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ITEM #: 29 & 30
DATE: 08-14-18
COUNCIL ACTION FORM
REQUEST: REZONING FROM RESIDENTIAL HIGH. DENSITY (RH) TO PLANNED
RESIDENCE DISTRICT (F-PRD) AND MAJOR SITE DEVELOPMENT
PLAN FOR NORTHCREST COMMUNITY AT 1801 20TH STREET AND
2008 24T" STREET
BACKGROUND:
The property owners, Northcrest Inc. (d/b/a Northcrest Community), request rezoning of
two parcels comprising a total of 25.90 gross acres. The parcels are addressed as 1801
24th Street and 2008 24th Street. Both parcels are currently zoned High Density
Residential (RH) with a contract rezoning restriction on the 2008 24th Street property.
The applicant is requesting rezoning to Planned Residence District (F-PRD) with a
Medium Density Residential (RM) base zone to allow for expansion of their campus.
See Attachment `A' for Location and Existing Zoning Map and Attachment `C' for
Proposed Zoning Map. The expansion would allow for construction of 48 senior
independent living apartments, 32 assisted living units, skilled nursing 24 unit, and 3
guest service rooms for a total of 231 units combined with the existing 124 units. The
proposed plan also includes relocation of maintenance facilities and expansion of
administration and amenity space. A rendered layout plan is included as Attachment H.
The Northcrest Community currently caters to active retirees looking for maintenance-
free living and a diverse offering of services and amenities designed for their abilities
and interests. As it currently exists, the Northcrest Community is a unique mix of 1 and
2 story townhomes, multi-family apartment buildings, group living uses (assisted living)
and a health center. The F-PRD is the appropriate zoning to support Northcrest's plans
for continuing and expanding these living arrangements. The Major Site Development
Plan (MSDP) that accompanies the PRD request will be the controlling plan for
development of the site and its specific uses upon approval of the PRD.
In 2015, Northcrest Community LLC purchased the adjacent 5-acre parcel at 2008 24th
Street, which was a former church site. Contract zoning of the parcel occurred in 2013
to Residential High Density (RH) with a development agreement limiting its use. The
agreement restricts future development on the parcel to group living and
community facilities, and restricts the maximum height to 4 stories or 50 feet. The
limits of the contract rezoning do not allow for additional apartments. Any change
to the restrictions associated with the prior rezoning are treated as a new
rezoning application.
Both the applicant and City staff agree that a mutual release agreement is
required with the rezoning request in order to allow Northcrest to include
additional independent senior living units, which are not defined as a group living
or community facility use in the Zoning Ordinance. (See Attachment D for
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Development Agreement and Mutual Release Agreement.)
The applicant requests a rezoning of the parcels from Residential High Density (RH) to
Planned Residential District (F-PRD) a base zone of Residential Medium Density (RM)
to facilitate the development of the property with multiple buildings on an individual lot
and for use of private streets. The Major Site Development plan (MSDP) includes the
site design, including placement of the buildings, pedestrian and vehicular circulation,
parking, stormwater area, open space and amenities, and landscaping.
Approval of a F-PRD sets a base density standard for the development, but allows for
more flexible application of most development standards through the approval of the
MSDP. Approval of F-PRD zoning and site development plan requires findings of
consistency with design principles relating to the housing variety, efficiency of layout,
quality of design, open space, and landscaping that in combination:exceeds what can
be accomplished with standard zoning. The proposed MSDP accounts for all building
configurations and features of the site layout.
The expansion plan includes two-bedroom apartments, assisted living apartments, a
new central kitchen and dining area, a new Health Center, and a new commons building
with offices, meeting rooms, Wellness Center, Cafe, as well as ample green space and
a maintenance garage. The overall project includes a total of 231 units with an overall
density of the entire campus at 8.91 DU/Acre.
Internally, a series of internal private drives flanked by parking, provide access and
connection to the entire campus. The new expansion area is served from 24th Street.
The two existing drive cuts for the former church site onto 24th Street will be
consolidated into one entrance/exit access point for the new expansion area. This
driveway connects to the existing campus at the south end of the site.
The applicant has provided a total of 362 parking spaces dispersed throughout the
development, which exceeds the 236 spaces required. See Addendum as well as
Attachment H, Site Development Plan Package, Sheet L02.01.
The City's F-PRD zoning is based upon the concept of providing substantial open space
and while providing housing options that would not be available within a conventional
subdivision. The proposed plan supports senior housing and group living with building
facades that replicate the style reflected in other buildings within the existing campus
and which create architectural interest, with the use of high quality building materials.
The project proposal provides passive and active open space that will be available to
residents within the development and meets the overall open space standards. The site
exceeds the required 40% open space. Walking trails and sidewalks will connect
throughout the development.
The largest building within the campus will be the 4-story independent living building
located at the southwest corner of the expansion area. The building will have a height of
53'-7" to the midpoint of the roof. In order to minimize the impact to the adjacent low
density residential neighborhood, the building has been sited with increased setbacks
beyond the minimum 20 feet required in the base RM zone. The setback from this
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building to the west is 64'-6 3/4" and 85-1/4" to the south. A new stormwater detention
facility is also located within this area of setback. An additional 15 large trees spaced at
50 feet apart are also planned in this area to assist in buffering of the project. These
trees are in addition to any of the required landscaping.
The majority of existing vegetation on the former church site will be removed. The
removal is necessary to accommodate the grading of the site and new building layout;
however, many of these existing trees are ash and are not likely to survive the imminent
ash borer infestation expected in this area.
High screen landscaping is included, as required, along the western perimeter of the
site to buffer parking from the adjacent residential neighborhood. Front yard
landscaping is included along the 24th Street frontage and parking lot_ landscaping in
excess of the requirements is included throughout the expansion area along new drive
aisles and adjacent to parking spaces.
In total, within a 6.5 acre area, 150 trees will be added as well as 468 shrubs and 2886
perennials and grasses.
In addition to the rezoning and site development plan review, the overall development
plan includes a Plat of Survey boundary line adjustment to consolidate the two parcels
into one. City Council will review the Plat of Survey when it reviews the PRD rezoning
and Major Site Development Plan.
A complete analysis of the development with the F-PRD Development principles,
supplemental development standards, and Major Site Development Plan criteria and
other zoning standards is included in the Attachments. See Attachment E, Findings
Regarding Planned Residence District (F-PRD) Development Principles, Attachment F,
Findings Regarding Planned Residence District (F-PRD) Supplemental Development
Standards, and Attachment G, Findings Regarding Major Site Development Plan
Criteria.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
At the meeting of August 1, 2018, the Planning and Zoning Commission reviewed the
proposed. project and discussed elements of the design and proposed rezoning.
Included was a presentation from the applicant with a short summary of the project and
color renderings of the proposed 1-story, 2-story, and 4-story buildings. No one from the
public addressed the Commission.
The Planning and Zoning Commission then voted 6-0 to recommend approval of the
rezoning, mutual release agreement, and Major Site Development Plan, subject to
recording the plat of survey
ALTERNATIVES:
1. The City Council can approve the follow requests for the properties at 1801 20th
Street and 2008 24th Street:
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A. Rezoning of the properties from Residential High Density (RH) to Planned
Residential District (F-PRD) with a base zone of Residential Medium Density
(RM);
B. Acceptance of Mutual Release Agreement from prior contract rezoning; and
C. Approval of the Major Site Development Plan, subject to the following
conditions (City Council will review the following materials at its August 28th
meeting):
i. City Council approval of vacating easements;
ii. City Council approval and recording of the Plat of Survey boundary line
adjustment to consolidate the two parcels into one; and
iii. City Council approval and recording of right-of-way acquisition along
24th Street by Warranty Deed.
2. The City Council can approve with modified conditions the request for Rezoning,
Mutual Release Agreement, and Approval of the Major Site Development Plan for
the properties at 1801 20th Street and 2008 24th Street.
3. The City Council can deny the request for Rezoning, Mutual Release Agreement,
and approval of the Major Site Development Plan for the properties at 1801 20th
Street and 2008 24th Street, if the Council finds that the City's regulations and
policies are not met.
4. The City Council can defer action on this request and Iefer it back to City staff and/or
the applicant for additional information.
CITY MANAGER'S RECOMMENDED ACTION:
The proposed Planned Residence District (F-PRD) rezoning is consistent with Land Use
Policy Plan (LUPP) as a specialized zoning tool for encouraging innovate and mixed
housing types. The proposed density of development in the expansion area exceeds
high density residential minimum density standards of 11 units per acre, even though
the overall site density is only 8.46 dwelling units per acre. Accommodating the
proposed mix of housing types at a medium density in the context of expanding an
existing facility adjacent to low density residential is also appropriate for rezoning to F-
PRD rather than developing under the current Residential High Density (RH) zoning of
the site.
The applicant has chosen the F-PRD process due to the proposed mix of housing types
and the flexible layout options for the campus. The change to F-PRD from the current
RH does allow for the applicant to develop apartments on the site, rather than just
assisted living, skilled nursing, and amenity space.
In a F-PRD, the Major Site Development Plan (MSDP) establishes zoning requirements,
including building height, maximum number of units, bedrooms and density, site layout,
and landscape design. It is critical to consider the design principles that rely upon site
planning and landscaping to ensure adequate transition -and compatibility to adjacent
properties. The proposed plan addresses compatibility through use of larger setback
distances for taller buildings and landscaping within the front yard and perimeter of the
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site. The architectural design is similar to the existing development within the maximum
4-story height expectation of the prior contract rezoning. The site design also addresses
site circulation needs and stormwater management requirements of the City
The proposed change from RH zoning to PRD is appropriate to allow for review of
project specific plans as part of the PRD. Development under the RH zoning had some
restrictions on use and height as part of the contact rezoning, but did not allow for
individual project review. With the conditions of approval, staff finds that the
proposed project meets the design principles of the F-PRD and complies with the
standards of the MSDP and is a higher quality development plan that would result
under RH zoning. Therefore, it is the recommendation of the City Manager that
the City Council approve Alternative #1 as described above.
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ADDENDUM
PROJECT DESCRIPTION:
The Northcrest Community is a Life-Care Community that provides a caring and
nurturing environment that promotes the physical, emotional, social, and spiritual
well-being of each resident. The development of the Northcrest Community campus
over the years has resulted in a physical manifestation of the mission, vision, and
values of the community. Since its non-profit, tax-exempt founding in the 1960's,
Northcrest has undergone numerous construction stages to form the present 21-
acre site, located at 1801 20th Street.
In 2015, Northcrest purchased the adjacent 5-acre site at 2008 24t" Street (to the
west) which was a former church site. Prior to purchase, the land was contract
rezoned from Residential Low Density (RL) to Residential High Density (RL) with a
development agreement in support of an expansion by Northcrest. The entire
campus site is now 25.90 acres.
Northcrest now wishes to develop this parcel as well as to do some remodeling and
construction on the portion of their existing site to create a cohesive campus. The
development area totals about 6.5 acres and is proposed to include 48 independent
living apartments, 32 assisted living units, 24 skilled, nursing units, and new and
remodeled administration wing with a multi-purpose addition. None of the units
contain more than 2 bedrooms.
There will be a total of 231 units within the Northcrest campus upon completion of
the expansion, with an overall density of 8.91 DU/Acre. The expansion is intended to
preserve the existing community and culture of Northcrest, while adding life-
enhancing services and amenities.
Staff has directed the applicant that the mix of residential uses and integrated design
desired for the campus expansion can best be accommodated through a rezone
from Residential High Density (RH) to Planned Residence District (F-PRD) with a
Base Zone of Residential Medium Density (RM).
Development in a F-PRD looks to include a mix of housing types, integrated design,
open space, site amenities, and landscaping that exceeds the requirements that exist in
other residential zone development standards.
Building Design
Building facades will be constructed of high quality durable materials including face
brick and formed metal wall panels. Each building will incorporate a substantial amount
of brick.
Roof material will be asphalt shingles. Building designs replicate features included
within the existing campus. The new buildings attempt to build unity throughout the
campus through the repetition of forms, quality materials, textures, and earth tone colors
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found in the earlier areas of campus. See Attachment H, Site Development Plan
Package.
Infrastructure
The site will be fully served by City infrastructure. Sanitary sewer and water extensions
and easements are included as part of the development. Easements are shown on the
proposed Plat of Survey and will be recorded at the time the Plat of Survey is recorded.
The Public Works Department is reviewing the submitted Storm Water Management
Plan for this subdivision and is working through the plan with the developer. Staff is
working with the applicant to determine compliance with the ordinance. The developer is
proposing a stormwater detention basin at the south west corner of the expansion site.
Access & Circulation
Vehicular access is provided to the site from 24th Street. One entrance and one exit
curb cut existed on the former church property. These two curb cuts are being
consolidated into one entrance/exit point. Parking is provided along private drive aisles
throughout the development.
The roadway circulation design includes a 24-foot drive aisle and 18-foot parking stall
with the opportunity for a 2-foot overhang along the 7-foot wide walkways. The city
standard for sidewalk width is 5'.
Parking Calculations
To. accommodate the entire campus, 236 parking spaces are required per Section
29.406. at the following ratios:
o Assisted living units 1 parking space per unit
o Independent living apartments 1 parking space per unit
o Skilled nursing care 1 parking space for every 5 beds
o Staff parking 1 parking space per 2 staff of largest
shift
A total of 362 spaces are provided, of which 171 are in garages—the remainder are
surface parking. Surface parking for the development is provided at 90 degrees along
the private drive aisles. The number of spaces well exceed the code requirements.
See Attachment H, Site Development Plan Package, Sheet L02.01.
Landscaping
The landscape design throughout the community has been designed to create a verdant
experience whether actively walking or passively viewing. The landscape plantings
provide 4 seasons of interest and will play host and habitat to several native insects and
animals. New Landscape design is inspired by the picturesque planting design found
within the existing campus while working to meet the City of Ames' current landscape
ordinance. A total of 87 overstory trees, 27 evergreen trees and 36 understory trees are
included, totaling 150 trees.
Trees provided based on the residential parking lot landscaping requirements include 1
overstory tree for every 200 square feet of the required 10 percent landscaping area (32
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trees required). In addition to the new parking lot landscaping, the project also includes
front residential landscaping based upon the 350' of street frontage along 24th Street (7
trees required) and high screen buffer along the western 440' property line between the
parking area and the low density residential neighborhood to the west (9 trees required).
The enhanced landscape plan well exceeds the requirements of Section 29.403 and of
the F-PRD. See Attachment H, Site Development Plan Package, Sheet L04.01-L04.03
Open Space
The open space improvements and amenities have been designed with the residents of
the community in mind. As a Life-Care community, there are a variety of users and
range of abilities/limitations to be considered. The open space and amenities are
intended to provide both an active (i.e. walking, running) and passive (i.e. sitting,
viewing, listening) experience. A minimum landscaped open space requirement of 40%,
is required for the F-PRD zone. The site includes 47.4% open space.
Amenities include a community green with a future gazebo and pergola, walking/running
circuits, and a community garden. Pedestrian linkages are well connected within the
campus and to adjacent properties. Upon completion, there will be a total of 1.68 miles
of hard surfaced walks and trails. Walking paths are designed with a mix of different
plant material to create a varied experience along each circuit.
o Walks- 6287 LF (1 .19 Miles)
o Trails — (over 5' wide) 2584 LF (.49 Miles)
o Total- 8871 LF (1.68 Miles)
Indoor Recreation-
• Multi-purpose space for gathering, celebrating, and other community purposes.
o Therapy Gym for residents.
o Community Pub for gathering.
Outdoor Recreation-
o The Community Green is the place for all Northcrest Community residents and
their friends and greater community to come together. A flexible lawn with
great pedestrian connectivity to the greater campus will allow for many
different types of uses (e.g. performance, fair/festival, lawn games)
throughout the year. It includes walks, benches and a future pergola and
future gazebo. Power and water will be available in this space to aid in
promoting a variety of different activities and to improve the ability of
Northcrest Community to maintain it.
o Walking/running Circuits- A series of walking or running circuits are designed
within the campus for use by all. Each circuit is unique based on the its length
and topography, as well as its landscaping:
o North Campus Loop- .5 Mile; Minimum grade changes.
o South Campus Loop- .5 Mile; Moderate grade changes.
o Central and South Campus Loop- .66 Mile; Maximum grade changes.
o All Campus Loop- 1.0 Mile; Maximum grade changes.
o Community Gardens- Raised bed gardens are proposed to provide residents
with the ability to grow flowers, vegetables, and herbs.
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Neighborhood Compatibility
Through initial discussions with the developer about the subject site and evaluation of
the proposed PRD design, the primary issue was compatibility with. the adjacent low
density residential neighborhood (Prairie View Subdivision), located to the west and
south of the expansion area.
o Building Height Compatibility
o Building Siting/Setbacks
o Buffering
Properties abutting the expansion site include a mix of duplexes and single family
homes zoned Residential Low Density (RL). Compatibility of the proposed development
with the adjacent neighborhood was a primary concern. Given this, the applicant held a
neighborhood meeting with the adjacent residents prior to the development of the final
plan to discuss and receive feedback on the draft design and placement of structures.
The applicant described the meeting as positive with no concerns voiced related to the
design (form, scale, materials) of the proposed buildings.
The existing campus buildings are 3 stories or less. The buildings have a unique
design (e.g. clerestory windows to enhance daylighting) which causes the roof peak
to rise above what would otherwise be the roofline, based on number of stories
alone. All but one structure in the expansion area is 2 stories or less. The design
team met with City staff early in the design process to discuss the inclusion of a
structure that was taller than the existing structures on the campus. It was discussed
that placement of the building to minimize the effect of its scale related to the
existing single family neighborhood would be critical.
The new independent living building is a 4-story structure with 48 dwelling units and
underground parking for all units. The building height reaches 53 -7". Building height for
buildings with sloped roofs is measured at mid-point between the eaves and the ridge.
This building's design is in-keeping with its campus context and is inspired, as the other
buildings, by the existing unique architectural style. This structure has been placed to
minimize its stature in relation to the existing single family homes that are adjacent to
the campus both west and south.
A 4-story structure was contemplated when the contact zoning to RH was approved. RH
allows building heights to 100' or 9 stories, whichever is lower. The development
agreement limited this height to 50' or 4 stories, whichever is lower. Height limitations in
the F-PRD zone require, "Structures proposed to be developed in areas zoned PRD
shall be compatible with the predominant height of structures in adjacent
neighborhoods. There is no absolute height limitation in the PRD district."
The compatibility of the height has been addressed through two means: setbacks
and buffering. Setbacks in the PRD Zone require compliance with the underlying
base zone setbacks. Setbacks in the RM base zone require a side setback of 20' for
a 4-story building. The site layout shows the building pulled back substantially from
the side property line with a setback of 64'-6-3/4", thereby exceeding the
requirement by 3.2 times. Setbacks in the RM base zone require a rear setback of
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25'. The site layout shows the building pulled back substantially from the rear
property line with a setback of 85'-1/4", thereby exceeding the requirement by 3.4
times.
Additionally, the increased setback allows for greater buffering with landscaping, and
particularly the inclusion of overstory trees. Fifteen overstory trees are included to the
side and rear of the 4 -story independent living building. Ultimately, these trees can
reach a height of 40-60' at maturity. Trees will not only buffer the height of the building
from the neighbors but will additionally provide a feeling of greater privacy for the
residents.
There is also a 1-story maintenance garage that is also near the center of the site where
the property line changes from an east/west orientation to a north/south orientation.
property line. This location abuts the rear yard of a single family home. One story
structures are only required to have a 6' setback under the RM base zone. The garage
at its nearest point is 6 feet, but its setback averages over 13' from the side property line
and is also screened with shrubbery.
APPLICABLE REGULATIONS
Land Use Policy Plan (LUPP) Related Goals and Objectives.
GOAL 4. It is the goal of Ames to create a greater sense of place and connectivity,
physically and psychologically, in building a neighborhood and overall community
identity and spirit. It is the further goal of the community to assure a healthier, safe, and
attractive environment.
Objectives. In achieving an integrated community and more desirable environment,
Ames seeks the following objectives.
4.A. Ames seeks to establish more integrated and compact living/activity areas (i.e.
neighborhoods; villages) wherein daily living requirements and amenities are provided
in a readily identifiable and accessible area. Greater emphasis is placed on the
pedestrian and related activities.
GOAL 6. It is the goal of Ames to increase the supply of housing and to provide a wider
range of housing choices.
Objectives. In increasing housing opportunities, Ames seeks the following objectives.
6.C. Ames seeks to establish higher densities in existing areas where residential
intensification is designated with the further objective that there shall be use and
appearance compatibility among existing and new development.
Future Land Use Map. The Land Use Policy Plan Future Land Use Map designates the
property as High-Density Residential reflecting the historic use of the site, although the
site is developed as a lower density than permitted by high density residential. See
Attachment B, LUPP Future Land Use Map. A F-PRD zoning district is allowed in
association with any residential land use designation and does not require strict
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conformance to the Land Use Policy Plan Future Land Use Map for approval of a
rezoning and setting a new base zone as part of the PRD, in this case medium density.
Existing Zoning. The existing zoning of the property is Residential High Density (RH).
See Attachment A, Location and Existing Zoning Map.
Development Agreement. The site is currently subject to a development agreement.
The intent of the development agreement was to include conditions that would mirror
the existing uses at the Northcrest Community. However, the agreement restricts uses
on the expansion site to "group living" and "community facilities." It does not provide an
allowance for independent living. Additionally, the maximum building height included in
the development agreement is 4 stories or 50', whichever is lower. However, the
proposed height of the 4-story independent living building is 53'-7". The increased
height is primarily due to the architecture which replicates the roofline of existing
buildings at Northcrest. Therefore, the development agreement is an impediment to the
expansion of the site as proposed and will be unnecessary once the Planned Residence
District zoning is approved with site development plans that provide architectural details
for development of the site. See Attachment D, Existing Development Agreement and
Proposed Mutual Release Agreement.
Proposed Zoning. Ames Municipal Code Chapter 29, Section 1507, Zoning Text and
Map Amendments, includes requirements for owners of land to submit a petition for
amendment, a provision to allow the City Council to impose conditions on map
amendments, provisions for notice to the public, and time limits for the processing of
rezoning proposals.
The proposed zoning is Planned Residence District (F-PRD) which is permissible with
any underlying LUPP Future Land Use Map designation for residential. See Attachment
C, Proposed Zoning Map.
Ames Municipal Code Chapter 29, Section 1203, Planned Residence District, includes
development principles, uses that are permitted, and supplemental development
standards that apply to properties in this zone. See Attachment E, Findings Regarding
F-PRD Development Principles, and Attachment F, Findings Regarding F-PRD
Supplemental Development Standards.
Property developed according to the F-PRD requirements allows for innovative housing
types and creates a development pattern that is more aesthetic in design and sensitive
to the natural features of the site and to surrounding uses of land than would
customarily result from the application of the requirements of other residential zoning
districts. Development is to include a mix of housing types, integrated design, open
space, site amenities, and landscaping that exceeds the requirements that exist in other
residential zone development standards.
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Planned Residential Development (F-PRD) Development Principles.
Property that is zoned F-PRD must adhere to the development principles in Ames
Municipal Code Section 29.1203(2). See Attachment E, Findings Regarding F-PRD
Development Principles.
Planned Residential Development (F-PRD) Supplemental Development Standards.
Property that is zoned F-PRD must also be developed according to the supplemental
development standards in Ames Municipal Code Section 29.1203(5). See Attachment
F, Findings Regarding F-PRD Supplemental Development Standards.
Major Site Development Plan Design Standards. The F-PRD rezoning requires an
accompanying major site development plan. This plan describes all aspects of the site
including building floor plans and elevation drawings. See Attachment H, Site
Development Plan Package. Additional criteria and standards for review of all Major Site
Development Plans are found in Ames Municipal Code Section 29.1502(4)(d). See
Attachment G, Findings Regarding Major Site Development Plan Design Standards.
Public Notice. Noticing requirements are included in Ames Municipal Code Chapter 29,
Section 1500(2)(d). Notice was mailed to, property owners within 200 feet of the subject
site and a sign was posted on the subject property. As of this writing, no comments
have been received.
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Attachment A
Location and Existing Zoning Map
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ZONING MAP
1801 20th Street & 2008 24th Street
— J N 0 150 300 600 Feet
The existing zoning of the property is Residential High Density (RH).
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Attachment B
Land Use Policy Plan Future Land Use Map
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NOW,THEREFORE, the City and Northcrest,Inc., have agreed and do agree as follows:
PURPOSE
A. It is the purpose of this agreement to:
1. Document, record and give notice of a certain plati.of development with
specific allowed uses,and development conditions binding upon Developer
as the prospective purchaser of this property, pursuant to which the City of
Aines will rezone the property located at 2008 240' Street from RL (Low
Density Residential) to RH. (High Density Residential).
2. Provide remedies to the City in the event the said plan of development is
not adhered to or achieved by Developer..
B. This agreement does not create or vest in any person, entity or organization, other
than the City, any rights or cause of actioii with respect to any performance,
obligation, plan, schedule:or undertaking stated in this agreement with respect to
the Developer. This agreement does not prevent the. City from amending,
modifying or releasing the Developer from sorne or all of the provisions of this
agreement. No person shall have any cause of action or recourse against the City,
or Developer by reason of any such amendment,modification or release.
I1.
CITY'S REMEDIES
A. In that the Developer seeks to persuade and induce the City to approve,a rezoning
of the property for the.development and improvement based on specific uses and
intensities of development, the City shall not approve,a Minor Site Development
plan-nor shall it issue a demolition permit, building permit, occupancy per-init or
any other approval or permit of the City with respect razing, excavation,
construction, reconstruction, remodeling or use on the site unless said work and
use are undertaken in accordance with the provisions of this agreement. No
occupancy permit shall be granted for any use on the site which is not in
conformance with the provisions of this agreement.
B. All ordinances, regulations and policies of the City now existing, or as may
hereafter be enacted, shall apply to the site.
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III.
USE RESTRICTIONS
A. Uses Restricted to Group Living and Community Facilities.
1. The Developer agrees that it shall restrict. its uses on this site to either
Group Living or Community Facilities, as follows:
Group Living is defined as "Residential occupancy of a structure by a
group of people who 'do. not meet the Household Living definition wider
the City of Ames.Zoning ordinance. Size is larger than the. average
household. size. Average length of stay is 60 days or longer. Structures
generally have a common eating area for residents. Residents may receive
any combination of care; training or treatment, or none of these, as long as
they also reside at the site."
Uses that the City will allow under "Group Living" that fit within the
Developer's intent are Assisted Living Facilities, Congregate Housing,
primarily dedicated to senior facilities, .Hospices, Nursing and
Convalescent Homes. Recreational facilities are- the only permitted
accessory use, defined as any building, structure, portions thereof, land or
water designed and used for exercise, relaxation or enjoyment., These
facilities shall be primarily dedicated to senior users.
Community Facilities are defined as "Uses generally providing a local
service to people of the community. Services are generally provided on
the site or employees are at the site on a regular basis. The service is
ongoing, not just for special events. Community centers or facilities that
have membership provisions are open to the general public to join at any
time (e.g. any senior citizen could join a senior center). The use may also
provide special counseling, education or training of a public, nonprofit or
charitable nature. Alternative incarceration centers.are not included in this
definition."
Uses that the.City will allow under Community Facilities that fit within
the Developer's intent are Community Centers and Senior Centers.
Accessory uses ,can include offices,, meeting rooms, food preparation
areas, health and therapy areas,day care uses.primarily dedicated to senior
care, and athletic facilities primarily dedicated to senior users.
3
18
IV.
BUILDING IIEIGI T RESTRICTION
A. Height restriction
The Developer agrees that it shall restrict the height of structures at or on
this site to a maximum building height that does not exceed the existing
building height of the current Nonccrest, Inc., property, or fifty. (50) feet,
or four (4) stories, whichever is lower., for all buildings on this site.
V.
COVF..NANT WI'rB THE LAND
This agreement.is binding on the premises legally described as follows:
The west one-half of the Northeast Quarter of the Southwest Quarter of the
Northwest Quarter of Section 34, Township 84 North, Range 24 west of the 5"'
P.M., Ames, Story County, Iowa.
It is expressly understood that the terms ,and obligations of this agreement I shall stiryive and
remain in effect for the above-described premises regardless of whether' these premises are
consolidated or replatted with other land at a future time.
The obligations created by this agreement shall run with the land and shall be binding, upon the
Developer, its successors and assigns.
IN WITNESS WHEREOF, the ,parties hereto have caused this instrument to be executed
effectiye as of the date first above written.
CITY OF AMES, IOWA,GRANTEE
Ann.H. Catnobej[l Mayor
Attest
;:,. .. Diane.R. Voss,City Clerk.
STATE OF IOWA, COUNTY OF STORY, ss:
On this _ day of r c ti Itt•i 4`c , 201'. before nee, the undersigned, a Notary Public
in and for said State,personally apodared Ann H.tanipbell,Mayor,and Diane It-. Voss, City Clerk, to me
known to be the identical persons named in and who executed the foregoing instrument_, and,
acknowledged that they executed the same as their voluntary act and deed.
Notary Public in ai' for t e State of Iowa
7� ",'PPE
L2
nmt$son NumbsRr 146549 9
MCommission Expiresy
19
NNOR-rIlCREST,INIC.,GRANTOR
David Miltcr,.P`re i ent
-
B a-�- ' .--.
-/
Harris�;cidck, S�varctarr3.
5TKT1r 01 IOWA,COUNTY OF S'QRY,mg-
This instrument was nr.M owleclgerd before: rrae`.vii 2013,. by Da:
Mitta a-nd Hams Scidei,as Flecsidont;uid ScaacWTy,respectively,'af cir#)IortJim'
Notary Publi nd for t t"Ite.of Iowa
5
20
SPACE ABOVE R E S E R U E D FOR OFFICIAL U S E
Return document to:City Clerk,515 Clark Avenue,Ames 1A 50010
Document prepared by:VCtoriaA.Feilineyer.City ofAmes Legal Department,515 ClarkAve.,Ames,IA 50010—515-230-5146
MUTUAL RELEASE OF DEVELOPMENT AGREEMENT
THIS MUTUAL RELEASE, made and entered into this 9_ day of
ic Lv , 2018, by and between the City of Amcs, (hereinafter called "City") and
Norther st, Inc., an Iowa non:profit corporation, (hereinafter called "Northcrest"), their
successors and assigns,
WITNESSETH THAT:
WHEREAS, The City and Northcrest entered into a Development Agreement (the
"Agreement") Pertahzing to, Northcrest Expansion Site Located at 2008 24"' Street, dated
January 7, 2013, fled in the office of the Story County Recorder on January 7, 2013, as
Instrument 13-00611, wherein specific allowed uses and development conditions were.agreed
upon by the parties to provide for the rezoning of certain property located at 2,008 24"'Street and
legally described as set forth in Exhibit`A' attached hereto.
WHEREAS, the Agreement contemplated a rezoning of the property from RL (Low
Density Residential) to RH(High Density Residential) arid the parties now intend to rezone the
property to F-PRD(Planned Residence District);
WHEREAS, the Agreement contained certain covenants, including but not limited to,
Use Restrictions and Building Height Restrictions, running;with the land that both the City_ and
Northcrest seek.to release as part of the rezoning of said property to F-PRD;
NOW,THEREFORE,the parties hereto have agreed and do agree as follows:
The Development Agreement filed January 7, 2013, as Instrument No. 13-00611,
including any re-recorded versions, or assignments thereof, if any, is released and forever
discharged. Northcrest, Inc., acting through the undersigned; has good and lawful authority to
execute and deliver this instrument.
IN WITNESS WHEREOF, the parties hereto have caused this instrument to be
executed effective as of the date first above written.
21
2
NORTHCRESTT,INC.
By: ` �f a /, Attest:
Joe Trayl r,President j Ha iris Seidel,Secretary
STATE OF IOWA,COUNTY OF STORY,SS.:
This instrument was acknowledged before me on f'(., g 2018, by Joe
Traylor and Harris Seidel,as President and Secretary,respectiv ly,of Northcrest,Inc.
JULIE A LUTHER -
Commission Number 795LU NOT Y PUBLIC
My Commission Expires
O1 March 23,2019
3
CITY OF AMES,IOWA
By: Attest:
John A.Haila,Mayor Diane R.Voss,City Clerk
STATE OF IOWA,COUNTY OF STORY,SS.:
This instrument was acknowledged before me on ,2018,. by John A.
Haila and Diane R.Voss,as Mayor and City Clerk,respectively,of the City of Ames,Iowa.
NOTARY PUBLIC
4
LEGAL DESCRIPTION—EXHIBIT `A'
The West Half (W1/2) of the Northeast Quarter (NE1/4) of the Southwest. Quarter
(SW1/4) of the Northwest Quarter (NW1/4) of Section Thirty-four (34) Township
Eighty-four (84) North, Range Twenty-four (24) West of the 51h P.M., Story County,
Iowa,
22
Attachment E
Findings Regarding Planned Residence District(F-PRD)
Development Principles
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Principles listed in Section 29.1203(2). Each principle is addressed
below.
1. Provide for innovative and imaginative approaches to residential
development that would not occur as a result of the underlying zoning
regulations.
The Northcrest Community caters to active retirees looking for maintenance-free living and a diverse
offering of services and amenities designed for their abilities and interests. Northcrest offers a lifestyle
with maximum independence. As it currently exists, the Northcrest Community is a unique mix of 1
and 2 story townhomes, multi-family apartment buildings, group living uses (assisted living) and a
health center.
The Northcrest Community is a Life-Care Community that provides a caring and nurturing
environment that promotes the physical, emotional, social, and spiritual well-being of each resident.
The development of the Northcrest Community campus over the years has resulted in a physical
manifestation of the mission, vision, and values of the community. The F-PRD is the appropriate
zoning to support this vision.
The expansion will include.48 two-bedroom apartments, 32 assisted living apartments, a new central
kitchen and dining area, a new 24-bed skilled nursing health center, and a new commons building
with offices, meeting rooms, wellness center, cafe, as well as generous open space and connected
pedestrian walkways. The expansion will preserve the community and culture of Northcrest, while
adding life-enhancing services and amenities.
2. Result in a more efficient, aesthetic, desirable and economic use of land
and other resources while maintaining density of use, as provided for in
the Land Use Policy Plan and the underlying zoning.
The Land Use Policy Plan (LUPP) states in the first paragraph of the Foreword that the plan is "about
connections " and "creating a sense of place". The Northcrest Community campus is a complete
place. Unique architecture, pedestrian connectedness, a virtual arboretum of plant materials, and a
broad community of caring people all contribute to the sense of this place.
More Efficient- The new additions to the campus raise the overall density from the existing 7.78
DU/Acre to 8.91 DU/Acre while providing 47.4% of open space. This is above the required 40% open
space required of the underlying Residential Medium Density(RM) base zone.
Economical- Life-Care is a unique concept that provides a crucial level of financial protection to
safeguard Northcrest residents against future medical expenses. Residents that come to Northcrest
through independent living are guaranteed a home for the rest of their lives. If and when a resident
moves to the Health Center on a permanent basis, the monthly fee remains the same except for an
23
additional meal charge.
Aesthetic-The existing campus is described by many residents and visitors as beautiful. While this is
a subjective term, the current open space, planting design, and architecture with earth tone colors
create a unique and peaceful environment.
The proposed expansion will add to and enhance Northcrest's ability to serve residents efficiently with
a continuum of care, while doing so in a desirable, aesthetically pleasing place.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
The Northcrest Community is a Life-Care Community. The procession of a resident through the
different residential use types within the campus is unique when compared to the context of a typical
residential development of its scale. The current Northcrest community has 42 townhomes, 68
apartments, a licensed health center, and a state-of-the-art 14-bed Alzheimer's and dementia unit
called Heartwood House.
The expansion will include 48 two-bedroom apartments, 32 assisted living apartments, a new central
kitchen and dining area, a new 24-bed skilled nursing health center, and a new commons building
with offices, meeting rooms, wellness center, cafe, as well as plenty of green space. The expansion
will preserve the community and culture of Northcrest, while adding life-enhancing services and
amenities.
4. Provide for flexibility in the design, height, and placement of buildings that
are compatible with and integrate with existing, developed neighborhoods
and the natural environment.
Design- New architecture is inspired by existing structures and seeks to build unity throughout the
campus through the repetition of forms, materials, textures, and colors found in the earlier
development phases.
Placement- Earlier structures were grouped to create small enclaves for residents of a particular
building group. The Community Green is inspired by this idea, but instead of being a private place for
those living nearby, it is the place for all Northcrest Community residents and their friends and greater
community to gather together.
Height-The existing campus buildings are 3 stories or less. The buildings have a unique design (e.g.
clerestory windows to enhance daylighting) which causes the roof peak to rise above what would
otherwise be the roofline, based on number of stories alone. All but one structure in the expansion
area is 2 stories or less. The new independent living building is a 4 story structure with 48 dwelling
units and underground parking for all units. This structure has been placed to minimize its stature in
relation to the existing single family homes that are adjacent to the campus both west and south. This
building's design is in-keeping with its campus context and is inspired, as the other buildings, by the
existing unique architectural style.
Compatibility-The design team met with City staff early in the design process to discuss the inclusion
of a structure that was taller than the existing structures on the campus. It was discussed that
24
placement of the building to minimize the effect of its scale related to the existing single family
neighborhood would be critical. City staff also suggested that representatives from Northcrest meet
with the adjacent residents to determine how residents would perceive the construction of a 4 story
building. A meeting was held in March 2018 and six neighbors attended. Plans, architectural
elevations, 3D models, site sections illustrating the single family home/4 story independent living
building relationship, and 3D animations were presented. Those in attendance are reported to have
been overwhelming positive about the design and placement,of the buildings on the campus as well
as the 4 story independent living building. Concerns expressed were related to the construction
period and the potential for noise, dust, and safety issues during construction rather than the site plan
or architectural design of the buildings.
5. Promote aesthetic building architecture, significant availability of open
space, well designed and landscaped off-street parking facilities that meet
or exceed the underlying zone development standards, more recreation
facilities than would result from conventional development, and pedestrian
and vehicular linkages within and adjacent to the property.
Aesthetics- New architectural design is inspired by the unique existing structures and seeks to build
unity throughout the campus through the repetition of forms, quality materials, textures, and earth
tone colors found in the earlier areas of campus. New Landscape design is inspired by the
picturesque planting design found within the existing campus while working to meet the City of Ames'
current landscape ordinance.
Underlying Base Zone Development Standards-
Open Space%- RM requires 40% Open Space
Overall (after proposed construction):47.4% Open Space.
Indoor Recreation-
Multi-purpose space for gathering, celebrating, and other community purposes.
• Therapy Gym for residents.
• Community Pub for gathering.
Outdoor Recreation-
0 The Community Green is the place for all Northcrest Community residents and their friends and
greater community to come together. It includes walks, benches and a future pergola and future
gazebo.
• Walking/running Circuits- A series of walking or running circuits are designed within the campus
for use by all:
o North Campus Loop- .5 Mile; Minimum grade changes.
o South Campus Loop- .5 Mile; Moderate grade changes.
o Central and South Campus Loop- .66 Mile; Maximum grade changes.
o All Campus Loop- 1.0 Mile; Maximum grade changes.
• Community Gardens- Raised bed gardens are proposed to provide residents with the ability to
grow flowers, vegetables, and herbs.
Pedestrian linkages within Northcrest Community Property provide great connectivity within the
campus and to the adjacent properties:
o Walks-6287 LF (1 .19 Miles)
25
o Trails—(over 5'wide) 2584 LF (.49 Miles)
o Total-8871 LF (1.68 Miles)
Off-street parking facilities-Areas for off-street parking are typically 90-degree parking immediately off
of internal roadways. The off-street parking facilities within the Northcrest community well exceed the
requirements of the existing code. (See Attachment H, Site Development Plan Package, Sheet
L02.01.)
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
Proposed site grading considers existing building finished floor elevations and surrounding existing
conditions and the elevations of adjacent properties while managing stormwater collection.
The effect of the proposed design on the existing natural assets of the Northcrest Community is
extremely minimal. Care has been taken to place structures to limit the impact to existing mature
plant materials, where possible.
The ratio of impervious to pervious area is greatly improved. The expansion is located on the site of a
former church and parking lot. The new design increases the amount of pervious area from
approximately 32% of the site to more than 44%, resulting in an additional .79 Acres of pervious area.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development:
The design of the overall campus infrastructure will connect efficiently with the surrounding
infrastructure.
Public Street Access- Ingress and Egress to the overall area from 24th Street is improved by
consolidating two curb cuts into one.
Utilities Connections- All utilities will be able to be extended in order to serve the Northcrest
Community campus in an efficient manner.
Stormwater- Stormwater is captured on impervious surfaces and directed by surface or pipe drainage
to a stormwater detention area that has been designed to be an aesthetic amenity to campus.
26
Attachment F
Findings Regarding Planned Residence District(F-PRD)
Supplemental Development Standards
Property that is zoned F-PRD shall be developed, in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each standard is addressed below.
1. Area Requirement A minimum of two (2) acres shall be required for all
areas developed as F-PRD.
The subject site includes 25.90 acres.
2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of
that area. Density transfer from one area of a PRD project to another area
of the same project with a lower base zone density is not permitted.
Underlying Base Zone: Residential Medium Density
Existing Campus- DU/Acre: 7.78
Proposed Expansion- DU/Acre: 1163
Overall Campus when Construction is Completed- DU/Acre: 8.91
The proposed density of the overall campus when construction is complete will be 8.46 units
per acre. This density is consistent with the RM base zone which allows for a density range of
7.26 to 22.31 units per acre. The total number of units will be 231.
3. Height Limitations. Structures proposed to be developed in areas zoned
PRD shall be compatible with the predominant height of the structures in
adjacent neighborhoods.
The proposed architecture has been designed to fit within the existing Northcrest Community.
The architecture of the expansion area is inspired by the earlier phases of development and is
intended to build unity within the campus through the repetition of these forms, materials,
textures, and colors. The height of the tallest existing structure is 39'-7". New buildings will all
be less than the existing campus buildings, except for the independent living (apartments)
building, which is proposed at four stories with roof peaks rising to 60'. The existing
Development Agreement limits the height to 50' or 4-stories, whichever is less. (See
Attachment D, Existing Development Agreement and Proposed Mutual Release Agreement).
There is no height restriction within the F-PRD Zone, except structures are required to be
compatible with the predominant height of structures in adjacent neighborhoods.
Given the scale of this building, setbacks have been maximized as much as possible at the
building's western and southern facades to minimize impact on adjacent single-family homes.
The larger setbacks (over 64' to the west and 85' to the south) also allow for the installation of
landscape buffers and plant material that will soften views of the building from the adjacent
neighborhood.
27
4. Minimum Yard and Setback Requirements. There are no specified yard and
setback requirements in areas zoned PRD, except that structures
constructed adjacent to public right-of-way and adjacent to the exterior
boundary of an area zoned PRD shall comply with setback standards of the
underlying base zoning regulations, unless there are physical features on
the site that would justify a different setback than provided for in the base
zone.
The proposed site plan meets, and at times greatly exceeds, the setback requirements of the
underlying Residential Medium Density (RM) base zone. Additional landscaping with large trees
has been include in most areas adjacent to single family homes.
5. Parking Requirements. Parking for uses permitted in areas zoned PRD
shall comply with the parking standards in Section 29.406.
The proposed parking exceeds the requirement of Section 29.406. Please refer to the Parking
Table included within the Site Development Plan. (See Attachment H, Site Development Plan
Package, Sheet L02.01.)
6. Open Space Design Requirements. Open Space shall be designed as a
significant and integrated feature of the entire area to be developed as a
PRD project
Open Space is the framework for community. It has been designed with the residents of the
community in mind and their range of abilities/limitations. The open space has been designed
for both an active (i.e. walking, running) and a passive (i.e. sitting, viewing, listening) experience
for the resident.
7. Open Space Area Requirement. The area devoted to open space in a PRD
project shall meet the landscape and open space requirements as set forth
in the base zone standards.
A minimum landscaped open space requirement of 40% is required for the F-PRD zone, given
its base zone of Residential Medium Density (RM)- Overall Site-47.4%Achieved
8. Open Space Improvements and Amenities.
The open space improvements and amenities have been designed with the residents of the
community in mind. As a Life-Care community, there are a variety of users and range of
abilities/limitations to be considered. The open space and amenities are intended to provide both an
active (i.e. walking, running) and passive,(i.e. sitting, viewing, listening) experience.
The Community Green:
While not the geographic center of the campus, the Community Green is intended to be known as a
cultural center of the Community. It is the place for all Northcrest Community residents and their
friends and greater community to come together. A flexible lawn with great pedestrian
28
connectivity to the greater campus will allow for many different types of uses (e.g. performance,
fair/festival, lawn games)throughout the year. Power.and water will be available in this space to
aid in promoting a variety of different activities and to improve the ability of Northcrest Community
to maintain it.
Walking/running Circuits:
A series of walking or running circuits are designed within the campus for use by all. Each
circuit is unique based on the its length and topography, as well as its landscaping:
Circuit 1 - North Campus Loop- .5 Mile; Minimum grade changes.
Circuit 2 - South Campus Loop- .5 Mile; Moderate grade changes.
Circuit 3 - Central and South Campus Loo- .66 Mile; Maximum grade changes.
Circuit 4-All Campus Loop- 1.0 Mile; Maximum grade changes.
Community Gardens:
Raised bed gardens are proposed immediately adjacent to the new maintenance facility to
provide community residents with the ability to tend to a piece earth of their own. Residents may
grow flowers, vegetables, herbs,or other items that feed their urge to nurture, raise,and harvest.
Picturesque Landscape:
The landscape design throughout the community has been designed to create a wonderful
verdant experience whether actively walking or passively viewing. The landscape plantings
provide 4 seasons of interest and will play host and habitat to several native insects and animals.
9. Maintenance of Open Space and Site Amenities.
All maintenance of Open Space and Site Amenities will be provided by Northcrest Community.
Northcrest Community currently maintains the existing campus and will do continue to do so.
29
Attachment G
Findings Regarding Major Site Development Plan Criteria
Additional criteria and standards for review of all Major Site Development Plans are
found in Ames Municipal Code Section 29.1502(4)(d) and include the following
requirements.
1. The design of the proposed development shall make adequate provisions for
surface and subsurface drainage to limit the rate of increased runoff of
surface water to adjacent and downstream property.
The proposed-expansion includes development of new storm water detention facilities to meet the
City's Municipal Code requirements to capture specified quantities of water and treat it for water
quality before releasing it from the site. The primary treatment facility is located south of the new
apartment building along the south property line.
2. The design of the proposed development shall make adequate provision for
connection to water, sanitary sewer, electrical, and other utility lines within
the capacity limits of those utility lines.
The existing utilities were reviewed and found adequate to support the anticipated load of the
proposed development.
3. The design of the proposed development shall make adequate provision for
fire protection through building placement, acceptable location of flammable
materials, and other measures to ensure fire safety.
The fire inspector has reviewed access and fire truck circulation and found that the needs of the
fire department are met. The main access to the site is 24th Street. The connecting private street
network has been reviewed and found to meet the needs of the fire department and fire truck
circulation.
4. The design of the proposed development shall not increase the danger of
erosion, flooding, landslide, or other endangerment to adjoining and
surrounding property.
The proposed development is not anticipated to be a danger, due to its location on the site. A
stormwater detention area is included at the southwest corner of the site.
5. Natural topographic and landscape features of the site shall be incorporated
into the development design.
There are no notable topographic features of the site. The existing landscaping is primarily existing trees
planted with,the development of the site as a church previously, which will be removed as part of the
redevelopment.
6. The design of the interior vehicle and pedestrian circulation shall provide for
convenient flow of vehicles and movement of pedestrians and shall prevent
30
hazards to adjacent streets or property.
The expansion site is accessed off of 24th Street. The former church had two driveway cuts onto
24th Street. These will be consolidated into one. The existing on-site network of sidewalks is
expanded to provide connectivity to the entire campus.
7. The design of outdoor parking areas, storage yards, trash and dumpster
areas, and other exterior features shall be adequately landscaped or
screened to minimize potential nuisance and impairment to the use of
adjoining property.
Extensive landscape screening is included of parking areas, the maintenance garage and
dumpster enclosures. The general development standards of the zoning ordinance have been met.
8. The proposed development shall limit entrances and exits upon adjacent
streets in order to prevent congestion on adjacent and surrounding streets
and in order to provide for,safe and orderly vehicle movement.
The expansion site (former church) had two driveway cuts onto 24th Street. These will be
consolidated into one.
9. Exterior lighting shall relate to the scale and location of the development in
order to maintain adequate security, while preventing a nuisance or hardship
to adjacent property or streets.
A lighting plan is included in the site plan set. Lighting is appropriately located and sized to not be
a nuisance or hardship to adjacent properties or streets. The lighting plan meets the City's
standards for"dark sky" protection.
10. The proposed development shall ensure that dust and other forms of air
pollution, noise disturbances, odor, glare, and other nuisances will be limited
to acceptable levels as prescribed in other applicable State and City
regulations.
The proposed development is not expected to generate any nuisances as a residential
development.
11. Site coverage, building scale, setbacks, and open spaces shall be in
proportion with the development property and with existing and planned
development and structures, in adjacent and surrounding property. ,
The building layout complies with the development standards of the F-PRD zone for site coverage
and open space requirements. The individual buildings comply with the RM base zone
supplemental developmental standards. The architecture of the expansion area is compatible with
the character and scale of the existing senior living retirement community. Large setbacks are
planted with trees and shrubs to visually buffer the adjacent single family neighborhood. Open
space areas and amenities are included for the residents of the community and exceed the
standards of the code.
31
Attachment H- Site Plan Application Materials
Rendering of the Expansion Area within the Neighborhood Context
I71
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32