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HomeMy WebLinkAbout~Master - Zoning Board of Adjustment Minutes 6-28-2006MINUTES OF THE REGULAR MEETING OF THE ZONING BOARD OF ADJUSTMENT AMES, IOWA JUNE 28, 2006 The Ames Zoning Board of Adjustment (ZBA) met, pursuant to law, in regular session at 7:00 p.m., on June 28, 2006, in the Council Chambers of City Hall with the following members present: Denise Link, Mary Ann Lundy, Lucy Martin, Bradley Miller and Charles Samuels. Staff members Bob Kindred, Judy Parks, Seana Perkins, and Dominic Roberge were also present. APPROVAL OF THE MINUTES: Moved by Samuels, seconded by Link, to approve the minutes of the May 24, 2006, Zoning Board of Adjustment Meeting. Vote on Motion: 5-0. Motion carried unanimously. CASE NO. 06-14 SPECIAL USE PERMIT – 2400 BLOOMINGTON ROAD – ASCENSION LUTHERAN CHURCH, PROPERTY OWNER; GENE LUND, REPRESENTATIVE Public Hearing on application for a Special Use Permit to allow the establishment of a religious institution in a Residential Zoning District at 2400 Bloomington Road Planner Perkins stated that the applicants were requesting a permit to construct a new 11,812 square foot church building and parking lot on a 7.1 acre site located at 2400 Bloomington Road. The existing use is agricultural, but the property is zoned RL (Residential Low Density). The Ames Municipal Code states that establishment of a religious institution is allowed in a residential zone, but it is subject to the Zoning Board’s approval of a Special Use Permit. Perkins explained that the applicants plan to develop the property in two phases, but discussion will only focus on Phase I at this point in time. Another Special Use Permit will have to be obtained before Phase II begins. Perkins briefly reviewed the staff report and noted that, while the building height limit in an RL zone is 40 feet, architectural features such as spires or cupolas may reach one and one-half times that height. The original design submitted by the applicant called for a higher steeple, but a new elevation plan has been submitted with the steeple height reduced to 60 feet, which complies with the height regulation. Perkins stated that the applicant proposed to provide landscaping on the west side of the parking lot, but not on the east side. Even though the eastern side will be visible from the existing residential properties, the applicant anticipates that Phase II construction will serve to screen the parking spaces. Perkins said that there was disagreement about this and during the public hearing at the Planning and Zoning Commission meeting, testimony from neighbors prompted the commission to recommend to the ZBA that L2 landscaping be required along the entire eastern boundary of the property. Perkins explained that after studying the situation, however, staff believes requiring landscaping based on the L2 standard along the eastern perimeter of the 2 parking lot (rather than along the entire 1096 lineal feet of the eastern boundary of the property) would more effectively screen the parking lot from the neighbors’ view. She explained that the proposed parking lot will be at least 200 feet away from, and about nine feet higher in elevation than the neighbors’ back yards, so Staff believes that shrubs at the lot line would not produce as effective a screen as would those planted at the edge of the parking lot, at the same elevation as the vehicles. L2 landscape elements consist of: (1) low shrubs spaced at a maximum of four feet on center to form a continuous screen three feet high; or a two-foot high masonry wall with ground-cover plants; or a three-foot-high wood fence with ground cover plants; or a three-foot high berm in combination with low shrubs placed eight feet or fewer apart on center; and (2) one landscape tree per 50 lineal feet to provide a canopy over the area. Perkins noted that the landscaping would have to be modified if the applicants were to pursue Phase II of the proposed development, as L3 standards would then have to be met adjacent to the proposed drive aisle. Board member Miller noted that the Board recently approved a permit for a church that was requesting expansion in a commercial zone and inquired if churches always need a Special Use Permit. Perkins answered in the affirmative, but noted that there are specific criteria that have to be met, and they vary depending on the zoning of the neighborhood. Board member Martin asked if neighbors’ concerns about water run-off and snow removal had been resolved. Ms. Perkins stated that Ames Municipal Engineer Tracy Warner had reviewed the storm water management plan and determined that it will accommodate both Phase I and the proposed Phase II development. There was discussion about lighting concerns. Perkins said that lighting should be directed downward, rather than outward or upward, and there are extensive regulations contained in the Municipal Code. Board member Samuels asked if there were plans to widen Bloomington Road. Assistant City Manager Bob Kindred stated that additional lanes will be added in the next two or three years. Gene Lund, 401 Clark #200, stated that he works for Benjamin Design Collaborative, the company that prepared the church’s site plan. He said they had worked hard to keep expense to the church under control while still including features that address the concerns of the neighbors. They had an interest in preserving the “organic” nature of the site and had intentionally left a large front yard and plenty of open acreage. After Phase I, there will be 200 feet or more between the facilities and the neighbors to the east. The Phase II development will probably not begin for five or ten more years, but at that time it is expected that a new drive aisle would be located about ten yards away from the residents’ lot lines, with landscape screening in between. He said the church is willing to work with the neighbors and agreed with staff that low shrubs at the L2 standard adjacent to the parking lot would provide a nice visual screen for now. 3 Bill Bielefeldt, 2217 Buchanan Drive, stated that he lives on the east edge of the subject property, next to where the parking lot may eventually be. Landscaping issues give him the greatest concern. Although he did not previously realize there would be an L3 requirement in the future, he is still concerned about being shielded from the vehicles, noise, and light pollution. He said Phase I is not necessarily a problem, but was concerned that it would take three to five years to establish the plants on the property line, so he would like them to be established during Phase I. He did not feel landscaping would be necessary along the entire length of the church lot, but would like the area next to future Phase II structures to be attended to now. He pointed out that if the property were developed as a residential district, yards would abut the existing residential properties and the houses would provide some buffer to vehicular noise and activity on the next street over. That will not be the situation here; in addition, most churches have weekday activities or may lend their facilities to day-care and other groups. Board member Miller inquired about staff’s landscaping recommendation. Perkins stated that staff decided that L2 landscaping (three feet high) next to the east side of the parking lot would be more effective than even L3 landscaping (six feet high) at the lot line because the elevation of the parking lot will further aid in blocking the view of the vehicles from the homes. She said the L3 standard would still be required near parking areas at the property line during Phase II. Board member Martin asked if the landscape standards allow for “grow time” or if the L2 continuous screen at a height of three feet is required at the time of installation. Perkins said the standards do not speak to any “grow time;” indicating to her that the standard must be met from the outset. Moved by Miller, seconded by Samuels, to ADOPT ORDER 06-14, granting a Special Use Permit to allow the establishment of a religious institution in a Residential Zoning District at 2400 Bloomington Road, with the following stipulations: 1. the applicant shall construct the building in accordance with the revised exterior elevation plans submitted to the Department of Planning and Housing on June 21, 2006, in which the steeple on the primary building complies with the maximum height standard of 60 feet; and 2. the applicant shall provide a revised site plan that includes L2 landscaping on the eastern side of the easternmost parking spaces that are located south of the proposed church. Roll Call Vote: 5-0. Motion carried unanimously. MAPPING PROJECT UPDATE: Dominic Roberge, Department of Planning and Housing, presented maps he had prepared at the request of members of the Board, showing the locations around the city of various types of permits they approve. He explained that there were no labels attached to the locations on the maps yet, but the project is still in progress. Roberge is working on a prototype for a model in which a user might be able to click on each location to determine what the permit is for, when it might expire, and other related information. He said it was possible that, at some point in the future, the maps could be made available on the internet. In the meantime, he welcomed the Board to send him comments or other feedback. 4 COMMENTS: Mr. Kindred introduced Anu Minas, an intern who will be serving in the Department of Planning and Housing for the next few months, then updated the Board on the department’s search for a new director. ADJOURNMENT: The meeting was adjourned at 7:48 p.m. Karen C. Thompson, Recording Secretary Mary Ann Lundy, Chair The next meeting of the Zoning Board of Adjustment will be a Regular Meeting at 7:00 p.m. on Wednesday, July 12, 2006, in the Council Chambers of the Ames City Hall at 515 Clark Avenue.