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HomeMy WebLinkAboutA003 - Council Action Form dated June 12, 2024 ITEM #: 4 DATE: 06-12-24 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT REQUEST: Public Hearing on a request for a Special Use Permit for Social Service Provider Uses within the Highway Oriented Commercial (HOC) Zoning District. BACKGROUND: The applicant, Shelter Housing Holdings, LLC (d.b.a. The Bridge Home) as a Social Service Provider seeks to redevelop property located at 214 S. Sherman Avenue into a new 34,580 sq. ft. two and three-story building that would include offices, homeless shelter rooms, and a community space. The site, located at 214 S. Sherman Avenue is at the southeast corner of S. Sherman Avenue and S. 2nd Street (see Attachment B, Location & Zoning Map). This site is across the street from 207 S. Sherman Avenue site which is also owned by The Bridge Home and is currently under construction for a extremely low-income transitional housing building. The subject property is zoned as "HOC" (Highway Oriented Commercial) and has a "O- SLF" (South Lincoln Fringe Overlay). As required by the South Lincoln Fringe Overlay zone, the proposed building faces S. Sherman Avenue with its main entrance also toward S. Sherman Avenue. Parking lot access will occur from both S. Sherman and the alley at the rear of the site. The site is across the street from residential uses in the South Lincoln Mixed Use Special Purpose Zoning district. Properties to the north, south, and east are all commercial uses. The use of the building for "Social Service Provider" as a principal use in the HOC zoning district requires the Zoning Board of Adjustment (ZBA) approval of a Special Use Permit (see Attachment D). A special use permit requires a case-by-case assessment which allows a specific determination of compatibility of the use to adjacent properties and the relationship to the community as a whole. The property located at 214 S. Sherman Avenue is proposed as one 34,580 sq. ft. building. The use of the building includes general office for TBH, a community room, and shelter area for housing of individuals and related support services. As discussed later in relation to parking, the building is divided into three categories of use: Non-profit Organization Offices/Shelter Services (17,256 sq. ft.); Homeless Shelter (beds and support area of occupants) (15,620 sq. ft.); and Community Facility (1,704 sq. ft.) Attachment E is color coded breakdown of this list in relation to parking calculations. Use Description The following is summary of the use description provided by the applicant, which is included as an attachment. Office space (17,256 sq, ft. area) includes all spaces used for admission, administrative staff offices, shelter staff offices, partner meeting rooms, conference rooms, staff break rooms, donation storage, and Dayhab clients. Dayhab is part of the social service activities for drop-in daytime facility use. Administrative and client development staff will be in the office primarily between 8:00 am and 5:00 pm. This is currently 8 staff members and is planned to grow to 17 over the next ten years. Approximately 4-10 Dayhab clients will arrive daily to warm up, cool down, take a shower, do laundry, use a computer, or meet with a case worker/other social service professional/partner in one of the meeting rooms. Volunteers will be staffing the welcome office on the north side of the building, as well as receiving and sorting donations. Donations will be stored in the north basement. A "partner office suite" has been incorporated into the first-floor building layout and will be used for other agencies meeting with clients. Partners will be using/renting meeting rooms for meetings with clients during regular business hours from 8:00 am — 5:00 pm. Meeting rooms may be rented to partners but The Bridge Home, TBH, will not be leasing office space full time to any agency. The primary shelter component (15,620 sq. ft.) will include 40 independent shelter rooms with individual beds located on the located on the second and third floors of the south portion of the building. Additionally, five family shelter suites will be located on the first floor. Length of stay typically ranges from 30-90 days The shelter area includes other ancillary functions of administration, a day room, shower, storage, and dining area. The operation of the Shelter housing component will have clients arriving after 5:00 pm and throughout the evening. Those without jobs will be required to be in before 10.00 pm. Anyone working evenings/nights will be allowed to come and go according to their schedule but will likely have to sleep within the regular hours unless a rare exception is made to allow them to be present during the day. Shelter occupants are required to leave the site during the daytime, regularly by 8:00 am. TBH determined that five Shelter Staff will be the maximum number working out of this facility. Shelter staff will be continually coming and going to and from field work. Shelter staff will work staggered shifts with no more than 3-4 people on shift at any given time, and fewer after 7:00 pm. First shift is from approximately 8.00 am —4.00 pm; Second shift 2 is from approximately 4:00 pm — 12:00 am; Third shift is from approximately 12:00 am — 8:00 am. Community Space includes the large community room and kitchen area on the first floor. The community space will be used for community gatherings, primarily for TBH staff and clients. This space is for occasional gathering or catered meal in the evening from 5:00 — 8:00 pm. No specific limits of timing of its use is proposed. Nutrition kitchen classes will happen in the early to mid-evening, maybe twice per month in the community space. It is assumed that 2-5 vehicles will be coming and going between 5:00 pm and 7:00 pm, as many participants will be housed in this building or in the building across the street at 207 S. Sherman Avenue. Design and Layout The proposed site plan for the Social Service Provider use includes the construction of the building, a parking lot, and associated landscaping. Access to the site occurs from S Sherman and from an alley located at the rear of the site. The building fronts upon S Sherman for its main entrances. The Sherman side of the building also include a patio area and bike parking. The site is located within a quarter of a mile to a bus stop. Users of the site will have the opportunity to arrive by car, bus, bike or by foot, as all of these forms of transportation are supported by the site improvements. Parking A key feature of the site layout is the parking. The Zoning Ordinance would typically require 85 spaces for the combination of discrete uses (Office, Shelter, and Community) proposed with this project. Standard parking rages are 1 space per 300 square feet of office area, 1 space per bed/family suite similar to short term lodging, and 5 spaces per 1,000 square feet of community room space. However, the proposed 54 parking spaces for the facility takes advantage of a number of parking reductions and a joint use of parking plan for the shelter and office uses that was allowed by the City Council. The proposed 54 parking spaces meets minimum parking requirements as defined within the Zoning Ordinance, subject to the ZBA approval of the overall Special Use Permit. The Zoning Ordinance includes several opportunities for reducing the total number of required parking spaces by providing bicycle parking and enhanced landscaping in the parking lot area, subject to Planning Director approval. Through these mechanisms, the applicant is able to reduce the required parking by 13 spaces, from 85 to 72. 3 The applicant is providing 31 bicycle parking spaces. Section 29.406(2)(e) allows a reduction in vehicular parking spaces for the provision of bicycle parking at a ratio of 1 space / 6 bicycles with a maximum reduction of five parking spaces. Details of the bicycle parking configuration are included on sheet C200. Enhanced landscaping in the parking lot is provided where cars would otherwise be parked. The area is increased from the minimum 10% required, to 14.1% along with trees, shrubs, and grasses. Details of the landscaping are included on sheet C400. A Joint Use Parking Plan approved by the City Council on May 28, 2024, further reduced the required parking to 54 spaces, by allowing the sharing of 18 spaces, based upon a parking analysis substantiating a differentiation of peak demand. The joint use parking analysis describes peak use for each component of the facility. They key finding was that peak parking was for the office use and it was for approximately 35 parking spaces based upon TBH description of uses and times of operation. Agreement includes a provision that if there is a change of use or if there should be demonstrable impacts on the adjacent streets and parking from the reduced parking, the City Council could modify or cancel the Agreement. Attachment E, Parking Exhibit with draft Minor Site Development Plan, illustrates the category of each use on the floor plan along with the associated parking rate. The site plan included in this exhibit illustrates the proposed 54 space parking lot design and the location of the proposed joint use spaces. In total, fifty- four spaces are provided on the site plan. These include: (i) 3 Accessible Parking Spaces; (ii) 47 Regular Parking Spaces (9' x 19'); and (iii) 4 Compact Parking Spaces (9' x 16'). Landscape Design The landscape design includes 11 trees along the two street frontages along with shrubs and grasses to meet the front yard landscaping requirements. Additionally the parking lot trees exceed the minimum requirement and include 7 additional trees along with shrubs and grasses. Some details of the lighting plan have not yet finalized and will be reviewed by staff for compliance with the Ames Outdoor Lighting Code. The project also completes a sidewalk gap along S. 2nd Street. Additional parking lot landscaping is included on the north side of the property between the parking lot and S. 2nd Street. 4 Architectural Design The main entrance to the building faces S. Sherman. Additionally, there are minor entrances that face S Sherman as well toward the parking area and the rear. The building includes both a two-story and three-story portion. The three-story portion is to the south. The front of the building aligns with the building frontage to the south. The building facade contains a mix of attractive brick, block, lap siding, and metal panels that complement the surrounding area (see Attachment F, Elevations). Roof equipment will be 75% screened either by the building's architecture or by screening panels from street view. Because the property will have over one-acre of disturbance a COSESCO permit is required. The city has received the application but has not yet received the DNR General Permit #2. Given this, a condition will be placed on the approval. STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant's complete application is attached separately. Supporting information provided by the applicant in support of the Special Use Permit analysis is included in the Addendum (see Attachment A). These materials discuss characteristics of the proposed use and their impacts. APPLICABLE LAW: 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) & (e) 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: (The standards are listed in this report below.) (c) Commercial Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use located in a commercial zone meets the following standards as well as those set forth in Section 29.1503(4)(a) above and, in addition, shall find adequate evidence that each use in its proposed location will: (The standards are listed in this report below.) 5 (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. As of this writing, no comments have been received. ALTERNATIVES: 1. The Zoning Board of Adjustment can approve the Special Use Permit to allow Shelter Housing LLC, a Social Services Provider, to develop the property located at 214 S. Sherman Avenue into a new 34,580 sq. ft. building that would include offices, homeless shelter rooms, and a community space subject to the limitations of the capacity and uses of spaces described in this report with the following conditions: a. The DNR General Permit #2 must be received before any construction activity commences including grading. b. Final approval of the lighting plan by staff. 2. The Zoning Board of Adjustment can deny the Special Use Permit to allow Shelter Housing LLC, a Social Services Provider, to redevelop the property located at 214 S. Sherman Avenue into a new 34,580 sq. ft. building that would include offices, homeless shelter rooms, and a community space, if the Board determines that the proposed use at this site does not comply with the criteria of Section 29.1503(4). 3. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. PLANNING AND HOUSING DEPARTMENT RECOMMENDED ACTION: A 34,580 sq. ft. building is proposed at 214 S. Sherman with the following three uses- Non-profit Organization Offices/Services (17,256 sq. ft.); Homeless Shelter (15,620 sq. ft.); and Community Facility (1,704 sq. ft.). The uses will offer a complementary suite of social services to those already present in the area, with Youth and Shelter Services located on the neighboring property to the south and Story County Human Services located to the northwest. Staff believes the use can be found to meet the Special Use Permit standards for compatibility with the surroundings and the city as a whole and has no material impact the commercial land availability and development opportunities. 6 Based upon the Findings of Fact and Conclusion above, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment approve Alternative #1. 7 ATTACHMENT A - Addendum FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site plan in addition to the facts provided in 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 the Ames Plan 2040. Findings of Fact: This area is identified as "Redirection" on the Ames Plan 2040 Future Land Use Map (see Attachment C - Future Land Use Map, excerpt). Redirection Areas in Ames Plan 2040 target infill areas and encourage their eventual redevelopment. This project fulfills this goal through intensifications, expansion, and diversification of uses that compliment current uses in the area. While the property is zoned Highway Oriented Commercial (HOC), the property across the street is zoned south Lincoln Mixed-Use District (S—SMD). As such, the property offers a transition between the Highway Oriented Commercial (HOC) zoning along S. Duff Avenue and the multi-family uses to the southwest. Conclusions: Staff believes that the proposed Social Service Provider uses meets the Ames Plan 2040 requirements for being harmonious with the other uses in the vicinity due to its location and design features. It can be concluded that the development 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 applicant states, "The proposed project includes a two-story portion of the building along S. 2nd Street that transitions to a three-story building that is nestled into the south property line with the north face of the building in line with the building to the east. The building facade contains a mix of attractive brick, block, lap siding, and metal panels that complement the surrounding area (see Attachment F, Elevations). The primary entrance is located along S. Sherman." Roof equipment will be 75% screened either by the building's architecture or by screening panels from street view. The project also completes a sidewalk gap along S. 2nd Street. Additional parking lot landscaping is included on the north side of the property between the parking lot and S. 2nd Street. 8 Conclusions: It can be concluded that the use with its design elements will be compatible with the surrounding area. 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: Building uses will include office, homeless shelter units, and a community room (see Attachment E, Floor Plan and Parking Exhibit). The proposed uses are compatible with the surrounding commercial, residential, and human service uses in the vicinity. Fifty-four parking spaces will be located on site, including three accessible spaces. It is expected that the parking will be sufficient to accommodate the proposed uses based upon a parking analysis that was submitted with the plans. However, should there be a change of use in the future, or if there should be demonstrable impacts on the adjacent streets and parking as a result of the allowance for reduced parking, the City Council can modify or cancel the Joint Use Parking Agreement approved on May 28, 2024. Furthermore, the applicant could remove landscaping on the north side of the parking lot to add additional parking should this be warranted. The location of the use is fairly isolated from other uses in the vicinity and its hours of operation should not cause compatibility concerns because or its location and site orientation. Conclusions: 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. Findinqs of Fact: The property is located at the corner of S. 2nd Street and S. Sherman Avenue. The property includes 1.2 acres and is being redeveloped into a 34,580 sq. ft. building. Proposed uses will be located inside a two and three-story building that faces S. Sherman Avenue. The property has existing public infrastructure in place. As a redevelopment site, it is currently exempt from providing onsite stormwater collection, given that the new impervious area is less than one-acre. The site has been laid out to ensure adequate fire access and to allow refuse collection from the alley (see Attachment H, Site Plan). Conclusions: It can be concluded that the development meets General Standard (iv) for a Special Use Permit. 9 (v) Not create excessive additional requirements at public cost for public facilities or services. Findings of Fact: The property has all the essential infrastructure in place. No additional public facilities or services will be needed as the site is already serviced. All costs will be funded through The Bridge Home. As part of the site demolition work, unhealthy ash trees located in the right-of-way will be removed. The project will also complete a sidewalk gap along S. 2nd Street and new 5' sidewalk will be added along the S. Sherman Avenue frontage. Existing 4' sidewalk that is in good condition is allowed to remain. These improvements will benefit the public at large, but the cost will be funded by the developer. Most importantly, as a provider of social services, the Bridge Home will work to reduce homelessness in the community and provide supportive services to those in need within the community. The project proposal does not include any specified funding from the City of Ames for its construction or operations. Services are coordinated through an intra- governmental system of ASSET and through state agencies. The project as defined has no direct unanticipated or excessive cost projects impacting the City of Ames. Conclusions: With services designed to support residential of Ames the use has no expected impacts and expenses that will be assigned to Ames for financial support or for staffing. Therefore, 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: The proposed development will not produce excessive traffic, noise, smoke, fumes, glare or odors. Daily traffic will be consistent with office uses. Given the mix of uses on the site, the parking analysis substantiated a differentiation of peak demand between the office/community uses and the shelter use allowing sharing of 18 parking spaces between the uses. Office/community uses will be on-site primarily 8.00 am - 5.00 pm. Shelter clients will primarily be on- site 5:00 pm - 7:30 am. Conclusions: The applicant's proposed staffing and approach to servicing the homeless along with the blending of services and uses within the proposed building reduce the potential for nuisance factors that might otherwise be associated with this use. It can be concluded that the development meets General Standard (vi) for a Special Use Permit. 10 (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Findinqs of Fact: The proposed development is in the Highway Oriented Commercial (HOC) District and the South Lincoln Fringe Overlay (O-SLF). The building's principal commercial entrance faces Sherman Avenue as required by the overlay. Zoning compliance is met as illustrated in the table included as Attachment G The building and its use provide for a transition between the retail commercial and hotels along S. Duff Avenue and the high density on the west side of S. Sherman Avenue. HOC zoning is designed for a broad range of uses that can have varying levels of activities. Providing for a mix of services is consistent with the zoning district intent and in this case does not displace other intended commercial activities for the site. Conclusions: It can be concluded that the development meets General Standard (vii) for a Special Use Permit. Commercial Standards. (i) Be compatible with the potential commercial development and use of the property planned to occur in the area. Findings of Fact: The proposed uses at 214 S. Sherman Avenue offer transitional uses between the S. Duff Avenue commercial corridor and the high density residential on the west side of S. Sherman Avenue. A 34,580 sq. ft. building is proposed with the following three uses: Non-profit Organization Offices/Services (17,256 sq. ft.); Homeless Shelter (15,620 sq. ft.); and Community Facility (1,704 sq. ft.). The uses will offer a complementary menu of social services to those already present in the area, with Youth and Shelter Services located on the neighboring property to the south and Story County Human Services located to the northwest. Conclusions: It can be concluded that the development meets Commercial Standard (1) for a Special Use Permit. (ii) 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: This area was previously occupied by four single family homes. It does not displace existing commercial uses. The site is a transition area of commercial to residential and not a key commercial location within the City along any specified corridors or shopping centers. This social service provider project will provide needed temporary shelter housing for the homeless along with supportive uses in an underutilized area of the city. 11 Conclusions: It can be concluded that the development meets Commercial Standard (ii) for a Special Use Permit. (iii) Be consistent with all other applicable standards in the zone. Findings of Fact: The proposed project meets all other development standards in the zone including setbacks, heights, FAR, parking, screening, and landscaping as illustrated in the table included as Attachment G. The approved parking reduction are compliant with the Zoning Ordinance minimums. Conclusions: It can be concluded that the development meets Commercial Standard (iii) for a Special Use Permit. CONCLUSION: Based on the staff's analysis and the findings above, staff finds that the General Standards of the Ames Municipal Code Section 29.1503(4)(a) can be satisfied. 12 ATTACHMENT B — Location & Zoning Map Fa{. w , Mill ya 2 LU u': r m pr. m 'S 2ND ST S 2ND ST t ti Subject Property il 214 S Sherman Agee a W� H V w j LOCATION & ZONING MAP 214 S Sherman Avenue 0 37.1 75 110 Feet N 13 ATTACHMENT C — Ames Plan 2040, Future Land Use Mir n n i- is v v ' a � � L C F Legend Community Commercial/Retail(Com-CR) General Commercial(GC) Core(Core) Redirection(Redir) Urban Corridor 14 ATTACHMENT D — Highway Oriented Commercial Institutional Use Categories Sec. 29.804. "HOC" HIGH«AY-ORIENTED CO_AEIIERC'I U. (1) Puipose. The Highway-Oriented Commercial (HOC) Zone is intended to allow auto-accommodating commercial development in areas already predominantly developed for this use- The zone allows a full range of retail and service businesses with a Large local or citywide market. Development is expected to be generally auto- accommodating.with access from major traffic ways. The zone's development standards are intended to promote an open and pleasant street appearance; development that is aesthetically pleasing for motorists_ pedestrians and the businesses themselves: and compatibility with adjacent residential areas- (2) Permitted Uses. The uses permitted in the HOC Zone are set forth in Table 29.804(2)below: Table 29.804(2) Highway-Oriented Commercial (HOC) Zone Uses APPROVAL APPROVAL USE CATEGORY STATUS REQUIRED AUTHORITY RESIDENTLU USES Group Living N.except Transitional SP ZBA Lining Facility Household Lining N.except mini-storage SP ZBA warehouse facility(see Sec.29.1308) Short-Term Lodging Y.except Bed& SDP Nlinor Staff Breakfast Establishment. Vacation Lodging OFFICE USES Y SDP%lmor Staff TRADE USES Retail Sales and Services-General Y SDP Nlinor Staff including printing.publishing.commercial art and reproduction) Retail Trade-Automotive.etc. Y SDP h4inor Staff Entertainment Restaurant and Recreation Y SDP Minor Staff Trade Wholesale Trade - SDP Minor Staff L1-DUSTRLAL USES Dry Cleaning and Laundry Facility(See SP ZBA Section 29.1315) Mini-Storage Warehouse Facility(See Y SP ZBA Section 29.1308) Small Production Facility Y SP ZBA CN STITtTIONAL USES Colleges and Universities Y SP ZBA Community Facilities Y SDP Minor Staff Social Sen ice Providers Y SP ZBA Medical Centers Y SP ZBA Paris and Open Space Y SP ZBA Reheious Institutions Y ? ZBA Schools N Funeral Facihties Y ? ZBA TRANSPORTATION. 15 OFFICE[17,256 SF] ' Z360 spR 2 e0 COMMUNITY[1,704 SF] � 1,704 sq% I� � 2,7 � 0 11111111 a � SHELTER 115,620 SFI _ 7,355 s9% • -((5)FAMILY UNITS s r s t :(40)INDIVIDUAL UNITS i_ ❑ BIKE PARKING cu 3.3b0 aq% - - O NUMBER OF VEHICLE \ _ JAI flj y, PARKING STALLS NUMBFA OFBIKE 3,767 sq% O PARKING STALLS Basement Plan ra 3 € 0SCAL1iTS'��7f' — 4.3s6 sq rt 3 a _ ... "T 1f1� � l 4.721 sgfl ]sR �'•I ro• _ -gt .... ... ak I- �LLJ L II First Floor Plan n Second Floor Plan - I— SP7IC7`iiT6�Zl" � sCALt:f f6'�7T' C m .1. Y arar-area I N Gi Proposed Off-Street Pal king Calculations I — ROOF Required Parkin Per Use 7 Basement E - North Offs-Fineert�ent i re.i170SF' 136K SF 19 E South Shelter 8aaement All" 7o S 3 35U SF U en O I - :,C Cf grys Groans Floor ........ ......... -..----_---_ Comm �5 ce 1 e'_OO SF 1.7PI SF 5.5s Office orth) I U300 SF 3,167 SF 10.6 n U ' ! Office S 1 e,300 SF 4'665F Ia.6 In F d•Sheter 1 MIak 5su7tts 5 yun ~ Second Hoar 1 1 I office 1RMCW300 SF 7,355 SE 24.5 es Sheher Rft9kabd Umta Ivp@W3beds 20 beds 6.7 i Za :I I Third Floor 7tj Shelter Residetmal Uain I t36eds ZO beds 6.7 e Total Re uired Parkin SS s aces 0 Re nested Redactlous Ludsca In Reduction(Sec.29.406± cdn6 bikes-59 -J e 3 31 bill v6 5.2 W a ❑ Total Requested Reducdow 13 s aces Requested Shared Parkin •� Q Q • ( `i v I` 5aelter Nenss 1ba ibs es •i O + . 1 Third Floor Plan Total Parkiu Proposed 5q spaces v� I. C400 JOINT USE PARKING EXHIBIT �,r� A a a May 5.202a c L U A - aFEGa�•--- — - --- 3 SEE A302 FOR FULL SIGHT LINES s ELT gILaOR ,R,Pm — °y uRorroar - - [a NR.MMU I CEMEIq i ICOMNUNRY CENTER) ' J� I I (COMMUNNT CENTERI East Exterior Elevation E SCALE:1/8 = V - La� 4TA0559EAAIHL-Iowan - -- i'i4`ii �1. .-�} +SIEC&O FLOOR E OR MATERIAL Vtl]EX Z O I _-- - I ��-_-- ISRELTERFLOOR u.PMwrmxmeeuP F � C � i.I�', � i II I LAP SIDING m O (COMM COMMUMTY CENTER) DO 1 I ' OPENWG NOTES ' III I II II II 'Il BPIRFACE CNU BLOLNExTERgR ORS=MUMBlUM Z Y `Q L—__________i__ ' III I I cmimnn w.uiusruRv` � 1 II —'T-- SERE bbi( -1VIND0IVS ISHELTERI'.M'OERSEN tpO V LO fr III I II I I I ISNELTER) CAST STONE SILL REflIES TYPICAL•ALUM KiOf1EFROM U)/ FO Q _ _ai___i___u�_.��_ ❑ auncv:ccwmEw:zu RLARGECENTERVRN S LL ill t $A �Em�aTF— — —• L r RFs 2 s IcoAMANNmcEMIENp . -wwoo S z IwNMGNrtn:ALUM 1_ F y �LEVATOR PIT—_—_—_—_ _ STO �__ METAL PANEL m 'a' ` ® 'eq°o.rucun':x.rs REFRFONT _ ASPHALT snwGLe N Q W West Exterior Elevation ®umw„MN. z P m;a Nm.:,-025 �� AUCOL0115 TSO � A300 W M May 29,202E a rn c � c m r� n �A■ y m �sND:�P------- -- - 4� — — ------ - - - --�aocNo�sGa--- RGDNDFLGGR ---- -----�—_—�—_ -- _ — (=HELTERI r, .. � Frt,.lo.� (SHELTER, - — .. .. - (eG««unm cENTERI (cGMMunm cenrFRl South Exterior Elevation LL — -- -- — - =_ T wti- ---_-----$il a� ---------_ - -__ SEE A302 FOR FULL ------- SIGHT LINES E"M-MATNMAL MU � T`r 5`i` '� �w.oEw.HwPRNoowP V O` ----------- ------------------ IAP SIDING T 7 Q ® 'C ®�'o.ouMdo wrtsw OPENNG NOTES � DOO O tPTF�y+ i1,1,�lllll,l 1, SR �FACCMrtFwzcozrE%TERbP RS ALV= MINVM O -IVINDOWS(SHELTERIMIDERSEN IOu 0 � �LC) °°,:• ❑.�I—Eslmwrna.. SERIES Tm---sroRErnDNr (t In Q - PGOgGFa OR URGE—TER WINDWS 0 a DDMMMN F^ 9QN u. rn .N AMNOOWS(COMMUNNV(:AWM F M METAL PANEL STOREFRONT 0 W �_ C � ASPNALi SHNGLE NR Q PrPIPcl No.21A25 sz:az Z uL CDLDRS Tao E A301 N North Exterior Elevation Uj CC My 29.2024 i I I * REDUCED PARKING IS CALCULATED AS FOLLOWS: Zoning Compliance Summary (Based upon Chapter 29,Zoning&Chapter 9,Flood Plains Zoning Regulations of the City of Ames,County of Story,State of Iowa,in current usage) Required Parking Per Use Basement CRITERION REQUIRED/PERMITTED IPROPOSED PRIMARY CODE REFERENCE North Office Basement 1 space/300 SF 2,283 SF 7.6 spaces Applicable Zoning District HIGHWAY-ORIENTATED COMMERCIAL&SOUTH LINCOLN Zoning Map&FIRM FRINGE OVERLAY DISTRICT South Shelter Basement Accessory to Sleeping 0 spaces Principal Permitted Use Social Service Provider Social Service Provider Ground Floor Lot Area no minimum 1.2Acres(52,132 SF) Community Space 1 space/200 SF 1,696 SF 8.5 spaces Maximum FAR 0,60 .33 29.804(3) Office(North) 1 space/300 SF 3,184 SF 10.6 spaces Minimum Lot Frontage in Feet 50 Feet 281 Feet 29.804(3) Office(South) 1 space/3f10 SF 2,576 SF 8.6 spaces Minimum Front Lot Line 20 Feet 44.39 Feet 29,804(3) Resident Services(South) 1 space/300 SF 1,773 SF 5.9 spaces Minimum Side Lot Line 5 Feet 6.03 Feet 29,804(3) Family Shelter 1 space/unit 5 units 5 spaces Minimum Rear Lot Line 10 Feet 30.74 Feet 29,804(3) Second Floor Lot Line Abutting Residential Zone 20 Feet NA 29.804(3) Office 1 space/300 SF 7,200 SF 24 spaces Minimum Open Space Area in Percent 15% 18.80% 29.804(3) Shelter Residential Units 1 space/3 beds 20 beds 6.7 spaces Minimum Parking Lot Landscape Area in Percent 10%of Total Parking Lot Area 14.1% 29,403 Third Floor Maximum Building Height in Feet or Stories 86 Feet or 7 Stories 49.75±Feet or 3 Stories 29,804(3) Shelter Residential Units 1 space/3 beds 20 beds 6.7 spaces Parking Allowed Between Buildings&Streets Yes Yes 29.804(3) Total Required Parking 84 spaces Drive-Through Facilities Permitted Yes No 29,804(3) Requested Reductions Landscaping Reductions(Sec.29.406(2)(a)) Outdoor Display Permitted Yes No 29,804(3) Outdoor Storage Permitted Yes No 29.804(3) 84 spaces x 10%A 8.4 spaces 8 spaces Bicycle Reduction(Sec.28.406(2)(e)) Trucks&Equipment Permitted Yes No 29.804(3) Parking Spaces Required 4 Compact Stalls 29.406(2) 1 apace/6 bikes(max 5 spaces) 31 bikes/6=5.2 5 spaces 54* 3 Handicap Stalls Total Requested Reductions 13 spaces 47 Regular Stalls Requested Shared Parking I -64 Total Stalls. Shared Shelter Clients and Office Parking Stalls 18 spaces Total Parking Proposed 54 spaces i TRAFFIC CONTROL NOTES GENERAL LAYOUT NOTES: CONSTRUCTION DETAILS CONSTRUCTION NOTES: ,. HOLDEN CSSewERSswLL aEFwNIaNm ESEcrE➢.nwxraNED 0 c 2 __ ' DrEs :xegrRc wNmoLR.wsw SERENEwm, THENO W'�rc's'LL ,,,E ccw•R,c-D«FRDNcaNf•nxG `�'"ENi (sffs,wc,w.L w4ral i OSE—NwGESARENAOE wDICATEOON iI+FSEDMWIx��AUNTmB L NCGDEeasTlul'EDulps.w O NNmRIxG aollBa+GS SxALL BEAwMNNEO Ar 4LTINE9. VtFN Aw�PPNIE sAFEiv REGu4lgN5. ®iNANLA•DONEETT WATERSExNCEW OLPBSTOP.SGTSERNCE ALLURUnwpN wRMx ME gR4—S-LC .ITOTNE—OF—E B�M UONnNG 9�ALL BE DETERMNED BYEPTI NER OReDIXR nc I1xEWMVKN:6agxE 5EgACE WIfx Nv. SiNOARDSNTRECUPREM ADOGIOx D[TxE CO.Nr < O ONiuRBN 1-1 SE-ERRED BY O2EONNMC+FO UNLEss ° 4 nmwAVTRARFCSNNNBENWNTNNm ATALLTME5NLd1Gs.B.O STPEETSa. rIiU,NLE NOTED IN FLANS EFER To LAVDSCNaNOZ NT ■�■ xv OAVAGE TO TrE l—ENTNOT S.DM FOR RENgvK ON mE RAxs W E TO n rIE COMPACTORSwLLUSE GAFwREN NOgONG ON.EA..NI.NO ELfCTNGLL s <PYS g1CnOx MTINRE94RALL RE REPAPE.111CO—TOR—NSE Au ®Ms..sis EcscdS PNCE TO dL4TNGfWATER MNNPd<T'OF '■ '"14 E Ma K NNOE TO NOT M%NB MT1NG—NENi. 1pf'"'ALN OfNIEGAS.ELECTPIC TELEMONE SFIBEROPnCVAMR KCThFUTIIry i. fUNNNG OR Brdpv aNIN WARNHG UON*s FAE RKUREO aN ivPE IIaWP.rcaoES FOR I. ®IN4r4L GENEMTOR6PNp.(SEE ELECTWGU O AREA FAST BE1 ST DNFv5TER4 IN PLSE fO IAFr GRSMUR RENLS N woRx AREA FAST BE ENCLPS®WRN BNNrcAOfs.F£xCING.ORACOhPNATON DFrxE ' ARE PRONBRTB ON PLeI1CSIEE*S ORNRNw WBIL WWrtFWNv. _,:L r4rwDNowrERGOL Pcc CVRBa GUTi61 ®coNNECra•sAWTMVSEwER CBSHINCE TO dLD rsN+Ru.E—A 1NP, To OF"ENo,OF ANES TIOI6.RELD NEgfv RPNUxE PRIOP RBiµLSrRNGM FACEDPXS ASIf.'SWNx TO CAOERNG PPE TFiL PNNLLfl CWBRNm Fo.—ASI.— ®cOORDWATE GAS SERVICE CONNECTION WRN URLRV CCNPOit _ P.LENENT EDGE SECTOx ®CONNKTELECrq[9HINCETO PPwERPoLE WONTEDTRNB[pWIER ee ry tAMOIIurE WM CIITOF ANE9 , F �p5 ®ITT.E.ON NVROVEO EWNNENn 'RAM 6CJWYWDEL A.YIG � d¢ O / IN-- L AOOESa PNNOHGftME Oj MSTNLTMxSFORNERanEiEq(SEE ELECiHCNy � ; E� O StNO SfTltBl SPACE ON+gb111MATE LOGnox OF PO'xEP POLE RELDCnlEO FPONEBalW ® 6® P INsiuL VNWING OETM COORONNTFwRN NNf EI£LipC y 0 1� INsiu.cDNCIeTE.—FT.OPEN IS ®N'doBNNTE LIxwnox OFGREwSE IxisRCEPrcR(sE<NKxANIaI,I $ $ _ MPRDNNNTE LOGTON OF POLF NOuxrm LIOM ryEE EL'CTRGxI ( . ' INsruLDUNSTER ENCLnuRE �—uNENis s1 aL RE+reEFm1OnAR a IGN tsEE nRCNrrscruR,u ,L Wai RB PANv Y!i — - _ — uPiNL wNDRau ®sLco��srn_E NIre Rux ii,�F ————————— END ' f bATKL CONCRETE-..No--ANRE oFOOnxa ®SLOOP rr�E 9I¢Rux e! I NT-109 ONTRACTORTOPRDNDEOFTNL5TOBEAPgvT'EDBv jai WLGPLAST I / 92Po Po.f �— —� �oA"INE1aooP�w,�sTLE asE RNcwsEE SNEEr G.oE N I I I INT.,D, v PW-,D2 I A N wIRmSPADPc, �••� I} sw-sD, & -sol �`Ns LOF NLooPwAN;sins BNS M«nEBSNEsr cmN L API� Ox01NEW50xs N REO.SNEOSPNgrO) III 2100 aoO C W B.OD IusiAL PMBCUT I @'BEGIN11© - aB1' C $ + I U 921lo FOUNDATION FOR SHADE STRUCTURE BCO (SEESTRUCTURAL) _ C BDD4— Co. Im P E � I1.1.9 1/ N12.OD• � END I � © END g BE, 2cO ~� END EGIN ID25' U NTSO1 INf-200 INn NYLOPIAST Z 1-NriOPIAST /® �r BEGIN @ 8 H SEE NW PATIO AREA DETAIL(MIS SHEET) 2 W /�� ®' END ^9 2,rb B00 asa'�--�--5.%' 2 t6 PROPoSED V/ B.%' 191n NN OPLAST A '� BUILDING E �'Y $ 509 I t2.%' 14.SD N O 11092 i y NF--N my END 1 .I BEGIN J I INn YLOPLAST >� Io PROPOSED LIDf BUILDING INT.D00 �CC 10w NVLOPI T - `Q O fI 6.i tB OD 5.EGIN� FOUNDATION FOR SHADE N E STFIUCTURE H C6 Q )SEE STRUCTURAL) r P.R,Fl No.21425 MT.D1 1 A 1BIRNNLGPLlST_ C200 B1 I NW PATIO AREA DETAIL: LAYOUT PLAN ve52024 C, c LANDSCAPE NOTES: FRONT YARD LANDSCAPING BETWEEN FRONT YARD&PARKING LOT e e I. PLANT QUANTITIES ARE FORINFORMATION ONLY DRAWING �� p ❑ SHALLPREJNLIFCCHFLCTOCC UPS.—TRACTORIS N ZONING DESCRIPTION REWIRED PROMISED RESPONSIBLE FORCAIX L TINGOYNOVANTITIESANDBASING __ e BIDACG.CRDINGiY. Landcupe Front YNd fir P.Mrrsp LOM fh.e 2 CONTRACTOR SHALL RACE SHREDDED HARDVN B MULCH be Minimum ltl S2 S1 wd S SM Aw(25 A4 slr .(1:J RMol Slvub ft, MWND ALL WES AND IN SPECIFIED PLANTING BEDS(SEE 1 BN S and Fnm YNd(E Shrubs end SN--SS Grmwe(],I 8SFl) Grwew) —� - _—-—_ LANDSCAPECOISTRUCTIONNOTES)TOADEPIMOF3'.—NUT 12 Gr par I=SFON From Yard Anal 3 S smo wMfl PRODUCTS ARE PROHIBITED. ■ L ], KIND.SIZE AND QUALITY OF PLW MATERAL SHALL COffOUI tree 1 Ow q Trw Ewry M I_r W Feel at S Intl SUIN LF=4 Trwsl (v' O TOAMERWAN STANDARD FOR NURSERY STOCKANSI79Dm. 2 St F.m . SShemlwA T3SLF=]Tre ee) Thaw = O OR MOST RECENT EDITWN. B e A. THECONTRACTORSHAILREFORTSUSSURFACESOLOR dp C ORNNAGE PROBLEMS TO THE ENGINEER <00 5, THE CONTRACTOR SHALL SHOW PROOF OF PROCUREMENT. o mF - SOURCES,QUANRTESANDVARIETESFORAIISHIFUBS. PERENMALS ORNAENTALGRASSE—THIN21 DAYS FRONT YARD LANDSCAPING BETWEEN FRONT YARD&BUILDING FOLLO GTHEAWARDOFCOMRACT,TIMELYFROLUREMENT y,_ OMPLETIONTM,M 41IAL ACCEPTT14 OF THEPRO ECTUL f ZONING DESCRIPTION REQUIRED PROPOSED ^'B e^ t6 AD -.. - �_ 8. SV&9RNTCNS SHALL ONLYSEALLONEDWMENTHE _ s UQ I - CONTRACTOR HAS EXHAUSTED ALL SOURCES FOR THE Conti Dlmvns onel Selbacl N of B 1 SPECIFIEDMATERILMATERIAL Mq HAS PROVEN THAT THE SPECIFIED S SMrmen AY.Ra Shrubf aM 35 14Shrubsan Grmanl5'I EO MATERIAL ISNOrAVML ETHECO WTOIRMISTPRClA 1 Z ) Grusys) RwoJGresses krlSnmbH NN.AEAND VARIETY OF SUBSTITUTION TO THE ENGINEER FOR Belwwn BbeelaM Front YanlB smubf eM i APPRWA MORTOTAGG,INGORP4WTMi.SUBSTITUTIONS 12 Greesee per 1.000 SF OI Front Yera AeN SFWLLBE NERAESTEOLNALENTSI]EOFVARlETYOPIANT 1W.INpry Trw Ewry 30 UneY Faet of �Eii`(( c - i ALLPLAN WnIAM.S SHALL BENURS IRY GR506 MUM EASEAND 2 BbwlFmntepv sShermAn AwltA5 LF�3Tnw1 ATrow ® q}! IGO A. I INJUES.SITESSHALTLBE EONALTOLREXLERMNFOR E d Ib SUPPI. L N THE%ANTSCHEDULE 1NECONTRACi01l SNARL SIIPPLYR ANCEALL PANTSIN SHavNa+DRATIM ON PARKING LOT LANDSCAPING 1. STAKEURPRA15 DI PLANTSINRELDASI"FOR ON THE DRAWINGSOROS pR TOP BYTHEENONEERFMMATBO BY iXE DATER PRWRTO PLATTING REMOVE STMNGA7 RD . ZONING DESCRIPTION REQUIRED PROP05E0 N ��p sn•Mw oAH,dvu c r, .uc uxcEc�sL-bA�c • �,e OMWENT.PERIOD, —. - ❑7 9. ALLDISTIWBED MEASNOTOTXERNMECOVEREDBYBMLDING Ib%of TOW GroccP king Ln tDob SFItO%, 28A25FIte.t%1 lNw(Nol L� � PAVEMENT O LANDSCAPE BWBSWY W.W.I BE SEEDED TYPE I Indllq ud Onveww in From Yeml IORTYPE3GR4SSASAPPROVm BY THE OWINER H. LOIRRN.-TOR SHALL PLACE TOPSOIL FROM TIESITE OR 3QL 2 1 OwnWry Tne Every 200 BF of M< t 1 irwa 11 Trws 70 1 I CONDF WNED OR TILLED INTO THE TOPS INCIESMRTX AT LEA51 10%12.W6 BF)Lentlscepea Are. C AS%ORGANIC CONTENT,INTO REQUIRED FIANTNGAREAS(IARD (❑ AREAS,SUFFER YARDS,OR PLANTERS). 11. STOCKPILED TOPSOIL SHOULD BE PLIABLE LOAM.SECURE FROM NATURALLY WELL-0RAINED AREAS,FREE OF ADMKTURE OF 1 I 1 SUBSOIL FREE FROM CLAY LULAPS•STONEAND OTHER DEBRIS C sx OVER I INCH IN IOVA DOT SPEC.SP-155019) PLANT SCHEDULE _ ID ❑ A TO SHALLHAVEAPHVALUEOFMNMUM55AND MAXIMUM U OF].D(PER IOIYADDT SPEC.SP-155D79) MY BOTANICANAME COMMON NAME Ow. SIZE "'• 1 CONTRALi0R15 RESPONSBLE FOR TESTINGiOPSdLAO B SUBMOTINGTER TO USE AND ENGbEENFORRbOWA ANO DKMuouf Ovpfbry Trwf APRROVA PRIOR ro USE AND RACEMENT.IPER WWA D01 SPEC. C SP•1550TR OV Ofby�virpinlw. AuNmn TnaweHaphorMarel ] 1.5'B88 � yy:•. 4: I DID Gym,,W=dWww'Esprwee' Ee AA KenluskY CNkvbee ] ZB&B C C :<;.•ky:, am1. BBINBNA nips -Bl 4 ZB&B — L _:.'. 1 O LANDSCAPE CONSTRUCTION NOTES: Ome Ud Trae. U b AG Ameknohiery prwdiMre'Auwmn Bnlliwce' A—BAll. Cr—Farm) 4 1.T SAS, m _ '�k I � I%A ®TwEaRPEwLMrExi wAlP.lyFwsox sLOPE.xo drrn«wnb1EX shN� 1- 2 - 3Utl BG Bufuee 13—V.Nee Grew VaNN Bpwood 32 .b CNT phy eppWK°Nw Donne Melr Latle Dem NPleberk 26 NSCNT 1 ®EWIS FdMlNN dN&s OR3W P.NII1ws C Tb lT p tlenlaNe BWIaM1n TecM1nlb Arbory be 9 NSCNT P4 � : co u ...f CO Comuf aMa Y3rIM1w Ivory HMp Do9vnod 6 Mb CNT VI TM Tens Am.ie SbnaMnps D>k Om10 2] NSCNT I _ VO Vlbumun apu&s Nenum Dwut Lrwberry Bwn 11 Nb CNT II .)qaM{;> - I !! ctostREToeE sceEExEOPEE IG Oax pIAM. She Alnkerry T NSCNT O T TM .'_• 12 ®x�w.ppTONM E FpNW4 roEEIWTA FD Npuxps£OS EDP aNnNG Pa wnlaf BG wfw �L ®:ro IOCAi1Jx OFIVLE MOWtEO LIGHI Py PW[um vlrpWmShsnanaoM' Shen ...wilcn G—. M tl1 CAT e' ',.:.': SN Sprphubumnwns Ind-Grua Ap .1 CNT _ _ .Zr•� AG :., PA Penney AllpecuroNw'H.WN Dw.H Fountbn Grne Y .1 LINT .. .......,...:.:::::::>::.::::;:K•:x. ::«:,:;::.;::::::<.�::.:........: SITE INFORMATION: A d.EDE�•.� >o nNIM I.xDS�wEb­ _ > ioiu�IMPEI%to1a MMA•.e.ps,sFne.e.I Q CD I -Lm PA.EO AI%A.xom sF yss, �L p nAOPN.,RWLwxc.RE•-'E�-ze•xsr�I (6 PAwaxd Lo uxncOYxd AR � In Q N F— (n Q P-1 No.21-2S C400