HomeMy WebLinkAbout~Master - Application of CCRC of Ames, LLC for Special Use Permit to Operate Independent Senior Living Units at 3305 Stange RoadCITY OF AMES, IOWA
OCT , , 2016 D
CITY CLERK:
IN THE MATTER OF THE CASE NO. 16-071 _
APPLICATION OF CCRC OF AMES,
LLC, FOR A SPECIAL USE PERMIT, GEOCODE NO. 05-28-400-120
§29.1503(4), AMES MUNICIPAL CODE,
TO OPERATE INDEPENDENT SENIOR DECISION & ORDER
LIVING UNITS ON THE PROPERTY
LOCATED AT 3305 STANGE ROAD.
FACTS
The request is to construct a second building housing 39 independent senior living units on the
site of the existing Northridge Village senior living center. The current facility is a single -
building comprising 39 independent senior living apartments, 34 assisted living units, and 34
skilled nursing beds. A Special Use Permit for these uses was approved on February 12, 2014
and subsequently amended on February 11, 2015. A Special Use Permit is required for
independent senior living apartments in the FS-RM zoning district due to the age restriction for
the use and the. allowance for larger building types than standard apartments.
The owner is now seeking to construct an additional 39 units of independent living units within a
single building on the east side of the lot. The building will be addressed as 3305 Stange Road.
This site was rezoned to FS-RM (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 for phase 1. The current Northridge Village
facility was built in accordance with that master plan.
The east side of the site, fronting upon Stange Road, was reserved for future expansion in the
master plan. The master plan indicates between 50 and 60 units of memory care or independent
living units in the future phase. This phase is seeking 39 independent living units. The owners
have indicated a future facility may be added in the future that would house a memory care unit.
That facility would be limited to 21 units unless an amendment to the master plan was approved
due to the described intensity of use on the master plan.
Access to the site will be a driveway on Stange Road directly across from Yorkshire Street. The
driveway will allow access to two 8-car garages and a 4-car attached garage as well as a 10-car
detached garage located along the west edge of the building. An additional 20 surface spaces will
be located on the south side of the building. A driveway will connect to the existing facility on
the west end of the lot. The project will include the completion of the cul-de-sac at the end of
Sheffield Avenue. Sheffield Avenue was a stub street with the expectation at the time that it
would be extended to serve new residential development on the 40 acres that are now platted as
Baptist Acres subdivision. With the construction of the church and the first phase of Northridge
Village, there was still the possibility that the street could be extended north and east. With phase
2 ot'Northridge Village, that option is precluded and the completion of'the street as as cul-de-sac
is required since the street does not circulate through the site. A sidewalk will be include(] within
the right-of-way of' the cul-de-sac, connecting to the east -west shared Use path SOLlth 01' the
Northridge Village developirient, Pedestrian access will be provided from the front of the
building to the shared -use path along Stange Road. A sidewalk will connect to the public
sidewalk along Sheffield Avenue and to the existing facility to the west..
S tafT reported that 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 ol'the time of the
hearing, no coin in ents had been received.
`staff recommended approval, with three conditions: I) 'That all easements 66r public Utilities oil
site will be provided prior to the City issuance ol'a certificate of occupancy; 2) '"]'hat a revised
site plan is provided demonstrating compliance to the City's fighting code; and 3) Thai the site
plan be amended to show that the surface parking spaces meet the dimensional requirements (19
feet in length).
DECISION
The Board considers the evidence in the record, the staff report, testinlolly and the facts as
detailed above, and also considers the standards for a Special L.Jse Permit in the Ames Municipal
Code section 29,1503(4)(a) and (e) and the Residential Zone standards in 29,1503(4)(b)(i-viii),
alid determines that the application shall be approved, with the following conditions: 1) That all
easements t*(-)r public utilities oil site will be provided prior to the City issuance ol'a certificate of
occupancy; 2) That a revised site plan is provided demonstrating compliance to the City's
lighting code; and 3) T'hat the site plan be amended to show that the surface parking spaces meet
the dimensional req ui rein ents (19 feet in length).
ORDER
WHEREFORE, 11' IS ORDERED that the applicant is GRANTFID, section 29.1503(4) of` the
Ames MUniCipal Code, a Special Use Permit, with conditions, to operate independent senior
living units for the property located at 3305 Stange Road.
Any person desiring to appeal this decision to as court of` record may do so within 30 days after
the filing ol'this decision.
Done this 14th day ot'September, 2016.
I leidi Petersen
Secretary to the Board