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HomeMy WebLinkAbout01/31/2006 C,G(,C J MINUTES OF THE WATERLOO BOARD OF ADJUSTMENT MEETING HELD ON January 31, 2006, IN THE COUNCIL CHAMBERS, CITY HALL Chairperson Moine called the regular monthly meeting of the Waterloo Board of Adjustment to order on Tuesday,January 31,2006, at 4:00 p.m. Board members in attendance were: Moine,St.John and Mixdorf. Members not present were Holdiman and Anfinson. Staff in attendance was Aric Schroeder and Shane Graham. There was 1 person from the public in attendance. I. Approval of the Minutes of the Regular Meeting on December 27, 2005. Hearing no additions or corrections,Moine approved the minutes as submitted. II. Approval of the agenda for Jann 9 31 7flO It was moved by Mixdorf, seconded by St. John, to approve the agenda as submitted. Motion carried unanimously. III. Decision I+ems 1. Election of Chairperson and Vice Chairperson for the 2006 calendar year. It was moved by Mixdorf, seconded by St. John, to nominate Moine as chairperson and Holdiman as vice chairperson for the 2006 calendar year.Motion carried unanimously. 2. Request by Ed and Wanda Hedges at 66n F. Rig Rnrk Rd for a variance to the maximum square foot size limit for accessory structures to allow for the construction of a 32'x45' (1,440sf) detached garage,with total square footage of accessory structures of 2,304 square feet,504 square feet more than the maximum allowed, and a variance to the accessory structure metal siding requirement to allow for the construction of that structure with vertical metal siding. Schroeder gave the staff report,noting that the property is located at 660 E Big Rock Rd,3/4 mile east of Highway 63 and 2 mile west of the City Limits. The property in question and all surrounding properties are zoned "A-1" Agricultural District and have been zoned as such since adoption of the Zoning Ordinance No. 2479 in 1969. Schroeder noted that the request would not appear to have a negative impact on the neighborhood, as the property is located in an agricultural setting surrounded by farm ground,including one farm building setup (including a hog confinement building) across the street. Therefore the size and metal siding of the proposed building would appear to be compatible to the surrounding uses. Schroeder noted that the applicants are proposing to build the 1,440 SF building in addition to the existing 864 SF garage to store personal property. The Zoning Ordinance restricts the total detached accessory structures to 6% of the lot size up to a maximum of 1,800 SF. 6% of the total lot area would be 7,448 SF,however the Ordinance still limits the maximum at 1,800 SF. The area of the existing and proposed garage would be 2,304 SF, 504 SF over the maximum. The applicants are also proposing that the structure utilize vertical metal siding. The Zoning Ordinance prohibits metal siding except for horizontal aluminum/steel siding common on many residential structures. Schroeder noted that in reviewing past requests for variances to exceed the accessory building limit and to allow vertical metal siding, there have been similar requests approved when the proposed structures were less than 6% of the total lot and also typically when the property was not in the middle of a residential area, and on the fringe of the community adjacent to or within BOARD OF ADJUSTMENT January 31,2006 Minutes architect to provide that information and may have more information available at the meeting, but preliminary are planning on providing an assembly area that will be rated for 243 seats. At 1 parking space per 4 seats, this would create 61 off-street parking spaces required by the Ordinance. Based on the size and dimensions of the existing off-street parking area, it would appear that this area would be able to accommodate a maximum of 18 parking spaces while still providing necessary area for turning movements necessary to enter and exit the parking area. The Ordinance indicates that the number of spaces required must be provided "off- street on the same lot as the principal permitted use". However, as part of a variance,the Board may be able to take into consideration abutting on-street parking spaces, such as the approximately 15 spaces abutting the building within the 8th Street right-of-way. This provides for a total of 33 spaces that would be available for the use. However,because parking spaces within a street right-of-way are controlled by the City of Waterloo, there is no guarantee that the spaces will always be available, as potential road or utility improvements could require the removal of such spaces, although there are no current plans that would require the loss of parking. In addition to the uniqueness of the available on-street parking spaces, the applicants are indicating that the youth ministry program currently has approximately 80 to 90 regular members, and that the do not anticipate that they would ever exceed 150 members. In addition, the applicants are indicating that the age of members ranges from 12 to 20,with an emphasis on the younger ages and the older ages typically being mentors, and have suggested that for such a group (most of which under driving age) that the required 1 space per 4 persons is excessive and suggest that 1 space per 8 persons would provide ample parking. Based on the expected maximum membership of 150, using the 1 space per 8 persons would require 19 parking spaces. Based on the expected occupancy rating of the Building Code of 243,using the 1 space per 8 persons would require 31 parking spaces. The applicants are requesting approval of the variance to require a minimum of 20 parking spaces be provided, including allowing the existing on-street parking spaces abutting the building to be counted towards the 20 spaces required subject to a condition that if said on- street parking spaces are made no longer available for any reason, that the applicants will provide a minimum of 20 off-street parking spaces (which would likely require additional paving of the grassy area along Commercial Street). Staff would recommend that the number of spaces currently available (33) be maintained. Schroeder noted that staff recommends that the variance to the number of parking stalls required be approved,as the request would not appear to have a negative impact on the neighborhood or traffic conditions in the area, the request is in conformance with the Future Land Use Map and the general intent of the Comprehensive Plan, the request is unique in that it is reusing a fairly large and open building space for a use that is primarily attended by non-driving age individuals, and subject to the following conditions: That the variance to the number of parking spaces required is only approved for the use of the premises as a youth ministry, and that a minimum of 33 parking spaces be provided for the use, including allowing the existing on-street parking spaces abutting the building to be counted towards the 33 spaces required subject to a condition that if said on-street parking spaces are made no longer available for any reason, that the applicants will provide a minimum of 33 off-street parking spaces, approved and constructed in accordance with the Zoning Ordinance. The representative for the church spoke on the request,noting that he thinks 33 parking stall was excessive given the use of the building and recommended that they be required to have only 20 stalls. There was a long discussion about how many parking stalls should be required. Moine commented that if 33 parking stalls are currently present, that they should be maintained. 3