HomeMy WebLinkAbout~Master - Zoning Board of Adjustment Minutes 7-25-2018MINUTES OF THE REGULAR MEETING OF
THE ZONING BOARD OF ADJUSTMENT
AMES, IOWA JULY 25, 2018
The Ames Zoning Board of Adjustment met, pursuant to law, in regular session at 6:00 p.m. on
July 25, 2018, in the Council Chambers of City Hall with the following members present:
Amelia Schoeneman, Kyle Perkins, Matthew Koehler, and Rob Bowers. Board Member Susan
Bradbury was absent. Assistant City Attorney Victoria Feilmeyer and City Planner Julie Gould
were also present.
APPROVAL OF MINUTES: Moved by Perkins, seconded by Bowers, to approve the minutes
of the meeting of June 27, 2018.
Vote on Motion: 4-0. Motion declared carried unanimously.
CASE NO. 18-07
SPECIAL USE PERMIT – Andrew Allen, Youth and Shelter Services, Inc., Public Hearing
on application for a Special Use Permit to allow a Social Service Provider in a Residential
District on the property located at 140 Lynn Avenue
City Planner Julie Gould introduced the request and displayed a site map. The applicant is
seeking approval of a Special Use Permit for a Social Service Provider in a Residential High
Density (RH) Zoning District at 140 Lynn Avenue for a temporary amount of time. A Social
Service Provider is an institutional use as classified b y the Zoning Ordinance and includes a
variety of social service types of activities, including shelters and treatment programs. The house
located at 140 Lynn Avenue was constructed in 1928 and most recently occupied by the Sigma
Alpha Epsilon Fraternity. Currently, there is no fraternity occupying the house.
In late June 2018, a fire at the Youth and Shelter Services (YSS) property located at 712 Burnett
Avenue sustained enough damage to leave the structure unable to be occupied. The property at
712 Burnett Avenue was used as a residential addiction treatment facility for girls. YSS desires
to establish a temporary location for this residential treatment program since being displaced by
the fire while evaluating options for a permanent location. It is anticipated that the process for
finding a permanent location will take anywhere from six months to two years.
The proposed location will be a temporary site for the all-girls residential treatment facility. The
YSS license allows up to 15 girls, and current ly averages eight to 10 clients for this particular
treatment facility. The average stay per resident varies between 20 -150 days, but averages out to
around 90 days. This residential treatment facility will be fully staffed 24 -hours a day, seven
days a week.
YSS will occupy only part of the building as it is larger than their overall need. YSS believes the
140 Lynn Avenue site is a good fit because the layout is similar to the facilities at the 712
Burnett house, i.e., several bedrooms, shared kitchen, pa rking for staff, room to provide
programming and services. Occupancy of the structure is subject to building code compliance for
use as a shelter facility rather than as a fraternity.
The site plan, project description, applicable law, and Findings of Fact and Conclusions were
reviewed in detail by Ms. Gould. She explained that RH zoning allows for high-density
residential, group living, and social service providers. The treatment facility will provide housing
for a specific Social Service Provider and will run in a similar manner to the surrounding
residential structures, many of which are sororities and fraternities, but will have fewer residents.
The proposed use will also include supervision on-site to monitor activities.
The site is situated adjacent to the St. Thomas Aquinas church parking garage and across from
commercial uses in Campustown. The site also abuts other high-density zoned properties. There
are no changes proposed to the interior or exterior of the structure, the use will not create
additional requirements at public cost , and all public facilities are available to serve the site. The
use as proposed will not create excessive smoke, fumes, glare, or odors. The traffic generated for
the site can be expected to be generally similar or less than nearby uses, and access and
circulation will remain as is. The driveways serving the site are off of Lynn Avenue.
Ms. Gould explained that staff felt 24 months was a reasonable amount of time for the applicant
to find a permanent location. If not relocated by 2020, the applicant must request approval again
from the Board or find an alternative location.
Andrew Allen, President and CEO, YSS, 420 Kellogg Avenue, Ames, Iowa, was sworn in and
testified under oath. He addressed the concerns expressed by Mr. Bowers on the mix of college
students and treatment patients living in close proximity to one another. Mr. Allen explained that
the organization has operated in a residential area for over 35 years, and after scouring the
community, he believes the proposed site is the most viable location. The staff is well
experienced and is aware of potential risks. He stated the facility will be staffed 24-hours a day,
seven days a week, and the girls will always be supervised. The organization has been proactive
with informing the surrounding Greek Community, and are working together to provide
additional staff and guidance. Mr. Allen explained that YSS is working with an insurance
company t o acquire additional staffing for evenings and weekends, and added that the facility
will also have security alarms.
Mr. Bowers believes the applicant has given the location great thought and agreed that the
proposed location is a good fit.
Ms. Feilmeyer reminded the Board that a 24-month term is requested, but a shorter term can be
approved instead.
Mr. Bowers stated that he cannot think of any conditions to add and does not want to take a step
too far without knowing what the applicant’s insurance will provide.
Mr. Allen stated that the organization’s insurance company will pay for lost revenue. If
additional staff is needed for instances like the case presented, the insurance provider will pay if
the case is justified. He mentioned that the insurance company has already asked if YSS is
required to provide additional staff. He said if the permit was approved with a condition to add
more staff, or if it was strongly recommended, it would assist in justifying the case for the
insurance company.
Mr. Allen answered Ms. Schoeneman’s question about activities. He stated that the girls will be
involved in many activities and will be able to leave the facility regularly. The organization has
multiple vans for transportation to accommodate all. Generally, the girls will be in the facility in
the evening.
Ms. Schoeneman asked if the facility had any fences or existing buffer. It was said that there was
a fence located to the east and to the north. Mr. Allen stated that a fence is being considered
because people often travel through the site on the way to Campustown.
Mr. Bowers asked Mr. Allen if it would be a burden to seek approval again if a 12-month term
was approved. Mr. Allen stated that it would not, but he believes a 24 -month term would be best.
Ms. Feilmeyer clarified that the Special Use Permit would not lapse after 12 months if activities
had been established. She added that it would not be unusual if the Board decided to limit the
permit to a year.
The Board agreed that it was not necessary to limit the permit to a year.
Moved by Bowers, seconded by Perkins, to approve ORDER NO. 18-07, thereby approving the
request for a Special Use Permit for a Social Service Provider as a temporary use, limited to two
years ending on July 31, 2020, at 140 Lynn Avenue based on the findings of fact and conclusions
stated herein, as detailed on the submitted Site Plan documents.
Vote: 4-0. Motion declared carried unanimously.
COMMENTS: There were no comments by the Board.
ADJOURNMENT: Moved by Perkins, seconded by Schoeneman, to adjourn the meeting at
6:21 p.m.
_____________________________ _____________________________
Heidi Petersen, Recording Secretary Matthew Koehler, Chair