HomeMy WebLinkAbout05-10-2017 Board of AdjustmentIOWA CITY BOARD OF ADJUSTMENT MEETING
Wednesday, May 10, 2017 — 5:15 PM
City Hall, 410 East Washington Street
Emma Harvat Hall
A. Call to Order
B. Roll Call
C. Consider the April 12, 2017 minutes
D. Special Exception Item
EXC17-00003: Discussion of an application submitted on behalf of Regina Catholic
Educational Center to allow the expansion of a General Education Facility in the Low
Density Single -Family (RS-5) zone at 2140 Rochester Avenue.
E. Board of Adjustment Information
Board update regarding a previously approved special exception (EXC16-00009)
allowing expansion of an existing Quick Vehicle Servicing use located in the
Neighborhood Commercial (CN-1) zone located at 2221 Rochester Avenue. At its April
meeting a board member had requested follow up regarding the site plan that was
approved vs. what was actually installed.
F. Adjourn
NEXT BOARD OF ADJUSTMENT MEETING:
Wednesday, June 14, 2017
If you will need disability -related accommodations in order to participate in this meeting,
please contact Sarah Walz, Urban Planning at 319-356-5239 or at Sarah-walz@iowa-
city.org. Early requests are strongly encouraged to allow sufficient time to meet your
access needs.
STAFF REPORT
To: Board of Adjustment
Item: EXC17-00003
Regina Catholic Education Center
Prepared by: Sarah Walz
Date: May 10, 2017
Applicant: Regina Catholic Education Center
2150 Rochester Avenue
Iowa City, IA 52245
319-338-5436
Contact: Doug Bottorff
2005 Rochester Court
319-430-5435
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Applicable code sections:
File Date:
Special Exception to allow expansion of a General
Education Facility in the RS-5 zone.
To construct an addition to the school building and
to expand the parking areas on the north and south
side of the school building.
2140 Rochester Avenue
38.5 acres
General Educational Use; RS-5
North:
Hickory Hill Park; P-1
East:
Residential; RM-12
South:
Commercial & Residential; CN-1, CO-1,
RS-5
West:
Residential; RS-5
144B-3A, (General Criteria); 14-4B-4D-11,
Specific criteria for general educational facilities in
the RS-5 zone.
Regina Catholic Educational Center is categorized as a General Education Use —a use that is
permitted in residential zones by special. exception only. The school property consists of
approximately 38.5 acres of land located on the north side of Rochester Avenue, just west of First
Avenue.
In April, the Board of Adjustment approved a special exception to allow an approximately 12,900
square foot building to house an athletic training facility. The applicant is now seeking a special
exception to allow an 18,500 square foot addition to the school building and an expansion of the
parking areas north and south of the building. The addition will be located on the north side of the
existing school structure and is intended to house 7 new classrooms, science lab, flex space,
stairwell/elevator, and storagelmechanical space. The school is also seeking to expand its parking
areas to provide 57 additional spaces-53 spaces in the south lot, which faces onto Rochester
Avenue; 4 additional spaces in the north lot, adjacent to the new athletic building. A number of
stormwater improvements are also planned as part of the addition in order to slow the rate of
discharge from the site.
The applicant has indicated that the goal of the expansion and related renovations within the
existing building is to bring the school building up-to-date with modern standards for educational
facilities and to allow expansion of Regina's early childhood program.
As noted in the previous special exception, Regina is in the process of designing a new secondary
access drive to First Avenue. The City has long encouraged Regina to provide this secondary
access in order to alleviate congestion at the intersection of First Avenue and Rochester Avenue
during peak hours.
ANALYSIS:
The purpose of the Zoning Ordinance is to promote the public health, safety and general
welfare, to conserve and protect the value of property throughout the city, and to encourage the
most appropriate use of land. It is the intent of the Ordinance to permit the full use and
enjoyment of property in a manner that does not intrude upon adjacent property. The Board may
grant the requested special exception if the requested action is found to be in accordance with
the specific criteria included for Section 14-4B-4D-11 pertaining to General Educational uses in
the single-family residential zones in addition to the general approval criteria for special
exceptions as set forth in Section 14-413-3A.
The applicant's comments regarding each of the specific and general standards are included on
the attached application form. Staff comments related to the specific and general approval criteria
are set forth below.
Specific Standards: 14-4B-4D-11, General Educational Facilities In the RS-5 zone
According to the Iowa City Zoning Code, a General Education Use is defined as elementary and
secondary schools below university grade (ordinarily grades one through 12), including
denominational and sectarian schools, kindergartens and military academies. Section 14-4B-
4D-11 provides that a general education facility may be expanded in the RS-5 zone by special
exception according to the following criteria:
a. The following setbacks are required in lieu of the setbacks specified in the base zone.
However, the Board of Adjustment may reduce these setbacks, subject to the approval
criteria for setback adjustments as specified in subsection 14-2A-465, "Adjustments to
Principal Building Setback Requirements", of this title.
(1) Front: Twenty feet (20').
(2) Side: Twenty feet (20').
(3) Rear: Fifty feet (50').
FINDINGS: The proposed building addition is located at the back (north side) of the existing
school structure. The addition is set back more than 100 feet from the nearest (east) lot
line.
b. The proposed use will be designed to be compatible with adjacent uses. The Board of
Adjustment will consider aspects of the proposed use, such as the site size, types of
accessory uses, anticipated traffic, building scale, setbacks, landscaping, and location and
amount of paved areas. The board of adjustment may deny the use or aspects of the use
that are deemed out of scale, incompatible, or out of character with surrounding residential
uses, or may require additional measures to mitigate these differences. Additional
requirements may include, but are not limited to, additional screening, landscaping,
pedestrian facilities, setbacks, location and design of parking facilities, and location and
design of buildings.
Given that large parking lots can seriously erode the single-family residential character of
these zones, the Board of Adjustment will carefully review any requests for parking spaces
beyond the minimum required. The board may limit the number of parking spaces and the
size and location of parking lots, taking into account the availability of on street parking, the
estimated parking demand, and opportunities for shared parking with other nonresidential
uses in the vicinity of the use.
FINDINGS: The proposed two-story addition will extend approximately 65-70 feet from the
rear of the existing school building. A number of temporary and/or shed like structures that
are currently placed in this location will be removed from the property in order to make
space for the addition.
While the design of the addition is not yet complete —Regina has recently initiated a capital
campaign to finance the expansion and expects that it will take 2 years to raise the funds
necessary to design the building and commence construction —the applicant has indicated
that the new addition will complement the existing structure. Building design will be
reviewed by staff as part of the permitting process.
The applicant proposes to create 53 additional parking spaces in the parking area to the
south of the school, along Rochester Avenue. The applicant has submitted a parking study
with this application. A Minor Modification is also necessary in order to allow parking in
between the building (see item 1" below).
Based on current facilities, Regina is required to provide a minimum of 202 parking spaces.
The existing parking areas provide 243 spaces: 77 in the south lot and 166 in the north lot.
With the proposed addition, Regina will be required to provide a minimum of 226 spaces.
The school proposes to provide 300 total spaces: 130 in the south lot and 170 in the north
lot.
The applicant has indicated that current parking demand outstrips supply, especially during
athletic and other special school events, which include music and theatre performances,
monthly all -school religious services, graduation, parents' day, etc. During these events,
cars often park in the drop-off circle and fire lane and on grassy areas that line the parking
lots. Similar to other schools, overflow parking, especially for special events, is
accommodated on streets in the surrounding neighborhoods. Woodridge Avenue and
Winston Drive provide the nearest opportunities for on -street parking with a pedestrian
connection directly to the west edge of the Regina property, near the athletic fields. Rita Lyn
Court, an approximately 700-foot cul-de-sac provides some additional on -street parking
capacity. Most other nearby streets are located no less than a quarter mile from the school
building, and some (especially those to the northeast) are not easily accessible to the site
due to topography.
The additional parking spaces requested are intended to more closely align with actual
current demand for parking on the site. The applicant is proposing parking on the south side
of the school, near Rochester Avenue, for the following reasons:
Sidewalk as
Woodd
• Green island space in both the north and south parking areas are used for
stormwater management and both green spaces will be enhanced as part of the
school expansion to provide improved stormwater management.
• The existing site layout, building, and topographic constraints on the property make
providing parking in other areas impractical.
• The existing parking area to the north of the school building will be used as a
staging area during the construction of the athletic building and school addition such
that some of the parking spaces may be occupied temporarily.
• Properties across the street from the parking area are nearly all commercial uses
(part of the neighborhood commercial zone) save for two houses located at the
north end of Rita Lyn Court.
Planned access drive
and sidewalk from First
Ave.
The above aerial view shows surrounding residential streets and access points to the site. On -street parking is prohibited on First
Avenue and Rochester Avenue. A sidewalk access from Woodridge Avenue provides one option for vehicles that park in the
neighborhood to the west. The nearest on -street parking is on Woodridge Avenue to the west and Rita Lyn Court, a short cul-de-sac to
the southeast. Other on street parking may be found on Rochester Court, to the southwest and Tudor Drive or Post Drive, which are all
approximately a quarter mile from the front door of the school building. The new access point onto First Avenue may encourage for more
pedestrian access or overrow parking on neighborhood streets to the northeast, such a Stuart Court and Bluffwced Circe, which are a
quarter mile away at their nearest point. The topography of First Avenue, north of the First and Rochester intersection, may deter people
from walking in from/parking in these neighborhoods.
Staff believes that the request to expand the parking beyond the minimum requirement is
reasonable based on the information referred to above and the attached parking study. In
order to minimize the paved area and provide a more substantial buffer, the applicant has
agreed to reduce the driveway aisles from 24 feet to 22 feet (the minimum allowed by code)
and to include one row of compact parking spaces. These changes will allow 7 additional
feet of space between the south property line and the parking area —that is a setback of no
less than 20 feet. The proposed parking area, which will be set below grade (requiring a 3-
foot retaining wall) with additional landscape screening as required by code, will effectively
screen the first row of parking.'
d. The proposed use will not have significant adverse effects on the livability of nearby
residential uses due to noise, glare from lights, late night operations, odors, and litter.
FINDINGS: The Regina school campus functions similar to City High and Southeast Junior
High (east Iowa City's two largest schools) in terms of school days, traffic, and nighttime
functions. By providing the required screening and maintaining no less than a 20-foot
setback for the parking area, the expansion of parking area will not have a significant
adverse effect on nearby residential uses.
e. The building official may grant approval for the following modifications to an educational
facility, without approval from the Board of Adjustment, upon written findings that the
modification will not be detrimental to the public health, safety, or welfare, or be injurious to
the other property or improvements in the vicinity and in the zone in which the property is
located:
(1) An accessory storage building less than five hundred (500) square feet in size.
(2) A building addition of less than five hundred (500) square feet, provided the addition
does not increase the occupancy load of the building.
Not Applicable.
f. If the proposed use is located in a residential zone or in the central planning district, it must
comply with the multi -family site development standards as set forth in section 14-213-6 of
this title.
FINDINGS: The proposed building addition is located on the back of the school, out of view
from the public street, the multi -family building design standards are not applicable. Due to
constraints on the site that limit the opportunity to provide additional parking, the applicant
has secured a Minor Modification to allow parking in the area between the school building
and Rochester Avenue subject to a set of conditions regarding the minimum setback and
screening of the parking area, which are included in the staff recommendations for this
special exception.
General Standards: 14-4B-3, Special Exception Review Requirements
1. The specific proposed exception will not be detrimental to or endanger the public
health, safety, comfort or general welfare.
FINDINGS: The new secondary driveway entrance from First Avenue will help to alleviate traffic
congestion at the intersection of Rochester and First. Maintaining a substantial setback between
the parking area and sidewalk will help to preserve the safety of the pedestrian area.
Modifications to the parking areas and the new access drive onto First Avenue will require the
school to provide pedestrian access routes from the parking areas and the public sidewalk to
S2 Variable height screen: The S2 standard is a buffering treatment that uses distance and low level screening to
separate uses from the public right-of-way, from other zones, to define edges and separate vehicular use areas from
pedestrians. The standard is applied where moderate screening is necessary to soften the impact of uses or paved
areas, but where some visibility between areas is more desirable than a total visual screen. The required materials
include enough shrubs to form a landscape screen between 2 and 4 feet in height. At least one third of the shrubs
must grow to not taller than 4 feet in height.
2 The Multi -family site development standards (14-2B-6) include a provision for a minor modification to adjust specific
site requirements in certain qualifying situations: "The configuration of the lot or other existing physical condition of
the lot makes the application of a specific standard impractical." The applicant is required to show that the alternative
site plan satisfies a set of criteria intended to preserve public safety and will not be injurious to property in the vicinity.
the building entrances (New sidewalks along the drives are shown in blue on the submitted site
plan.)
2.The specific proposed exception will not be injurious to the use and enjoyment of
other property in the immediate vicinity and will not substantially diminish or impair
property values in the neighborhood.
FINDINGS: Maintaining a minimum 20-foot setback for the front parking area will reduce
the impact of the additional parking in an area that is a pedestrian corridor for the
surrounding neighborhoods and will be appropriate given the standards in the adjacent
Neighborhood Commercial zone for reducing views of surface parking. Additional
landscape screening is required between the parking area and the street.
There has been an ongoing issue with stormwater run-off at the north side of the site,
where the Regina property abuts Hickory Hill Park, The City has attempted to resolve this
for several years as erosion is undermining a trail in the park. Approval of this special
exception should be subject to the following conditions:
Prior to paving of the south parking area, the applicant must submit a plan to and receive
approval from the Park and Recreation Director to address stormwater runoff concerns
at the north end of the Regina property; and
Prior to a permit being issued for the building addition, the plan must be implemented,
inspected, and approved by the Parks and Recreation Director.
3. Establishment of the specific proposed exception will not impede the normal and
orderly development and improvement of the surrounding property for uses permitted in
the zone in which such property is located.
See items 1 and 2 above.
4. Adequate utilities, access roads, drainage and/or necessary facilities have been or
are being provided.
FINDINGS: Regina is currently in the process of designing a new secondary access drive to
First Avenue in order reduce congestion at the Rochester intersection. Approval of the special
exception should be subject to construction of this access drive.
5. Adequate measures have been or will be taken to provide ingress or egress designed
so as to minimize traffic congestion on public streets.
FINDINGS: See number 4 above.
6. Except for the specific regulations and standards applicable to the exception being
considered, the specific proposed exception, in all other respects, conforms to the
applicable regulations or standards of the zone in which it is to be located.
FINDINGS: Parking areas must be brought into compliance with design standards in the zoning
code, including landscape screening and shade trees, pedestrian access routes, and lighting. In
the case of the south parking area, a retaining wall approximately 3 feet in height will help
screen the first row of parking and minimize headlight giare. A monument sign located near
Rochester Avenue must be relocated according to the setback standards in the code. Bicycle
parking must also be provided in accord with the standards in the zoning code.
7. The proposed use will be consistent with the Comprehensive Plan, as amended.
FINDINGS: The Comprehensive Plan allows educational facilities in residential zones so long as
they are compatible with the surrounding residential neighborhoods. The Central District Plan
designates this property as an institutional use because of Regina's historic use of the property.
Regina is, in many ways, a neighborhood school that contributes to the livability and walkability of
the Central and Northeast Planning Districts and expands the many educational options that exist
in Iowa City. Regina's continued operation within the centrally located neighborhood and its ability
to provide complementary facilities, including athletic facilities, similar to what is provided at other
area public schools is appropriate.
STAFF RECOMMENDATION:
Staff recommends approval of a special exception for the expansion of a general educational
facility to allow a school building addition of approximately 18,500 square feet and expansion of
the parking areas to allow up to 300 parking spaces, subject to the following conditions:
a. Completion of a secondary drive access to First Avenue prior to issuance of a building
permit for the new school addition;
b. Substantial compliance with the plans and elevations submitted with this application;
c. The parking area setback along Rochester Avenue should be set back no less than 20
feet from the street right-of-way line (south property line) in order to preserve as many
mature trees as possible, and mature trees that are removed should be replaced in
consultation with planning staff;
d. North and south parking areas and drives must be brought into conformance with all
parking standards, including paving, screening, shade trees, pedestrian access, and
lighting;
e. Bicycle parking must be provided in conformance with code standards; and
f. Prior to paving of the south parking area (near Rochester Ave), the applicant must
submit a plan to and receive approval from the Park and Recreation Director to
address stormwater runoff concerns at the north end of the Regina property; and
g. Prior to a permit being issued for the building addition, the stormwater plan must be
implemented, inspected, and approved by the Parks and Recreation Director.
The term of this special exception should be extended to 2 years to allow Regina the opportunity
to complete the fundraising for the school expansion.
ATTACHMENTS:
Location map
Aerial views
Application materials
Approved by: 1 ./ / 07"'W _'_'—,
John Yapp, Development Servic s Coordinator,
Department of Neighborhood and Development Services
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CITYOFIC-CITYCLE€K
2017 APR 14 AM9:23
CITYOFIC-CITYCLE€K
2017 APR 14 AM9:23
APPLICATION TO THE
BOARD OF ADJUSTMENT
SPECIAL EXCEPTION
DATE: 4/10/2017
PROPERTY PARCEL NO. 1011178001
PROPERTY ADDRESS: 2140 Rochester Ave
PROPERTYZONE: RS-5
PROPERTY LOT SIZE: 37.9
APPLICANT:
Name: Regina Inter -Parish Catholic Education Center
Address: 2140 Rochester Ave
Phone: 319 338-5436
CONTACT PERSON:
Name: Doug Bottorff
(if other than applicant)
Address: 2005 Rochester Court
319 430-5435
Phone:
PROPERTY OWNER:
Name: Jason Dumont
(if other than applicant)
2140 Rochester Ave
Address:
319 338-5436
Phone:
Specific Requested Special Exception; please list the description and section number In
the zoning code that addresses the specific special exception you are seeking. If you
cannot find this information or do not know which section of the code to look in, please
contact Sarah Walz at 356-5239 or email sarah-waiz@iowa-cW.org.
Purpose for special exception: Expansion of a general education facility in the residential zone.
This will increase parking in an existing lot along Rochester Ave.
Date of previous application or appeal filed, if any: N/A
-3-
D. General Approval Criteria: In addition to the specific approval criteria addressed In
"C", the Board must also find that the requested special exception meets the
following general approval criteria or that the following criteria do not apply. In
the space provided below, or on an attached sheet, provide specific Information,
not just opinions, that demonstrate that the specific requested special exception
meets the general approval criteria listed below or that the approval criteria are
not relevant in your particular case.
1. The specific proposed exception will not be detrimental to or endanger the
public health, safety, comfort, or general welfare.
The parking lot addition will not be detrimental or endanger public health, safety,
comfort or general welfare. It will be designed to meet City's parking lot
requirements, reduces storm water rate of release from the site, and is located to
result in minimal visual impact to the neighborhood.
It will provide for a safer operations of Regina Education Center.
2. The specific proposed exception will not be injurious to the use and
enjoyment of other property in the immediate vicinity and will not
substantially diminish and impair property values in the neighborhood.
The parking lot addition is constructed below the adjacent properties limiting
lighting from cars impacting adjacent properties. The function of the expanded
parking lot will remain as it does today by providing safe parking for parents, staff
and visitors to Regina.
Regina is located near a busy intersection, commercial business such as a gas
station, take-out pizza, drug store, etc...the immediate vicinity won't see a
change in use or operations of the school.
3. Establishment of the specific proposed exception will not impede the normal
and orderly development and Improvement of the surrounding property for
uses permitted in the district In which such property is located.
This exception will not impede normal development to the surround areas. The
parking lot expanded has been original to the building.
4. Adequate utilities, access roads, drainage and/or necessary facilities have
been or are being provided.
The parking lot will be designed to meet utility and drainage requirements by the
City. Necessary upgrades, including relocation of the building sign, will be part
of the parking lot expansion.
-a-
6. Adequate measures have been or will be taken to provide ingress or egress
designed to minimize traffic congestion on public streets.
The expansion of the parking will not directly impact traffic congestion. Regina is
improving the traffic flow in and out of the property with another project that is
proposing a new access drive off of First Ave. Overall site improvements will
reduce congestion to the public streets.
6. Except for the specific regulations and standards applicable to the special
exception being considered, the specific proposed exception in all other
respects conforms to the applicable regulations or standards of the zone In
which it is to be located. [Depending on the type of special exception
requested, certain speclflc conditions may need to be met. The applicant
will demonstrate compliance with the specific conditions required for a
particular use as provided in the City Code section 14-4B as well as
requirements listed in the base zone or applicable overlay zone and
applicable site development standards (145A through K).]
Yes
7. The proposed use will be consistent with the Comprehensive Plan of the
City.
Yes
SHIVCHATrERY
ARCH ITECTU RE -EN GIN EER ING
MEMO
TO: Sarah Walz, City of Iowa City
FROM: Doug Bottorff, Shive-Hattery
DATE: April 4, 2017
RE: Regina Catholic Education Center — Parking Lot Study
Introduction
Regina is currently in a Capital Campaign for two phases of improvements over the next several years
(depending on fundraising). This document provides information to support the Minor Modification and
Special Exception processes to receive approval to add parking to the existing parking lot on the south
side of Regina adjacent to Rochester Avenue. This identifies the planned parking lot improvements and
discusses the current and proposed parking capacity for each phase. In short the overall goal for the
Regina community is to provide additional parking capacity for school events that will improve traffic
flow, provide safe routes for emergency vehicles, place safe parking in areas that are accessible to the
school entrances and replace parking that will be eliminated as part of improvements for the school
expansion and traffic flow improvements.
Statement of Need
Regina intends to invest significant funds to improve classroom facilities, onsite drop-off and bus traffic
flow, as well as improve parking on the south side of the facility to provide safe and accessible
additional parking as close to the school as.
The additional parking proposed will reduce the risk and damage associated with overflow parking that
currently exists for typical and common events at the school. Additional parking demand on the south
side can be observed during the school year to support events such as:
1. Educational, pre-school and miscellaneous school activities when families are invited to attend
events such as graduation, grandparents day, band and orchestra concerts, choir concerts,
junior high play, elementary invention conventions, etc.
2. Religious activities such as all school masses and all school prayer services that occur once a
month.
Currently when overflow parking space is required for these activities cars are parking along the drop-off
circle which is a fire lane, the western exit drive and turf areas adjacent to the parking lot. We
approximate that this overflows accommodates 50 +!- additional vehicles, but creates difficult vehicular
and pedestrian traffic through the lot for users and potentially emergency vehicles. See attachment for
location of current overflow parking.
Additional parking added on the north side of the facility is problematic and financially infeasible for
Regina due to the cost to:
1. Relocate the existing storm water basin
2. Relocation or modifications to the existing athletic fields
3. Facilities necessary to create accessible pedestrian routes to navigate the large grade
change from a parking lot at the bottom of the significant slope that exists north of the
school.
There is very little nearby available on -street parking in the neighborhood that can be identified as
adequate additional parking capacity.
Projwt # 116427-1
Shiw-Hattery 12839 Northgate Driw I Iowa City, IA 52245 1 319.354.30401 fax 319.354.6921 1 shW-hatwycan
Page 2 of 7
The combination of the educational events and inability to add significant parking on the north side of
the facility or on -street parking results in Regina respectfully requesting relief from code requirements
prohibiting the addition of 53 stalls to the south lot. This additional capacity is important to the school as
it will help to alleviate parking demand by providing parking space that normally parks near and in the
emergency vehicle routes, under trees, and on turf.
Project Phasina
The proposed project phasing to improve parking and traffic:
Provide a new access drive off of First Avenue.
This will allow a significant portion of the traffic flow dropping off students to enter off
First Avenue and exit on to Rochester Avenue. This eliminates a problematic bottle
neck that currently exists on the south side of the school. Attached to this document
are the site traffic maps submitted as part of the traffic impact study that illustrate the
proposed traffic flow.
Add approximately 53 stalls to the south parking lot between the school and Rochester Avenue.
This increases capacity from 243 stalls to 296 to assist with resolving overflow parking.
Additionally, it provides parking to replace approximately 33 stalls that will be lost as
part of the future school addition (Phase 2) project that will construct 7 new junior high
classrooms, 1 high school lab classroom and a new competition gym.
School addition as part of phase 2 scope of work.
Regina plans to add back stalls for a net gain of t4 new stalls to the north parking lot to
result in approximately 300 stalls at the completion of the projects if available. This has
yet to be designed.
Proposed South Parkins Lot Addition
The proposed construction of the south parking lot includes:
A retaining wail along the south edge of the proposed parking lot provides a natural barrier to
minimize the negative impacts to the predominately commercial properties across Rochester
Avenue. This wall will be approximately 30' away and 5' below the north curb line of Rochester
Avenue. Regina requests that this wall serve as the means to satisfy screening requirements
instead of the typically required S2 screening. It should be noted Regina intends to keep as
many trees as grading will allow and will add several additional trees between the wall and the
sidewalk to fill gaps.
The design of the proposed lot reduces the visual impact of the parking lot addition and will result in
safe and accessible parking for the facility.
Please let us know if you have any questions concerning the information presented in this memo.
DJB/mas
Encs.
Copy:
Project# 116427.1 I April 4, 2017
SHN/CHATTGRY
ARCH ITECTURE+ENGINEERING
Page 3 of 7
Attachment A
Parking Stall Count Analysis per Phase
Current Code Required Parking
Classrooms
Stalls/classroom
Total
Elementary and Middle School
classrooms
21
2
42
High School Classrooms
16
10
160
Code Total
202
Existing
Conditions
South Lot
North Lot
Total
Existing
Canacity
77
1AA
I A
Proposed Parking for South Parking lot modifications
(planned for 2017)
South Lot North Lot Total
Current 77 166
Proposed parking lot addition
2017 53 0
130 166 296
No classroom changes that impact parking requirements 202
Proposed Parking for North Parking Lot modifications for Phase 2
Current Code Required Parking
Classrooms
Stalls/classroom
Total
Elementary and Middle School
classrooms
21
2
42
High School Classrooms
16
10
160
Proposed Phase 2 Addition
Junior High Classrooms
7
2
4
High School Classrooms
1
10
10
Code Total
226
South Lot
North Lot
Total
Current
130
166
Proposed parking lot addition
Net Gain Phase 2 (To be
determined by final design)
0
4+/-
130
170
300
Project # 116427-1 1 April 4. 2017 SH IVEFIATTERY
ARCH ITECTURE+ENGINEERING
Page 4 of 7
Attachment B
Traffic Studv Flow M
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FIGURE 2: SITE TRAFFIC JISTRIBJTION MAP
R€GINA CAV IOLIC EU. IRAFFIC IMPACT' S IUDY SHIVEI- EYtTtftY
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Existing Traffic Flow
Project # 116427-1 1 April 4, 2017 SH IVEHATVE RY
A R C H IT E C i U RE+ENGINEERING
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REGINA CATHOLIC ED. TRAFFIC IMPACT STUDY
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Project # 116427-1 1 April 4, 2017
SHIVCHATTERY
ARCHITECTURE+ENGINEERING
Page 6 of 7
Attachment C
REGINA EDUCATION CENTER
OVERFLOW PARKING AREAS I°` '
View looking west
Project # 116427-1 1 April 4, 2017 SH IVEHATI"E RY
ARCHITECTURE+ENGINEERING
Page 7 of 7
Attachment 1]
Project # 116427-1 1 April 4, 2017 SH IVEFlA-rrE W
ARCHITECTURES ENGINEERING
Minor Modification Application Responses
4. Regina Catholic Education Center has been a long-standing pre-school and k-12
educational facility on Rochester Avenue since 1958. The existing classroom building site
on top of the site looking over the athletic fields approximately 30' below the finished floor of
the school building. By allowing the addition of parking to the existing parking lot on the
south side of the facility Regina can provide discrete parking while providing safe and
accessible pedestrian mutes to the classrooms without navigating a 30' slope. The most
common need for additional parking is during educational and religious activities that draw
overnow parking on to the grass and in the fire lane on the south side of the facility.
5.
The requested modification will not be detrimental to the public health, safety, or welfare or
be injurious to the other property or improvements in vicinity and in the zone in which the
property is located because the proposed site improvements such as the new access drive
from First Avenue, new bus and drop-off traffic flow, and reducing the overflow parking in
the fire lane that could potentially slow emergency vehicle response Regina is proposing
improvements that will increase safety on the educational campus.
B. We understand that the intent of the multi -family site development standards for parking to
be:
To protect and enhance the pedestrian environment (sidewalks) by separating
vehicle use areas from pedestrian.
To establish the character of the zone.
To minimize the negative externalities of large parking areas.
Regina understands the intent of the standard and is proposing the following in an effort
to meet the intent of this standard by:
Proposed lot has as large of a setback as possible and is located approximate 30' from
the north curb line of Rochester Avenue.
The south edge of the proposed parking lot addition is approximately 5' below
Rochester Avenue. This will prevent headlight from cars lighting up the gas station,
dentist office and one residential property on the south side of Rochester Avenue.
By maximizing the space between the sidewalk and the parking lot there is
approximately 20' of clear separation for landscape screening.
The remaining areas of the south lot will be brought into conformance with parking area
standards.
Additionally, as part of the improvements, the new access road from First Avenue, the new
athletic building and proposed south lot, by creating a new basin near the south lot and
enlarging the existing basin in the north lot Regina has developed a new site storm water
strategy that reduces the overall rate of stormwater leaving the site from the most significant
non -permeable discharges from the upper building site. The north basin ideally would be
used for parking, but because of the required storm water strategy it is no longer a viable
option for paving.
MINUTES PRELIMINARY
BOARD OF ADJUSTMENT
APRIL 12, 2017 — 5:15 PM
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Gene Chrischilles, Connie Goeb, Becky Soglin, Tim Weitzel
MEMBERS ABSENT: Bryce Parker
STAFF PRESENT: Susan Dulek, Sarah Walz
OTHERS PRESENT: Doug Bottorff, Jason Dumont, Dana Christiansen
CALL TO ORDER:
The meeting was called to order at 5:15 PM,
ROLL CALL:
A brief opening statement was read by Soglin outlining the role and purpose of the Board and the
procedures that would be followed the meeting.
CONSIDER THE JANUARY 11 2017 MINUTES:
Goeb moved to approve the minutes of January 11, 2017 with minor edits. Chrischilles seconded
the motion.
A vote was taken and the motion carried 4-0.
SPECIAL EXCEPTION ITEM EXC17-00002:
Discussion of an application submitted on behalf of Regina Catholic Educational Center to allow
the expansion of a General Education Facility in the Low Density Single -Family (RS-5) zone at
2140 Rochester Avenue.
Walz distributed to the Board a sheet on the building elevations that had been left out of the packet
they received. The Regina Education Center is located on Rochester Avenue close to the
Rochester Avenue and First Avenue intersection in the northeast part of Iowa City. Walz showed
images of the property, and noted it is located in the low density single-family (RS-5) zone and
showed the zoning map of the surrounding map uses. There is a RM-12 zone to the east and a
neighborhood commercial zone to the south, and Hickory Hill Park (a public zone) to the north.
The School property is just under 40 acres in size. The application is to allow an expansion of a
General Education Facility (any K-12 school) in the RS-5 zone —any building expansion of more
than 500 square feet requires a special exception. Walz explained that public schools are zoned a
public zone and are subject to slightly different standards and are reviewed administratively
because they are not part of the residential zone. Iowa City does not have a lot of private schools.
Staff tries to approach these applications with this in mind.
Board of Adjustment
April 12, 2017
Page 2 of 9
The applicant proposes to construct a new 12,973 square foot (120 x 110 approx.) building to
serve as an athletic training facility. The two story structure will include bathrooms and weight
training and wrestling rooms on the first floor; the second floor will provide turf and a batting facility.
The applicant has anticipated the occupant load to be 20-30 people; the building is not intended or
designed for use by spectators. The Board was given elevation plans and footprint to review in
their packets. Similar facilities do exist at the public high schools in Iowa City. The proposed
building is a pre-engineered metal wall building on concrete foundation. The structure will be built
into the topography such that the average height is 34.28 feet. The maximum height allowed for
residential structures in the single-family zones is 35 feet.
Walz shared as a point of information, Regina Educational Center is in the process of planning for
an expansion of the school building in the near future. Because that expansion is somewhat
complex, involving improvements and expansion of parking areas and stormwater handling -and
has the potential to generate additional traffic, staff recommended the organization move forward
with the request for this accessory use separate from the application for an expansion of the
school building and parking areas. The Board's review and decision regarding this application does
not set a precedent for any future application.
Walz also noted that Regina is in the process of designing a new secondary access drive from First
Avenue. The City has strongly encouraged Regina to provide a secondary access point for some
time, and they have now acquired the adjoining property to allow that access to First Avenue.
Over the past ten years, Regina has gone through the special exception process several times to
allow small out buildings and other minor changes. In each case, the City included in its report a
mention of a desire for Regina to provide this secondary access in order to put the school, the
public, and the board on notice that a drive should be developed. The new driveway will allow cars
to exit both to the left and right, but will only allow entrance from the right —cars traveling south on
First Avenue. This should alleviate congestion at the intersection, especially during the morning
peak hour. While the proposed facility will not generate additional traffic to the site, the City is once
again noting the desire for this drive to improve traffic circulation during peak travel times.
Walz stated the first specific standard is that it meets the setback requirements of 20 feet front, 20
feet on the sides, and 50 feet on the rear. This proposal exceeds all those requirements.
The proposed athletic facility is located behind the School and parking area and will not be readily
visible from any of nearby streets and the nearest property lines are located 57 feet to the south
and 66 feet to the east where the Regina property abuts neighboring residential zones.
The proposed use should be designed to be compatible with adjacent uses. The Board of
Adjustment will consider aspects of the proposed use, such as the site size, types of accessory
uses, anticipated traffic, building scale, setbacks, landscaping, etc. The proposed building will be
located on a high point on the landscape with the tallest side of the building facing north where the
topography is sloped. Setbacks from the abutting residentially zoned property are in excess of the
20-foot side setback requirement. Surrounding tree coverage should minimize views from nearby
roadways and adjacent residential properties. mature trees along the east property line will help to
soften views of the large structure from property to the northeast, where the residential structure is
set at a much lower elevation. There is a line of mature trees on a neighboring property will reduce
views from the southeast, where residential structures are set at a similar elevation. Staff has
suggested some landscaping to break up the facade along the southeast comer even through
there are trees on the neighboring property.
Given that large parking lots can seriously erode single-family residential character of these zones,
the Board of Adjustment will carefully review any requests for parking spaces beyond the minimum
Board of Adjustment
April 12, 2017
Page 3 of 9
required. Walz stated there is no parking required or proposed for this expansion.
The proposed use will not have significant adverse effects on the livability of nearby residential
uses due to noise, glare from lights, late night operations, etc. Walz explained that all of the
activities in association with this facility will take place in the interior of the building, so there should
be few externalities.
Walz explained that item E from the general standards, related to small additions, is not applicable
in this situation. Item F states if the proposed use is located in a residential zone or in the central
planning district, it must comply with the multi -family site development standards. Staff has noted
that this will be a pre-engineered metal building. Walz explained that the purpose of the multifamily
design standards is to create entrances that are visible to the street, street facing facades, and
parking behind. Given the location of the building to the rear of the school where it is not readily
viewed from any public street, the additional building design standards do not apply, however the
building is subject to design review and provides the sort of visible entrance described in the
multifamily standards.
With regards to the General Standards, the specific proposed exception will not be detrimental to
or endanger the public health, safety, comfort or general welfare. The proposed facility exceeds
the minimum setback requirements from adjacent residential property and not generating
increased traffic to the site.
The specific proposed exception will not be injurious to the use and enjoyment of other property in
the immediate vicinity and will not substantially diminish or impair property values in the
neighborhood. All activities will take place inside the building and Staff has suggested that Regina
choose a muted color for the building so it fits into the site.
Establishment of the specific proposed exception will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the zone in which
such property is located. Walz reflected on the first two General Standards for similar findings.
She also noted Regina has become somewhat of a neighborhood school in the northeastern part
of Iowa City —an area with healthy property values, a fairly walkable portion of the community —
having Regina continue to thrive in this location adds to the many educational options for this part
of Iowa City. Therefore allowing it to expand with facilities that are not atypical for public schools
seems appropriate.
Adequate utilities, access roads, drainage and/or necessary facilities have been or are being
provided. Walz stated all the utilities and access roads are already provided for this property,
including a new driveway. However, there are some stormwater drainage issues on this larger
property. The new addition will drain to the east and tie into the stormwater facility on First Avenue,
and have intakes that will go into the existing stormwater facility. Other areas of the site that are
having issues are being discussed between Regina and City Staff to find resolutions. Waiz said
the new driveway will help in ingress and egress, and Staff does not anticipate that the facility
since the activities that will be going on in this addition have already been going on elsewhere on
the site.
Except for the specific regulations and standards applicable to the exception being considered, the
specific proposed exception, in all other respects, conforms to the applicable regulations or
standards of the zone in which it is to be located. Given the placement of the building on the
property, staff believes the multi -family building design standards are not warranted.
The proposed use will be consistent with the Comprehensive Plan, as amended. The
Board of Adjustment
April 12, 2017
Page 4 of 9
Comprehensive Plan allows educational facilities in residential zones so long as they are
compatible with the surrounding residential uses. The Central District Plan designates this
property as an institutional use because of Regina has been present on the property for such a
long time. Walz reiterated it is regarded by many and functions as a neighborhood school that
contributes to the value and identity of the area of Iowa City.
Staff recommends approval of a special exception for the expansion of a general educational
facility to construct a two-story athletic training facility subject to the following conditions:
a. Substantial compliance with the plans and elevations submitted with this application
b. Design Review approval
c. Additional landscaping (tall evergreen trees) at the southeast corner of the building
Soglin asked the applicants to come forward and address the Board
Douo Bottorff (Shiva Hattery) thanked the Board for their consideration
Goeb asked how long Regina has been located at this property. Bottorff replied since the mid -
fifties. Goeb asked if they have always owned all the land, or have more parcels had been
purchased over time. Bottorff said the parcel that allows for the driveway to First Avenue was
acquired later, but he believed the rest or the property is all part of the original site.
Goeb asked if the attendance to the School has been steady over the years.
Jason Dumont (Chair, Buildings and Grounds Committee, Regina Board of Education) said at the
all-time high the enrollment was about 900 total (K-12) they then dropped to 816 and are at about
840 now.
Goeb asked about the possible expansion and wondered if that was space concerns or
modernization. Dumont said that would be addressed in detail when that application comes
forward but it is mostly modernization.
Goeb asked what the plans were for the outside of the addition in terms of color. Dumont said it
would be matched to the existing school building color, it would not be a bright color —not blue and
gold.
Soglin asked about the tree stands and what type of trees are there, noting that ash trees are
probably going to be lost in the next five years or so. Dumont noted that a lot of the trees are
younger trees and are scrub brush. The plantings they will do on the south side will be evergreen
type. Walz stated there are some oaks and evergreens on the property. Dumont said if there were
any issues with trees and some were lost, they would plant new ones.
Soglin asked about the wrestling camp that will be held in the new addition, if it would be larger
than prior camps. Dumont said the addition is just replacing the older metal buildings on the
backside of the building and the camp size would be the same and for Regina students.
Soglin opened the public hearing.
Dana Christiansen (549 North First Avenue) which is the multi -family building to the north and east
of Regina. He lives in the northwest corner of the building and will get a limited view of this
addition. Christiansen voiced some frustrations based on circumstances such as when his building
was being developed the site planning pushed it as far north on the lot as possible in order to have
Board of Adjustment
April 12,2017
Page 5 of 9
a limited impact on the ravine and the woods. Then an apartment building developed further north
of his building and it was pushed (during the site review process) as far south on its lot as possible
to limit impact on Hickory Hill Park. Therefore there is the absolute minimum of setback between
the two buildings. Trees were lost, and now even the area they were preserving during the
construction of their lot is now being developed. The trees removed to the north were
characterized by Staff as scrub trees and while that might mean they don't have much lumber
value each spring he witnessed at least a dozen species of warblers migrating through.
Christiansen looked at the Regina site last weekend and from what he could tell from a stake
labeled "southeast corner" of the building it appears this addition will be placed in a heavily wooded
and vegetative area. There are evergreens and cedars that will not be available to screen anything
as the footprint of the addition will land on them. There is a large oak tree that appears to be in the
path of the driveway. Christiansen appreciates Staff pointing out that screening is necessary, but
the southeast corner is not the only one that needs screening. The northeast corner of the new
addition will be the biggest piece fagade visible to anybody and it what his building will look out
upon. Even in tasteful brown colors the addition will be extraordinarily visible, especially during
winter months. To Regina this is an unused corner of its property, but it will impact the neighbors.
Christiansen stated Regina tries to be a good neighbor, but there are some poorly aimed lights in
the parking lot, and is concerned what kind of lighting will be part of this project. He is happy to
hear stormwater will be taken care of through existing storm drains and knows any development
uphill from his building will help with drainage.
Chrischilles asked Christiansen if he thought Regina might expand one day when he purchased his
condo next to the School. Christiansen said he had no thoughts and knows the future is not
guaranteed. Chrischilles asked what Christiansen is seeking as a remedy for his concerns.
Christiansen replied that he would like to know that Regina examined all other comers of its
property to see if there is another location that doesn't impact on a neighbor quite so close. He
wants assurance that the project can be screened and that the loss of habitat can be mitigated. He
would like to be assured it will not be another floodlight shining into his building, and also if an
engineered steel building is the right choice. Chrischilles noted that it appears from the proposal
there will still be trees between the addition and Christiansen's building. Christiansen noted he can
see the school building from his condo currently.
Dumont addressed the Board to reply to how the location was chosen and stated it was because it
will be on the new access road, the utilities are easily accessible, and ability to control stormwater.
Chrischilles asked about exterior lighting on the building. Dumont said on the north side there will
be one outdoor light because there will be an entrance there, but there will not be any lighting
added to the east side of the building. There will be some lightening and security cameras on the
front of the building and the west side.
Bottotif said that any lighting on the north side would be whatever is required for egress by code,
no more, just a downcast to meet the code requirements for an exit.
Goeb asked if any other material besides a steel building was considered. Bottorff said the pre-
engineered metal building is consistent with other buildings on the property. Also from a cost
perspective and open spans they wish to have for the function of the interior lend to using this type
of building material.
Goeb asked Staff about the code for lighting on such buildings and often times sees them lit up all
night, but if they aren't being used do the lights have to be on. Walz said that any requirement for
Board of Adjustment
April 12, 2017
Page 6 of 9
exterior lighting would be a building code issue.
Chrischilles asked what the hours of operation for this addition would be. Dumont said that from a
security perspective they would like to have those lights on at all times, as well as security
cameras.
Soglin closed the public hearing.
Goeb noted that some of the questions and concerns that Mr. Christiansen addressed might be
answered when the application for the expansion comes forward at a future meeting.
Walz noted that the construction of the access road will not come before the Board at any time, it is
something City Staff has requested for some time for safety and better traffic circulation. All
concerns for this building should be addressed now rather than when a possible expansion
exception comes forward.
Goeb asked if when a new driveway is put in is there consideration to the surrounding trees and
vegetation. Walz said if they have to go through a sensitive areas there will be a site plan review
that will consider slopes and trees on the site.
Chrischilles asked about Staff recommendation C (additional landscaping —tall evergreen trees —at
the southeast corner of the building) and why that was chosen for the southeast comer of the
building. Walz stated it was Staffs sense the other areas of the building would be screened
appropriately by existing trees or not as viewable from neighboring properties. Chrischilles feels it
should also be added to the northeast comer of the building as well.
Weitzel stated he was not opposed to adding the condition of the northeast side screening.
Goeb agreed screening is always a good idea.
Soglin asked the Board their views with regards to the issue of the lightening.
Weitzel stated that the Code already covers that issue (downcast, foot candle limits, etc.).
Soglin noted they could say lighting be no more than the minimum required along the north side
and any access lightening be downcast so not to affect adjacent properties. Weitzel agreed to that
language.
Chrischilles made a motion to approve special exception EXC17-00002 for the Regina Catholic
Educational Center to allow the expansion of a General Education Facility in the Low Density
Single -Family (RS-5) zone at 2140 Rochester Avenue subject to the following conditions:
a. Substantial compliance with the plans and elevations submitted with this application;
b. Design Review approval;
c. Additional landscaping (tall evergreen trees) at the southeast comer and additional
screening be added to the northeast comer of the building in the form of larger canopy
trees as approved by Staff; and
d. Lighting be no more than the minimum required along the north side and any access
lightening be downcast so not to affect adjacent properties
Goeb seconded the motion.
Board of Adjustment
April 12, 2017
Page 7 of 9
Weitzel stated that regarding agenda item EXC17-00002 he concurs with the findings set forth in
the Staff report of April 12, 2017 as amended tonight in the motion, and conclude the general and
specific criteria are satisfied, specifically setback requirements for adjacent properties and zones.
The proposed seems to be compatible and not harmful to any adjacent use, no new noise or
additional traffic is expected. So unless amended or opposed by another Board member he
recommends that the Board adopt the findings in the Staff Report as our findings with acceptance
of this proposal.
Soglin noted that the Board heard from neighbor who addressed some -concerns with the general
standards of public welfare and not being injurious to the use and enjoyment of neighbors, Soglin
stated the Board is addressing those concerns in the added subject conditions.
A vote was taken and the motion carried 4-0.
Soglin stated the motion declared approved, any person who wishes to appeal this decision to a
court of record may do so within 30 days after this decision is filed with the City Clerk's Office.
BOARD OF ADJUSTMENT INFORMATION:
Dulek mentioned that Council did approve the changes the Board made to their bylaws and
procedural rules. Copies will be sent to the Board.
Soglin asked about a past application regarding the gas station on the corner of First Avenue and
Rochester Avenue and now that the project appears to be completed the landscaping doesn't
seem to meet what was approved with the exception. She also noted there is amplification of noise
on the gas pumps. Walz will check into both issues and report back to the Board at the next
meeting.
ADJOURNMENT:
Weitzel moved to adjourn this meeting.
A vote was taken and the motion passed 4-0
BOARD OF ADJUSTMENT
ATTENDANCE RECORD
NAME
TERM EXP.
4113
6115
7113
6110
9H4
9121
9/30
10112
1119
12114
1/11
4112
PARKER, BRYCE
1/l/2022
—
--
__
_
_
__
__
__
X
O/E
GOER, CONNIE
1/l/2020
-
X
X
X
X
X
X
O/E
X
X
X
X
X
CHRISCHILLES, T. GENE
1/1/2019
X
O/E
X
X
X
X
X
X
X
X
X
X
SOGLIN, BECKY
1/1/2018
O/E
X
X
X
X
X
X
X
X
X
X
X
WEITZEL, TIM
1/1/2021
X
X
X I
X
X
X
X
X
X
X
X
X
KEY: X = Present
0 = Absent
O/E = Absent/Excused
— = Not a Member