Loading...
HomeMy WebLinkAbout~Master - Zoning Board of Adjustment Minutes 3-12-2008MINUTES OF THE REGULAR MEETING OF THE ZONING BOARD OF ADJUSTMENT AMES, IOWA MARCH 12, 2008 The Ames Zoning Board of Adjustment (ZBA) met, pursuant to law, in regular session at 7:00 p.m. on March 12, 2008, in the Council Chambers of City Hall with the following members present: Denise Link, Mary Ann Lundy, Lucy Martin and Bradley Miller. Thomas Weber was excused. Staff members Steve Osguthorpe, Charles Kuester, Jon Nelsen, and Judy Parks were also present. APPROVAL OF MINUTES: Moved by Link, seconded by Martin, to approve the minutes of the meeting of January 9, 2008. Vote on Motion: 4-0. Motion carried unanimously. Mr. Osguthorpe introduced Charles Kuester, who joined the Ames planning staff in January. CASE NO. 08-03 CONDITIONAL USE PERMIT - CITY OF AMES, IOWA Public Hearing on application for Conditional Use Permit to allow the replacement of a pedestrian bridge at 1225 6th Street (Brookside Park) Planner Kuester stated that the City of Ames, represented by the Parks and Recreation Department, is applying for a Conditional Use Permit in order to replace an existing pedestrian bridge in Brookside Park. The bridge connects the west portion of the park to the tennis courts and residential neighborhoods on the east side of Squaw Creek. Mr. Kuester noted that a Conditional Use Permit is required because of the bridge’s location in the floodway. The Parks and Recreation Department proposes to replace the existing wooden suspension bridge with a ten-foot-wide, prefabricated steel bridge with a span of 120 feet. The project will also include excavation for abutments and some channel excavation for placement of rip rap, but the elevation of the bridge will not change. Mr. Kuester stated that a minimal amount of fill will be used to match the existing grade of the sidewalk approaches, but no other structures or improvements will be placed in the floodway. No improvements are proposed for the existing access drive and parking lot on the east side of the creek at this time. Mr. Kuester reported that the Municipal Code describes performance standards for structures in the floodway, and said that these standards appear to be met, based on the information included in the application. He stated that a hydraulic study was done and a duly qualified engineer has certified that the bridge replacement will cause no rise in the 100-year base flood elevation of Squaw Creek. The arrangement, location, and design of the replacement bridge will present the minimum obstruction to flood flows. Mr. Kuester described several aspects of the materials and construction methods that will be employed in order to minimize flood damage and he also addressed the factors upon which the Zoning Board’s decision is to be based. 2 Because the project traverses Squaw Creek, Mr. Kuester noted that the bridge replacement must also be approved by the Iowa Department of Natural Resources (IDNR). He said that the necessary paperwork was filed for review last November. It has not yet been approved, but the Parks & Recreation Department is requesting Zoning Board of Adjustment approval now, so that the project will be on course for summer construction. Finally, Mr. Kuester summarized comments received from the public about the project, noting that one person had hoped the old bridge could be replaced with another suspension bridge (rather than one of pre-fabricated steel), and two expressed concern about the proposed removal of one of the two mature trees. Nevertheless, based on the findings, Mr. Kuester stated that staff recommended approval of the permit, provided the IDNR also approved the application, either as submitted or with only minor changes. Nancy Carroll, Director of the Ames Department of Parks and Recreation, 1500 Gateway Hills Park Drive, stated that her staff understands that the old bridge is dear to many residents of the community, and they looked into various alternatives for its replacement. She said that construction of a new true suspension bridge would cost approximately $600,000; a “pseudo-suspension” bridge would cost approximately $500,000; and the style being proposed costs about $250,000. Because of the cost differential, the Parks & Recreation Department “went public” with this idea and included the project in the City’s Capital Improvement Plan several years ago. About two years ago, staff also spoke to the Ames Historical Society and explained that the City was prepared to spend $250,000 on the bridge replacement, but offered the Society the option of raising the additional funds required for a suspension-type bridge, if they felt people had strong feelings about preserving this aspect of their heritage. Ms. Carroll stated that the Historical Society determined that other matters were more important, and opted not to pursue fund-raising. Ms. Carroll stated that structural engineers were consulted several times and modifications have been made over the past few years to keep the existing structure safe. All consultants now agree, however, that the bridge has reached the end of its life span and can no longer be properly repaired. The proposed replacement bridge will be pre-fabricated – of the same type as the one upstream in the north end of Brookside Park, as well as the one over the Skunk River near Carr Pool in River Valley Park, and the two bridges over College Creek in the “Elwood Pasture” portion of Stuart Smith Park. With respect to the trees, Ms. Carroll stated that the heavy equipment that will be used to remove the old bridge and install the new one will damage the roots too badly for the mature trees to survive. She added that there is some feeling that the old walnut may not last much longer, anyway. Ms. Carroll said that her department fully intends to replace the landscaping around the bridge once the project is done – they want it to be nice. She noted that someone had also asked if the new bridge could be placed on a different angle; Ms. Carroll stated that it’s really not feasible with the existing sidewalks. Bob Bourne, 724 Brookridge Avenue, said that he could understand why it might not be possible to save the old trees, but he would like the City to commit to planting four young trees of at least 3 four inches in diameter that are native Iowa species. Mr. Bourne said he would like to encourage planting so as to eventually recreate the existing canopy of foliage. Edgar Collins stated that he has lived at 836 Brookridge Avenue all his life and spent many hours in and around the creek. He stated that, in his experience, white oaks seem to have longer lives than red oaks in the neighborhood. Assistant City Attorney Judy Parks asked about the construction time line. Planner Kuester stated that it was hoped that IDNR approval would be received by the end of April and that construction could take place over the summer. Ms. Carroll concurred, stating that said she hoped that all the work could be done, including the planting of new trees, by fall. She emphasized that her department was in no way opposed to planting the trees as requested. Moved by Miller, seconded by Lundy , to ADOPT ORDER 08-03 granting a Conditional Use Permit to allow the construction of a pedestrian bridge at 1225 6th Street, subject to the following conditions: 1. that the Iowa Department of Natural Resources approves the project as submitted to them, or requires only minor changes, such that the plan approved by the IDNR is substantially the same as that approved by this Board, as determined by staff; and 2. that the trees being removed during construction be replaced with two white oaks. Roll Call Vote: 4-0 Motion declared approved unanimously. CASE NO. 08-04 EXCEPTION FOR MINOR AREA MODIFICATION - MARK & JAMIE WHITE - 2727 THOMPSON DRIVE Public Hearing on application for an Exception for a Minor Area Modification to allow the construction of a second story addition at 2727 Thompson Drive Planner Nelsen stated that the applicants own a two-story, single-family home that is approximately 40 years old. They would like to add a laundry room and fifth bedroom to the second story, over the garage. When applying for a building permit, it was found that a corner of the garage already encroaches .9 feet into the eight-foot setback required for a two-story structure; therefore, the permit was denied. The proposed addition will actually be inset from the existing garage wall and will not encroach into the sideyard setback. Mr. Nelsen said the Zoning Board of Adjustment may grant Exceptions when the reduction of required residential sideyard setback for the principle structure is no more than two feet, provided the other standards detailed in Section 29.1506(5)(c) of the Municipal Code are met. Mr. Nelson summarized staff’s findings, stated that all standards for approval were met, and said that staff recommended approval of the application. The applicants were present but stated they had no remarks to add. 4 Moved by Martin, seconded by Link, to ADOPT ORDER 08-04, granting an Exception for Minor Area Modification for Zoning Ordinance Table 29.701(3) Minimum Building Setbacks: Side Lot Line, from the required eight feet to 7.1 feet on the south side of the building. Roll Call Vote: 4-0. Motion declared approved unanimously. COMMENTS: Chairman Miller, the other members of the Board, and Mr. Osguthorpe thanked Mary Ann Lundy for her five years of service on the ZBA. Mr. Bruce Calhoun has accepted a new five-year term and will join the Board in April. Attorney Parks stated that any comments about the Rules of the Board could be brought back in April; if any changes were recommended, she would draft them for presentation to the City Council. ADJOURNMENT: The meeting was adjourned at 7:50 p.m. Karen C. Thompson, Recording Secretary Bradley Miller, Chair The next meeting of the Zoning Board of Adjustment will be a Regular Meeting at 7:00 p.m. on Wednesday, April 9, 2008, in the Council Chambers of the Ames City Hall at 515 Clark Avenue.