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HomeMy WebLinkAbout~Master - Special Use Permit to construct an independent senior living facility at 2525 Bobcat DriveCITY OF AMES, IOWA ZONING BOARD OF ADJUSTMENT IN THE MATTER OF THE APPLICATION OF REAL ESTATE EQUITIES DEVELOPMENT, LLC, FOR A SPECIAL USE PERMIT, § 29.1503(4), AMES MUNICIPAL CODE, TO CONSTRUCT AN INDEPENDENT SENIOR LIVING FACILITY ON THE PROPERTY LOCATED AT 2525 BOBCAT DRIVE FACTS CASE NO. 13-13 L FEB 13 2014 CITY CLERK CITY Or N',1 F S, 10 WA GEOCODE NO. 09-16-375-110 DECISION & ORDER The applicant requests to construct an independent senior living facility that includes 50 dwelling units in a three-story building in an FS-RM zoning district. An independent senior living facility is a permitted use in the FS-RM zoning district when a special use permit is approved. The proposed facility is to be known as the Village Cooperative. While the proposed use is set up as co-op ownership model, a senior living facility may be either rental or ownership as defined by the Zoning Code. The proposed use will have common shared amenities and obligations, but each resident will provide for their own care, dining, etc. There will be no accessory support uses proposed with this project. The building is proposed on a 3.57-acre site within a 16-acre Master Planned area zoned FS-RM. (See Attachment B Master Plan.) The Village Cooperative site is in the northeast comer of the Master Plan area at the intersection of Cedar Lane and Oakwood Road. The Master Plan specifies permitted uses as eight 12-unit apartment dwellings, three single-family detached dwellings, and a 50-unit independent senior living facility. The Village Cooperative site includes the required perimeter buffers of 50 feet to the north and 20 feet to the east. Access will occur from the central drive. The design includes 89 parking spaces, 58 of which are within the lowest level of the building. The 27,000 square -foot building footprint is comprised of a central core and four wings. The building will have hip roofs, horizontal lap siding, face brick, double hung windows and balconies. The average building height is less than the 50-foot maximum allowed in the FS-RM zoning district, to the midpoint of the roof slope as defined by zoning. The greatest distance from the parking level floor to the peak of the roof is 56 feet. The elevation of the floor above the parking level is approximately ten feet above the grade of Cedar Lane. Because of grade changes across the site and proposed earth work, the visible building height is below 50 feet. At the time this application was made the entire property, Lot 79 of Ringgenberg Park Subdivision, addressed as 2899 Cedar Lane, was in the subdivision approval process of the City. A preliminary plat has been approved by the City Council and when the subdivision is final, the Village Cooperative site will be Lot 12 and addressed as 2525 Bobcat Drive. The site has a Ma'or Site Plan approved Im- live ol'the proposed apartment bl.114111,111s. J 11:1 DECISION The Board considers the review criteria for a Special Use Permit under (1'haptcr 29, section 29.1503(4), ol"the Antes Municipal Code, and Finds that the application: 1) is harnlomoLls with and In accordance with the general Principles and proposals of'the Land Use Policy Plan of the City-, 2) will be designed, constructed, operated, and maintained so as to be harmonious and appropriate in appearance with the existing and intended character of the general vicinity art(] that SLICII 1 Use Will not change the essential character of, 'the area III which It is proposed-, 3)) will not be hazardous or disturbing to existing or 111n.11-C Uses in the sarric general vicinity; 4) will be Serve(] adC(lUatety by essential public facilities and services; 5) will not create excessive additional reqLllrcfllctlts at public cost for public l'acifities or set -vices; 6) will not Involve Uses, activities, processes, materials and equipment or conditions of operation thatwill be detrimental to any person, property, or general welfare; 7) will be consistent with the Intent and PLII-POSC of the /,One; 8) will not create excessively higher levels of' traffic than the Predominant pattern in the area and will not create additional traffic from the proposed Use that would change the street classification, and such traffic shall not lower the level ot'service at area intersections; 9) will not create ,I noticeably different travel pattern than predominant pattern in the, area; 10) will not generate truck trips by trucks over 26,000 gross vehicle weight to and from the site exceptt for waste collection vehicles and moving vans; 11) will not have noticeably different and disruptive 110Urs of operation; 12) will be SUI'liciently desirable for the entire C01111111.1111ty" 13) will be c(mpatt) 'ble in terms of structure placement, height, orientation, or scale with the predominate bUildill(.1, pattern In the area; 14) will be located on the lot with a greater setback or with landscape buffering to minimize the Impact of the Use on adjacent property; and 15) will be consistent with all other applicable standards in the zone. 'File Board therefore approves this reclucst, for 4r Special Use Permit to allow the proposed construction of'an Independent senior living l'acility at 2525 Bobcat Drive. ID ORDER WHERE ORE, 14' IS ORDERED that the applicant is GRANTED a Special Use 11crillit for the property at 2525 Bobcat Drive, per section 29.1503(4) ol'thc Ames MUnIcIl,,)al Code, for the construction of'an Independent Senior L.,Ivin,,, Facility. 1:1 Any person desiring to appeal this decision to a court of record may do so within 30 days aFter the filing of this decision. Done this 8"' day of"January, 2014.