Potential exists for
evolution to denser development with more efficient site design, reuse of excessive
parking, and infill development based upon the high value of transportation access.
Changes to existing conditions in the "Near Campus" overlay place a priority on
neighborhood conservation.
Conclusions:
Staff believes that the request is harmonious with and in accordance with the goals
and development guidelines of the "Urban Corridor" land use and "Near Campus"
overlay. The expansion of the worship area is a use that can be appropriately
located in a commercial area that is intended for higher intensity uses in general,
and the proposed level of use as a religious facility can be compatible with its
surroundings. Utilization of remote parking increases the parking efficiency of the
area, which is also a key component of the "Urban Corridor" development
guidelines. It can be concluded that the use meets General Standard (i) for a
Special Use Permit.
(ii) 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 existing use of the site as a religious institution was first approved in 2007.
Expansion of the religious use into the entire building, with a worship area of 2,201
sq. ft. was approved in 2021. The approved worship area was the maximum size
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that could occur given the limitations on the number of on-site parking spaces. A
remote parking agreement recently approved by the City Council (See Attachment
F- City Council Resolution) now increases the available number of parking spaces
by 15, allowing Hope to increase its worship area to 2,913 sq. ft. (see Attachment
8 — Proposed Floor Plan).
The request to increase the worship area will not change the footprint or exterior
of the building and will have no impact on the existing character of the area.
Changes approved in 2021 to the site included a pedestrian access way between
the front door of the building and the public sidewalk along Lincoln Way, new
parking lot striping, additional landscaping, and a sidewalk along the property
frontage on Colorado Avenue. These have all been completed.
The existing single pane storefront wall on the east and north sides of the building
was replaced with an exterior wall matching the character of the existing south and
west walls.
Conclusions: The expansion of the worship area within the existing building will not
alter the intended character of the surrounding neighborhood. The only change to
the approved site plan is the reduction of bicycle racks. (see Attachment `C' -
Proposed Site Plan).
The 2021 addition of a new sidewalk to the street frontage along Colorado Avenue
has resulted in better pedestrian connectivity for the greater area and the addition
of landscaping, in an area that was previously all paved, has visually enhanced the
site.
Therefore, Staff believes that the proposed improvements to the building and site
will be harmonious in appearance to the existing area and supportive of the
essential character of the area. 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 area is a mix of retail, office and other commercial service uses. There will be
no conflict with the surrounding area, as times of greatest use will generally be
opposite from the hours of operation from a typical retail or office use. Thirty-one
parking spaces are provided on-site. Additionally, the church has an approved
remote parking agreement with First National Bank to provide 15 parking spaces
on Wednesday evenings from 6-00-11.00 pm. The applicant indicates that the
expansion of the worship area is expected to have minimal impact on the total
number of people in the building.
Conclusions: Staff believes that the operation of a church will not be disturbing or
hazardous to existing and/or future uses in the area compared to existing
conditions and prior operations of the site. The activities are contained within the
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building and occur during limited times of the week. The remote parking is located
at an existing commercial site that could also have vehicular parking and use
during the same hours as proposed to instead by used by Hope. 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 (Lincoln Way). All City services are
available to the site.
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 applicant states that the reconfigured space will be used by the church
members presently using the worship space. The building at 3329 Lincoln Way
provides facilities for mid-week groups including college, high school, and middle
school youth groups, adult small groups, as well as offices for the ministry staff.
Sunday worship service is held at City Hall Auditorium.
The proposed worship area expansion will not require additional public
infrastructure, nor additional fire or police resources. The building is sprinklered.
Conclusions: This use will not create additional requirements at public cost.
Because no public services are required at this time, no additional public cost will
be required. 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:
Religious institutions are not accompanied by excessive smoke, fumes, glare, or
odors. Although additional parking is required for the expansion of the worship
area, the same users will be using the worship space as the classroom space.
Therefore, no additional traffic should be generated based upon the applicant's
description of concurrent uses and levels of occupancy. Required parking will be
met both on-site and remotely through an agreement with First National Bank.
Conclusions: The expanded worship area will not produce excessive traffic,
smoke, fumes, glare or odors and will not involve detrimental activity. The change
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to allow for remote parking utilizes an already existing commercial parking lot. 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 site is located in the Highway-Oriented Commercial Zone. Religious
Institutions are an allowed use in the Highway Oriented Commercial zoning district
with approval by Special Use Permit. The zone intends for a wide range of
commercial uses that can range in size from small individual building to large big
box retail centers. The zone is meant to allow for areas set aside for high activity
commercial uses along arterial streets that are not within residential
neighborhoods.
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 and upon specific review the layout and operations can
be found to be meet the purpose and intent of allowing for religious institutional
uses that are compatible with the commercial surroundings.
Staff believes that the proposal is consistent with the intent and purpose of the
Zone to accommodate higher activity uses. 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:
The site has nonconformities for the current building location in relation to side and
rear setbacks. The parking lot configuration does not meet front yard landscaping,
parking setbacks, or parking lot landscaping. Reuse of the building and site are
allowed by Article III of the Zoning Ordinance as long as there is no increase in
nonconformities with proposed changes or improvements and practicable
improvements are made with the review of a Site Development Plan for the site.
This SUP change will allow the church to expand the worship space to better
accommodate its college ministry program. The area for worship will be 2,913 sq.
ft. including the mezzanine. Required parking is calculated based upon the worship
area at the ratio of 1 parking space per 60 sq. ft. of worship area.
The enlarged worship area would require a total of 49 parking spaces- an increase
of 12 spaces. Additionally, Hope desires to reduce the number of qualified bicycle
system spaces to 12 (6 racks). This will result in three more remote vehicular
parking spaces being required (for a total of 15), to allow for the expanded worship
area.
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Thirty-one spaces are provided onsite including 2 accessible parking spaces; 23
full size parking spaces (9' x 19'); and 6 compact parking spaces (9' x 16'). The
previous SUP allowed a parking reduction to the onsite parking from 37 to 31 due
to the provision of bike parking and additional landscaping, as allowed per code.
The expanded use of the worship area as a worship institution fits the criteria of
what could be expected in a Highway Oriented Commercial zone. Property usage
in the area is a mix of varying intensities. The surrounding area is already
developed and is not expected to change in the future. The size of the church and
its hours of use support its compatibility.
Conclusions: Staff believes that this activity in a commercial zone district will not
alter the traffic pattern, and that the hours of operation are compatible with the
surrounding businesses. It can be concluded that the use meets Commercial
Zone Standard (i) for a Special Use Permit.
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 reduction in commercial land was first addressed in 2007 when the facility was
granted a Special Use Permit to operate a religious institution within a portion of
the building. More recently in 2021, the facility was granted a Special Use Permit
to expand into the entire 3,600 sq. ft. building. Nothing would preclude the site from
converting back into retail and/or office uses in the future, if desired.
Conclusions: The proposed change is minor in scale compared to the amount of
commercial space available along Lincoln Way. The expansion of the church into
the entire building was granted by special Use Permit in 2021 . Expansion of the
worship area within the current building envelope will have no further decrease to
commercial space in the city. It can be concluded that the use meets
Commercial Zone Standard (vi) for a Special Use Permit.
Be consistent with all other applicable standards in the zone.
Findings of Fact:
The majority of changes to the property are within the interior of the building. The
only change to the site is the reduction in the number of bicycle racks. The area
for the bicycle racks has not been diminished- only the number of racks provided.
Otherwise, no changes to the site are proposed.
Changes to the site in 2021 reduced existing site nonconformities in support of the
highway oriented commercial zoning district regulations and not only improved the
property but will also improved the area by improving pedestrian access and
support of bicycle use by providing bicycle parking facilities.
Conclusions: It can be concluded that the use meets Commercial Zone
Standard (viii) for a Special Use Permit.
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Attachment A
Location Map - 3329 Lincoln Way
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First National Bank Remote Parking Area at 3334 Lincoln Way
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On Wednesday evenings(6PM-11 PM) First National Bank vrill allow Lutheran
Church of Hope to utilize the 14 regular and 1 ADA parking stalls at their property
located at 3334 Lincoln Way.
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Attachment `E'
Relationship of Remote Parking at 3334 Lincoln Way to
Lutheran Church of Hope at 3329 Lincoln Way
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Attachment `F
City Council Resolution
RESOLUTION NO.22-347
RESOLUTION APPROVING JOINT USE PARKING AGREEMENT AND PARKING
EASEMENT AGREEMENT BETWEEN HOPE LUTHERAN CHURCH
AT 3329 LINCOLN WAY,AND FIRST NATIONAL BANK AT 3334 LINCOLN WAY
ON WEDNESDAY EVENINGS TO ALLOW FOR EXPANSION
OF THE CHURCH'S WORSHIP AREA
FOR THE CITY OF AMES,IOWA
WHEREAS,Lutheran Church of Hope(Hope)owns the property located at 3329 Lincoln
Way and this property is in the Highway Oriented Commercial(HOC)zoning district;and,
WHEREAS,Hope wishes to expand the existing worship area from 2,201 square feet to
2,910 square feet;and,
WHEREAS,required on-site parking for religious institutions is calculated based on the
worship area at one parking space per 60 square feet of worship space;and,
WHEREAS,the enlarged worship area would require a total of 49 parking spaces,which is
an increase of 12 spaces;and,
WHEREAS,Hope desires to reduce the existing optional bicycle parking area from 15 to six,
and this action would require three additional parking spaces to be added to offset the loss of bicycle
parking;therefore,15 parking spaces will be required to accommodate the expanded worship area;
and,
WHEREAS,the site at 3329 Lincoln Way has no additional room to expand the parking area;
and,
WHEREAS,Hope is requesting approval of a Remote Parking Agreement to utilize the 15
parking spaces at 3334 Lincoln Way(First National Bank)to fulfill the parking needs required with
the expansion of the worship area and reduction of on-site bike parking;and,
WHEREAS,the Agreement would allow the church to utilize the bank's parking area after
bank hours on Wednesday evenings(6:00 p.m.to 11:00 p.m.);and,
WHEREAS,the bank parking area contains the necessary 15 parking spaces to fulfill Hope's
parking needs and is located within 300 feet of Hope;and,
WHEREAS,remote parking is permitted in the"HOC"zoning district,but requires City
Council approval per Ames Municipal Code Section 29.406(18);and,
WHEREAS, a written agreement that identifies the required amount of parking for the
principal use must by signed by the parties;therefore,Lutheran Church of Hope and First National
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Attachment `F', continued
City Council Resolution, continued
Bank have signed the Parking Easement Agreement and Joint Use Parking Agreement,which specify
the location of the spaces,number of spaces,and the Agreement terms;and,
WHEREAS,if approved,the Church will proceed with application for a Special Use Permit
as required by the Zoning Ordinance,for the expansion of the worship area and change to the Site
Plan for the reduced bicycle parking;and,
WHEREAS,since the additional parking is only available on Wednesday nights,the Special
Use Permit will need to limit the use of the worship area to the times when parking at the Bank can
be used(Wednesday nights).
NOW,THEREFORE,BE IT RESOLVED by the City Council of the City of Ames,Iowa,
that the Joint Use Parking Agreement and Parking Easement Agreement among the City of Ames,
Hope Lutheran Church at 3329 Lincoln Way, and First National Bank at 3334 Lincoln Way on
Wednesday evenings to allow for the expansion of the Church's worship area is hereby approved.
ADOPTED THIS 28`h day of June,2022.
CI)IR
Diane R.Voss,City Clerk John A.Haila,Mayor
Introduced by: Betcher
Seconded by: Gartin
Voting aye: Beatty-Hansen,Betcher,Corrieri,Gartin,Junck,Rollins
Voting nay: None Absent: None
Resolution declared adopted and signed by the Mayor this 28'day of June,2022.
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