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HomeMy WebLinkAboutA6 ITEM # 2 DATE: 02-12-14 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: February 7, 2014 CASE FILE NO.: ZBA 14-01 REQUEST: A Special Use Permit to allow the construction of Northridge Village, a senior living facility comprised of independent senior living apartments, assisted living, and a skilled care facility in the FS-RM Zoning District PROPERTY Heartland Baptist Church, Ames OWNER: APPLICANT: CCRC of Ames, LLC LOCATION: 3300 George Washington Carver Avenue (See Attachment A) ZONING: FS-RM Suburban Residential Medium Density BACKGROUND AND PROJECT DESCRIPTION: The request is to construct a senior living facility (also known as a Continuum of Care Residential Center) comprised of independent senior living apartments, assisted living, and a skilled care unit (commonly known as a nursing home). The proposal includes a connected complex of 39 independent senior living apartments, 34 assisted living units, and 34 skilled nursing beds, all known as Northridge Village. Access to the site is from a single driveway off of George Washington Carver across from Bayberry Road. All three of these residential uses are permitted in the FS-RM zoning district when a special use permit is approved. The proposed facility will provide graduated care allowing residents to enter at whatever care level is appropriate and allow them to transition into greater or lesser care units as needed. The entire site is a 33.67 acre parcel for which a preliminary plat was approved on November 26, 2013. The preliminary plat proposed two lots—the 12.35 acre lot for this facility and a 21.32 acre site for a future church on the north lot. The final plat for this subdivision is on the City Council agenda for February 11, 2014. If for some reason the City Council denies or delays action on that final plat, then this item should be deferred to a future date for consideration once a legal lot has been established. The building is proposed on the south 12.35-acre site (see Attachment A) between George Washington Carver Avenue and Stange Road. This site was rezoned to FS-RM 1 (Suburban Residential Medium Density) with a Master Plan on December 17, 2013. A Master Plan (see Attachment B) accompanying the rezoning indicated a range of between 35 and 45 independent senior living units, between 30 and 40 assisted living units, and between 30 and 40 skilled care units. The proposed site plan indicates that all the uses will fall within that range. The east side of the site, fronting upon Stange Road, is reserved for future expansion. The complex is served by surface parking distributed around the building perimeter. The site has a natural gas pipeline running generally southwest to northeast. A protected area, 25 feet on each side of the pipeline is shown on the approved Master Plan. It should be noted that Heartland Baptist Church is still the owner of the property although CCRC of Ames, LLC is the applicant. Until the final plat is approved and recorded, the ownership of this 12.35 acre lot cannot be conveyed. PUBLIC COMMENTS: Notification was made to all owners of property within 200 feet. A notice of public hearing was placed on the property and published in the newspaper. As of this writing, one property owner to the south, on Piccadilly Square, asked questions about storm water drainage and proximity of the garages to her lot. APPLICABLE LAW: Chapter 29, Section 29.1503(4)(a) and (e) of the Municipal Code states the following: (4) Review Criteria. Before a Special Use Permit application can be approved, the Zoning Board of Adjustment shall establish that the following general standards, as well as the specific standards outlined in subsection (b) below, where applicable, have been or shall be satisfied. The Board's action shall be based on stated findings of fact. The conditions imposed shall be construed as limitations on the power of the Board to act. A mere finding that a use conforms to those conditions or a recitation of those conditions, unaccompanied by specific findings of fact, shall not be considered findings of fact for the purpose of complying with this Ordinance. (a) General Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use meets the following standards, and in addition, shall find adequate evidence that each use in its proposed location will: (The standards are listed in this report below.) (b) Residential Zone Standards. The Zoning Board of Adjustment shall review each application for the purpose of determining that each proposed use in a residential zone meets the following standards..." (The standards are listed in this report below.) 2 (e) Conditions. The Board may impose such additional conditions it deems necessary for the general welfare, for the protection of individual property rights, and for ensuring that the intent and objectives of this Ordinance will be observed." STATEMENT OF APPLICANT IN SUPPORT OF PROPOSAL: The applicant has provided the attached application including statements as to how the proposed Northridge Village meets the requirements for a Special Use Permit. FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site and architectural plans and in addition to the facts provided in the application, the following findings of fact and conclusions may be made regarding the standards of approval. General Standards. (i) Be harmonious with and in accordance with the general principles and proposals of the Land Use Policy Plan of the City. Findings of Fact: Goals 1 and 2 of the Land Use Policy Plan (LUPP) recognize that population growth is likely and establish the need to assure areas for growth through the LUPP. LUPP Goal No. 6 is to increase the supply of housing and to provide a wider range of housing choices. Objective 2B states: Ames seeks to assure the availability of sufficient suitable land resources to accommodate the range of land uses that are planned to meet growth. Sufficient land resources shall be sought to eliminate market constraints. The LUPP map designates the area within which the proposed site is located as "New Lands," an expansion area to meet some of the projected need for residential growth. The LUPP map designates the area for Village/Suburban Residential land uses. Conclusions: The proposed senior living facility helps to fulfill the LUPP policies for providing adequate housing for a variety of needs at a medium density range that is consistent with the expectation of New Lands. The proposed site development is consistent with the suburban style development that the LUPP describes, with a two-story building with landscape buffering and separation from other land uses. When developed according to proposed plans, the area will have connectivity to services and amenities. It can be concluded that the development meets General Standard (i) for a Special Use Permit. (ii) 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 and that such a use will not change the essential character of the area in which it is proposed. 3 R Findings of Fact: The surrounding neighborhood is comprised of a variety of housing/building types, including a future church to the north, and one and two- story single-family residential homes to the south, west, and east. Further to the north, across Bloomington Road is a multi-family complex and commercial node. Further to the south is the commercial area of Somerset. The senior living facility is two stories in height with multiple wings providing aesthetic relief, a residential appearance with pitched roofs and changing fagade treatments of lap siding, stone, and shingle siding. Further information on the design is noted under Residential Zone Standards vi, below. Northridge Village is a residential use that the LUPP and zoning code recognize as compatible with lower density residential uses, when designed to meet these requirements for a Special Use Permit. The access to the site is from a collector street and it generates traffic levels consistent with residential uses of the same density. Conclusions: Its design features give the proposed building residential scale and appearance, which is compatible with its surroundings. It can be concluded that the development meets General Standard (ii) for a Special Use Permit. Not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings of Fact: The primary existing use in the general vicinity is detached residences, generally owner occupied. A future use to the north is a church. By definition of the Zoning Code, the independent senior living portion is limited to residents that are 55-years old or older. The assisted living units and skilled care units will also be targeted to the elderly having varying degrees of mobility and health care needs. Conclusions: Construction of the senior living facility, as proposed, should not be disturbing or hazardous to existing and future uses in the area as it is an allowed residential use and deemed compatible to those that are planned and existing. It can be concluded that the development meets General Standard (iii) for a Special Use Permit. (iv) Be served adequately by essential public facilities and services such as highways, streets, police, fire protection, drainage structures, refuse disposal, water and sewage facilities, and/or schools. Findings of Fact: The site is directly served by a collector street (George Washington Carver Avenue) and indirectly by two arterial streets (Bloomington Road and Stange Road). All City services are available to the site. Extensions of public water mains into the site will be necessary to serve public fire hydrants. Easements will need to be granted to the City for the maintenance of these water lines. Staff will recommend a condition of approval that these easements be 4 submitted to the City prior to issuance of a certificate of occupancy. Storm water management is in accordance with the City's standards that post- development runoff rates will not exceed pre-development runoff rates for 5-, 10-, 50-, and 100-year storm events. The bulk of storm water runoff will be directed to the storm ditches along the east side of George Washington Carver Avenue and to the large detention pond at the northeast portion of the lot. This detention pond will have a permanent pool and is also designed to accommodate storm water from the future church site to the north. Since this detention pond is shared by two property owners, the City will need to see evidence that there is an easement between the two property owners for storm water management. Staff would recommend a condition of approval that this easement be submitted to the City prior to issuance of a certificate of occupancy of the senior living facility. Conclusions: This property is adequately served by essential public facilities and services. Public Works staff has reviewed the submitted storm water management plan and has concluded that it meets City standards. It can be concluded that the development meets General Standard (iv) for a Special Use Permit. (v) Not create excessive additional requirements at public cost for public facilities or services. Findings of Fact: This subdivision will result in the completion of several portions of the transportation network abutting the parcel. This subdivision will require the completion of the additional southbound lane of Stange Road within two years of final plat approval. The shared use path along Stange Road and the sidewalk along George Washington Carver Avenue will be constructed prior to occupancy of the structures on each lot. All these improvements will be paid by the owners of the subdivision or developers of this project. Conclusions: This use will not create additional requirements at a public cost for public facilities. It can be concluded that the development meets General Standard (v) for a Special Use Permit. (vi) Not involve uses, activities, processes, materials, and equipment or conditions of operation that will be detrimental to any person, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Findings of Fact: As a residential use, the proposed senior living facility will not produce glare, or odors different from other residential uses. However, there will be an on-site back-up generator that may operate with diesel fuel. The generator will be tested weekly and will be used when power to the facility is interrupted. This will produce noise, smoke, and fumes not usually found in a residential neighborhood although uses similar to this facility will often have such a generator. The nearest residential lot is 200 feet from the generator, which is screened by materials similar to the main building (stone veneer and lap siding). 5 Conclusions: Because of the distance of the generator to adjacent neighbors and its intermittent use (tested once a week for 20-30 minutes), it is not expected to cause an excessive impact. It can be concluded that the development meets General Standard (vi) for a Special Use Permit. (vii) Be consistent with the intent and purpose of the Zone in which it is proposed to locate such use. Findings of Fact: On November 26, 2013, City Council approved the Master Plan that accompanied the rezoning. This continuum of care senior living facility is noted in that Master Plan. While there is no defined density range for the described use, it is within the medium-density range of the FS-RM zoning. Conclusions: The City Council has determined that this use is consistent with the intent and purpose of the Suburban Residential Zoning districts. It can be concluded that the development meets General Standard (vii) for a Special Use Permit. Residential Zone Standards. (i) Not create excessively higher levels of traffic than the predominant pattern in the area and not create additional traffic from the proposed use that would change the street classification and such traffic shall not lower the level of service at area intersections. Findings of Fact: At the time the request for rezoning from Agriculture to FS-RM was sought, the City's traffic engineer reviewed the proposed Master Plan and requested a technical memorandum on the expected generation of traffic from the proposed church and this senior living facility. The memo concluded that the impact of traffic would be much less than the traffic that would have been generated from the initially anticipated development of single-family homes and apartments on these 33 acres. The location of the access point across from Bayberry Road has been reviewed and meets the traffic safety needs of the City. Conclusions: Traffic volumes from this senior living facility will not exceed the capacity of the adjacent streets. The street network will be able maintain the current street classification and level of service once this facility opens. It can be concluded that the development meets Residential Zone Standard (i) for a Special Use Permit. (i i) Not create a noticeably different travel pattern than the predominant pattern in the area. Special attention must be shown to deliveries or service trips in a residential zone that are different than the normal to and from work travel pattern in the residential area. 6 Findings of Fact: A central drive from George Washington Carver Avenue provides access to Northridge Village. This access is directly across from the intersection with Bayberry Road. All residents, visitors, and deliveries to the site will use this entrance. Once on the site, different users will be directed to different locations. Visitors can use the drop off lane at the main entrance on the west side of the building. Residents and visitors to the assisted living units will be directed north to that entrance. Residents and visitors to the independent senior living will be directed to the south. Visitors to the skilled care unit and staff will access the parking to the southeast of the building. Deliveries will be at the east as will refuse pickup. Conclusions: The proposed use will not create a noticeably different travel pattern off-site than the predominant pattern in the area. On-site traffic will be separated by the destination of the driver, thus reducing internal congestion. It can be concluded that the development meets Residential Zone Standard (ii) for a Special Use Permit. (iii) Not generate truck trips by trucks over 26,000 g.v.w. (gross vehicle weight) to and from the site except for waste collection vehicles, food delivery vehicles, and moving vans. Findings of Fact: The only trucks normally expected at the site are trash collection and food delivery vehicles. Conclusions: It can be concluded that the development meets Residential Zone Standard (iii) for a Special Use Permit. (iv) Not have noticeably different and disruptive hours of operation. Findings of Fact: The applicant notes that this residential use will not have disruptive hours of operation as it is a residential facility. Conclusions: It can be concluded that the development meets Residential Zone Standard (iv) for a Special Use Permit. (v) Be sufficiently desirable for the entire community that the loss of residential land is justifiable in relation to the benefit. Findings of Fact: The proposed use is residential and provides housing for a specific demographic segment of the community. Therefore it will result in no loss of residential land. At the time of rezoning, some members of the community noted that this site would serve the Ames Community School District better if it were zoned exclusively for single-family residences. However, the City Council approved the Master Plan with these proposed and specific uses. Conclusions: It can be concluded that the development meets Residential 7 Zone Standard (v) for a Special Use Permit. (vi) Be compatible in terms of structure placement, height, orientation, or scale with the predominate building pattern in the area. Findings of Fact: The Northridge Village building will be fairly large, extending about 410 feet north to south and 480 feet east to west. However, it comprises several distinct wings. Portions are one-story (the skilled care unit) and other portions are two-story (the assisted living units and senior independent living apartments). In order to mitigate the size, the building is built far from the minimum setbacks of the zoning ordinance. The required minimum setback to the George Washington Carver Avenue right-of-way is 25 feet. The ends of the assisted living wing and senior housing wing are 45 feet from the right-of-way line and the face of the main entry is 210 feet. The required side setbacks are 8 feet from the north and south property lines. The building is set 80 feet from the south and 70 feet from the north. The minimum setback to the Stange Road right-of-way is 25 feet, yet the building lies nearly 600 feet away. It should be noted, though, that this space is reserved, by the Master Plan, for a possible future expansion of 50-60 memory care or independent living units for which an amended Special Use Permit will be needed at that time. The form and detailing of the building as shown on the elevation drawings retain a residential feel to it, with pitched roofs, gabled ends, and a variety of residential fagade treatments (stone, lap siding, shingle siding, asphalt shingles). The roofline varies along its length, breaking up an otherwise lengthy profile. Fagade treatments along all elevations include the grouping of windows singly and in pairs, gable ends along the north and south fagade and portions of the fagade in relief to give a more varied look. The independent senior apartments have individual garage doors for the units with two varieties of doors. The detached garages, along the south property line, have a look similar to the main building with a hip roof and a fagade treatment of stone, lap siding, and shingle siding. Groupings of doors with gable ends on the north fagade and gable brows extending above the roof line on the south fagade break up the length of this roofline. Conclusions: The zoning ordinance allows senior living facilities of the scale proposed for Northridge Village in the FS-RM zoning district. The placement, height, scale, massing, and fagade treatments of the proposed building make the building compatible with the residential surroundings. It can be concluded that the development meets Residential Zone Standard (vi) for a Special Use Permit. 8 (vii) Be located on the lot with a greater setback or with landscape buffering to minimize the impact of the use on adjacent property. Findings of Fact: Zoning requires that the main building be set back at least 8 feet from the north and south property lines. As proposed, the building is to be 80 feet from the south property line and 70 feet from the north property line. The detached garage will be 25 feet from the south property line. The north and south property lines will have landscaping to the L3 standards of the zoning ordinance, which is a line of high shrubs 6 feet tall and a tree every 50 feet. In addition, an optional small berm is located along the south property line between the street and the west edge of the detached garage. The L3 landscaping is on top of this berm. Conclusions: The proposed site design provides for both greater setbacks than required and landscape buffering to minimize its impact on the use of adjacent properties. It can be concluded that the development meets Residential Zone Standard (vii) for a Special Use Permit. (viii) Be consistent with all other applicable standards in the zone. Findings of Fact: The Ames Development Review Committee has reviewed the proposed site plan and determined it to be in compliance with applicable General Development standards, the standards of the FS-RM Zoning District and other city standards. Conclusions: It can be concluded that the development meets Residential Zone Standard (viii) for a Special Use Permit. ALTERNATIVES: 1. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow the construction of a senior living facility, comprising senior apartments, assisted living, and a skilled care facility in the FS-RM Zoning District at 3300 George Washington Carver Avenue with the conditions noted here. a. That all easements for public utilities on site will be provided prior to the City issuance of a certificate of occupancy. b. That an easement between the owners of the north and south lots regarding the shared storm water pond be presented to the City for review prior to the City issuance of a certificate of occupancy. 2. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow the construction of a senior living facility, comprising senior apartments, assisted living, and a skilled care facility in the FS-RM Zoning District at 3300 George Washington Carver Avenue with other conditions in 9 addition to or in lieu of those noted above. 3. The Zoning Board of Adjustment can deny this request for a Special Use Permit to allow the construction of a senior living facility, comprising senior apartments, assisted living, and a skilled care facility in the FS-RM Zoning District at 3300 George Washington Carver Avenue by finding that the project does not meet the criteria of Section 29.1503(4). 4. The Zoning Board of Adjustment can refer this request back to the applicant or to City staff for additional information. RECOMMENDED ACTION: Staff concludes that the proposed senior living facility known as Northridge Village is consistent with the general and specific residential standards required for granting a Special Use Permit. Therefore, based upon the Findings of Fact and Conclusions above, it is the recommendation of the Department of Planning and Housing that the Zoning Board of Adjustment act in accordance with Alternative #1. This is a recommendation to approve this request for a Special Use Permit to allow the construction of a senior living facility, comprising senior apartments, assisted living, and a skilled care facility in the FS-RM Zoning District at 3300 George Washington Carver Avenue with the conditions noted here. a. That all easements for public utilities on site will be provided prior to the City issuance of a certificate of occupancy. b. That an easement between the owners of the north and south lots regarding the shared storm water pond be presented to the City for review prior to the City issuance of a certificate of occupancy. S:\PLAN—SHR\CounciI Boards Commissions\ZBA\Special Use Permits\3300_GW_Carver_Senior_Living-02-12-14.docx 10 Attachment A Location Map 1 "1 lots � x sA. F Z � *4 : � '• lei E'�Is �. :S 9R LPL '�i 9..``uG _ � �� h F �k g yv -- BLOOMINGTON RDA , ALMOND RD a CULLEN DR i Ye DALTON ST � BAYBERRYgRD;" Ct-e tNaSm n�1 OF7 Y©RKSN RE ST aCarverArrenueti'�I�,�'� � k iCINC�.STO N Dot- �- t,,a Uj z CLAYTON IDR I, V r 1 C r O q " NORT.HR{DGE PKYYY:' 0 200 400 wown A rh e S. N Feet 11 r Attachment B Master Plan for Rezoning .._ _ —. f t JN, l r , A � r r . C i q 3 r 11 •� , y,�C ; y _ r 1 _ � x 0 D u I. I cg§ pim"ali;ll jig-Jill rn 6 A � 00 $ r� "i"x if Ovp �gg i Dip "� G rn ,fill 41 NORTHRIDGE VILLAGE �\� � PNONE:[61S)3EP-IKrO FAIL(616j2mMf0 —►�\I MASTER PLAN cm�vEsioro l�DYANTApE FNCkVEEFi:pAi3 ua."/'rarwH 12 Attachment C Artist's Rendition a a R i x r� 13 Attachment D Site plan and elevation drawings under separate cover. 14