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HomeMy WebLinkAboutA5 ITEM #: 2 DATE: 06-27-18 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: June 27, 2018 CASE FILE NO.: SUP-000438 REQUEST: A Special Use Permit to allow for an 44-unit Independent Senior Living Facility in the Suburban Residential Zone Residential Medium Density (FS-RM) PROPERTY Ewing Land Development and Services LLC OWNER: LOCATION: 1899 Ada Hayden Road (corner of 1901h Street and Hyde Avenue) ZONING: "FS-RM" (Suburban Residential Zone Residential Medium Density) BACKGROUND AND PROJECT DESCRIPTION: Ewing Land Development Services LLC proposes to construct a three-story Independent Senior Living Facility at the intersection of 19011 Street and Hyde Avenue addressed as 1899 Ada Hayden Road. The proposed lot configuration is subject to City Council approval of a final plat on June 261n The property is located within the (FS-RM) Suburban Residential Zone Residential Medium Density zoning district. FS-RM zoning requires all Independent Senior Living Facilities to meet the General Standards of Section 29.1503 and Residential Zone Standards in Section 29.1503(4)(b) as part of the Special Use Permit review process. (Excerpt of Section 29.1503 is attached). The site is also subject to consistency with a Master Plan and Zoning agreement for the Quarry Estates Subdivision approved by City Council in October of 2014. The proposed building is a three-story 105,833 square foot building on a 3-acre lot located at the corner of 1901h Street and Hyde Avenue. The building includes 44 units. divided into 16 3-bedroom and 28 2-bedroom units. As an Independent Senior Living Facility, it notably is reviewed different from an apartment building due to the age restriction for all residents to be 55 or older. The proposed primary site access is from 1901h Street to the east of the proposed building via a shared common driveway with outlot WW located to the east of the site. Secondary access is also available to the west from Hyde Avenue located south of the proposed building. The proposed site plan has the building set to the northwest portion of the site with the building designed at an angle along both 190'h Street and Hyde Avenue. The site design has 56 parking spaces located in a sub-surface parking garage underneath the new building and 29 surface level parking spaces located just southeast of the proposed building. The entrance to the underground parking is at the northeast corner of the building with the exit located near the southwest edge of the building. The 85 proposed parking stalls satisfy the parking requirement for a 44-unit Independent Senior Living Facility, which requires only one space per unit. An apartment building would require one parking space per bedroom. The site is located within Quarry Estates which is a Conservation Subdivision. Conservation Subdivision's includes additional design standards for stormwater purposes to help protect the Ada Hayden watershed. Stormwater treatment features are located to the south of the proposed building on the neighboring outlot as part of planned regional stormwater detention. A 25' conservation easement is proposed along the north and west property lines of the site along 1901h Street and Hyde Avenue respectively. The conservation easement is being provided to meet the intent of the Conservation Subdivision standards which stipulate that conservation areas (natural areas) are to be located between lots and external roads. 1901h Street and Hyde Avenue are external roads to the subdivision. The applicant proposes to use the conservation area to meet the sidewalk requirement due to the existing conditions of the abutting roadways with ditches. The developer has submitted a prairie planting seed mixture to be used in the conservation easement that has been reviewed by staff. The overall landscape treatment of the site is subject to review through the Special Use Permit process to assure that appropriate landscaping and buffering is incorporated into the site design. The landscape plan review includes evaluation of required parking lot landscaping, front yard landscaping and perimeter bufferyard landscaping. Due to the abutting common areas designated use for buffering and stormwater in the Master Plan, credit is allowed for some on-site landscaping requirements. Parking lot landscaping is shown on the site consisting of a total of 23 overstory trees to meet buffering and the 10% parking lot land scape area requirement. The front yard landscaping consists of a total of 7 overstory trees located within the conservation easement in the front yard along 190'h Street and 8 overstory trees located within the conservation easement located in the front yard along Hyde Avenue. The proposed front yard trees are a native Iowa tree species compatible with the conservation area and meet the required site landscape design standards found in Section 29.403. Grasses and shrubs are proposed along the west and north front foundation of the building and east portion of the front yard to meet the front yard landscape planting standards. Additionally, native grasses and wildflowers are proposed within the 25-foot conservation easement located in the front yard along the front property lines. As an FS-RM zoned site, a 10-foot landscape buffer area is required along property lines abutting FS-RL zoned land. This buffer standard is satisfied by the outlot conservation areas in the Quarry Estates Master Plan which designated the outlots located to the immediate south and east of the FS-RM zoned land as landscaped buffer areas. If not for the identified areas in the master plan, buffer yard areas would need to be provided on the proposed site. These outlots are located within conservation easement areas and contain native grass, wildflower and native trees. Parking lot screening has been proposed along the inside of the east shared common driveway consisting of shrubs that create a high screen affect maturing at least 6 feet in height. This planting standard is required at this location due to the future platting development of the outlot on the east side of the shared access drive. Parking lot screening along the south side of the property have been proposed to be waived due to the presence of an outlot located to the immediate south of the site as identified in the Quarry Estates Master Plan. Future single-family homes will be located approximately 300 feet south of Ewing site. In place of locating shrubs on the south property line, a sidewalk leading to Hyde Avenue from the proposed building is located along the south property line between the driveway and property line for approximately 120 feet. Three trees that would be located here as part of screening are shifted north and east into the parking lot to reinforce parking lot shading. The conservation area on outlot D to the south contains trees in the western portion of the outlot that substitute toward the trees shifted on site. This helps to satisfy the softening of the view of the site from the south. The building finishes consist of a pitched and gabled roof with manufactured stone verneer on the bottom portion of the southeast. south and east fapades with fiber cement lap siding on the upper portions. The fapade to the north and west will consist of a majority fiber cement lap siding with some manufactured stone veneer along the bottom portion of the building. The cement board lap siding will be masonry colors with some dark red color near the balconies and far upper portions near the roof. Walkways are proposed to lead from the main entrance on the southeast side of the building east and then north to the sidewalk along 190'h street. A sidewalk will also lead from the southeast main entrance of the building south and then west between the drive aisle and south property line to sidewalk along Hyde Avenue. The walk out patio on the northwest side of the building will also have a sidewalk leading to the sidewalk along 1901h street. Sidewalk connections leading west across Hyde Avenue and north across 1901h Street are provided at the intersection of 19011 Street and Hyde Avenue. A monument sign is proposed facing the intersection of Hyde Avenue and 190", Street at an angle with a small ground mounted light shining on the front of the sign. The site will contain 7 parking lot lights. There are lights located on the terrace of each unit used to light the terrace area as well as lighting directly under the canopy at the main entrance of the building. The proposed lighting meets all lighting output standards in the zoning ordinance. APPLICABLE LAW: Chapter 29, Section 29.1503, General Standards. Additional Requirement for Specific uses, of the Municipal Code. Chapter 29. Section 29.1503(4)(b) 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 (c) 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.) e Conditions. The Board may impose such additional conditions it deems ( ) Y p 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 mini- storage warehouse facility meets the requirements for a Special Use Permit. FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site plan 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: The current LUPP supports Medium Density Residential activity at this location. The site is zoned FS-RM Suburban Residential Zone Residential Medium Density. Multifamily residential uses are permitted with the designation for this use that range from attached housing to medium sized apartments as well as Independent Senior Living Facilities. The proposed use of an Independent Senior Living Facility is permitted subject to approval of a Special Use Permit in the FS-RM zone. The properties to the south are designated as an outlot as well Residential Low Density (FS-RL) and the property to the east is designated Residential Medium Density (FS-RM) and planned to be developed as medium density uses. Lands to the west of the site are (CGS) Convenience General Service and FS-RM Residential Medium Density for future small scale commercial and medium density residential development. The land to the north is Agricultural land in unincorporated Story County. Conclusions: The proposed building is proposed to be larger than standard apartment buildings due to its design as an Independent Senior Living facility that requires amenities and include age restrictions on residents. The density of units complies with the minimum density of 10 units per net acre. The land to the south provides an adequate buffer via the outlot for open space and storm water detention between this site and the low density residential zone to the south. The site has access to 1901h Street and Hyde Avenue which are main roads designed to accommodate the projected traffic this site will generate. The design of the building is oriented close to the intersection of 1901h Street and Hyde Avenue to allow for internal site design features of parking and open space. With the combination of design features, site location, and surrounding uses, it can be concluded that the use meets General Standard (i) for a Special Use Permit. 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. Findings of Fact: The proposed Independent Senior Living Facility complies with the height and setback requirements of the FS-RM zoning standards. FS-RIM zoned land exists to the immediate east and further west of the site along 1901h street. Commercial land located to the west across Hyde Avenue could contain small to medium sized commercial businesses. The area is currently under development and as of yet no other existing uses are located near to the proposed building. The height of the building is 40'-9". Low density residential uses exist further south across outlots designed for conservation area. landscaping and stormwater detention and the proposed building is setback as a result of the location of these outlots from single family residential uses to the southeast. Nearby future medium residential development and commercial development could create traffic similar to or greater than what the proposed Independent Senior Living Facility will generate. The proposed site will have parking lot lighting, building lighting as well as a small light shining on the monument sign near facing the corner of 1901h Street and Hyde Avenue. The light for the sign is proposed to face the sign and away from both streets as well as the intersection. The building design proposes facade treatments that include manufactured stone veneer materials as well as fiber cement lap siding. Variations in color of stone and lap siding and relief in the facade with balconies supported by columns provide aesthetic value to the building and surrounding area. The proposed height of the building is higher than any other building in the immediate vicinity and the proposed mass makes the building larger than any nearby building. A radio tower approximately 112 mile to the west in rural story county exceeds 300 feet in height. Conclusions: The proposed Independent Senior Living Facility has been designed with a high number of high quality aesthetic treatments. Although the building is larger in size as one building compared to an apartment building, the use of architectural treatments and winged design help to mitigate its overall bulk. Due to the new and growing nature of the neighborhood, few surrounding uses currently exist. While the building is larger than others immediately nearby no other nearby medium residential zoned land has been developed as of yet. The building does comply with applicable height standards in the zone. The establishment of the proposed facility ahead of surrounding development helps establish the building and associated use such that future development of similar or lesser intensity will choose to locate nearby with an established site already constructed and will locate accordingly. Nearby commercial land across Hyde Avenue has been zoned with the intention of creating the intersection of 1901h Street and Hyde Avenue as a local neighborhood commercial destination thus maintaining the intersection of 190t" Street and Hyde Avenue as a focal point for traffic flow through and within the neighborhood which could generate moderate traffic and peak times of heavier traffic flow throughout the week beyond what the proposed facility would be expected to create. Therefore, it can be concluded that the use meets General Standard (ii) for a Special Use Permit. (iii) Not be hazardous or disturbing to existing or future uses in the same general vicinity. Findings of Fact: The area is currently sparsely developed. The proposed use consists of an Independent Senior Living Facility. The proposed use is classified under the FS-RM zoning regulations as permissible subject to approval of a Special Use Permit. The proposed use is residential in nature and meets all applicable zone development standards for setbacks, height. landscaping and lighting. The proposed development meets stormwater requirements and meets the requirements for development in a conservation subdivision. Conclusions: The operation of an Independent Senior Living Facility as proposed is not seen to be hazardous or disturbing to the area as the proposed use is permitted in the FS-RM zone and the site meets all applicable zone and development standards including stormwater, conservation and fire access as well required zone development standards in the zoning ordinance. The level of traffic is minimal on a daily basis and has access from two points into and out of the site. It can be concluded that the use 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: All City services are available to the site. The project includes the connection of private driveways to facilitate access to 190th Street and Hyde Avenue. Conclusions: All public facilities are available to serve the site. Access and circulation will be adequate with the development of the proposed project. It can be concluded that the use 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: The proposed uses will not require additional infrastructure in the future. Infrastructure is currently being installed as planned in the Quarry Estates Final Plat to serve the site adequately. There are no additional fire or police resources anticipated to serve this use. Conclusions: This use will not create additional requirements at public cost. It can be concluded that the use 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: The use as proposed will not create excessive smoke, fumes, glare, or odors. The proposed use of the facility is residential living. Uses other than residential living are not permitted. The traffic generated for the site will be moderate and can be expected to be generally similar to the nearby traffic in the local region generated by future neighboring residential and commercial uses. The two points of access provide adequate maneuvering area for entry and exit to the site. Conclusions: The proposed Independent Senior Living Facility is a residential use. Residential living is not intended to produce excessive smoke, fumes, orders or glare. Residential uses are intended to be otherwise peaceful with sleeping. eating and activity internal to the building or gathering space on site. The proposed facility does not intend to allow for the production of elements that would be disruptive across property lines or streets. Traffic will be limited to residents or visitors to the site. It can be concluded that the use 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: The proposed use is an allowed use in the FS-RM zoning district subject to a Special Use Permit issued by the Zoning Board of Adjustment. The purpose of the zone concludes providing well situated land for medium density residential uses with Independent Senior Living Facilities as an approved use subject to approval of a Special Use Permit. Conclusions: The City Council, through the Zoning Ordinance, has determined that the proposed use may be found consistent with the intent and purpose of the FS- RM zoning district upon review and approval of a Special Use Permit by the Zoning Board of Adjustment. The proposed Independent Senior Living Facility design is not found to be inconsistent with the current or potential future character of the area. The location of the facility is located at the intersection of two established streets with daily traffic serving the local region. The location does not detract from other residential uses in the area. It can be concluded that the use 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: The location of the access points on Hyde Avenue and 190th Street has been reviewed and meets the traffic safety needs of the City. The traffic increase due to the presence of the facility is seen to increase levels modestly as the traffic will generally be limited to residents and visitors to the site. The predominate pattern currently consists of traffic accessing the city from rural Story County and some nearby single family residential homes. Conclusions: Traffic volumes from this senior living facility will not exceed the capacity of the adjacent streets. Any increase in traffic at full capacity of the proposed facility is expected to be modest. 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. 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. Findings of Fact: The driveways serving this facility are accessible from 19011 Street and Hyde Avenue. Residents. visitors, and deliveries to the site will use these entrances. Visitors can use the parking lot at the main entrance on the southeast side of the building. Residents have access to the 56 garage spaces as well as the surface parking. There is a shared driveway between this site and future developable property to the east which will be the sole access for that future site. Conclusions: The proposed use will not create a noticeably different travel pattern off-site than the predominant pattern in the area. On-site traffic is well-managed and the shared access driveway between this site and future property to the east helps to minimize driveways connecting to 19011' Street. Traffic accessing the site will not travel through areas where current traffic patterns do not already direct traffic leading to and from this area. It can be concluded that the development meets Residential Zone Standard (ii) for a Special Use Permit. 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 moving trucks. 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 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. The City Council approved the master plan and rezoning with these proposed and specific uses. Conclusions: It can be concluded that the development meets Residential 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 proposed building is 40'-9" in height. The maximum allowed height in the FS-RM zoning district is 50' or 4 stories whichever is lower. The required minimum setback to public road right-of-way is 25 feet. The building sits 28 feet from Hyde Avenue and 25 feet from 1901h Street. The required side setbacks are 10 feet from the east and south property lines. The building is set 37 feet from the south and 112 feet from the east. 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). The design and materials are aesthetically pleasing and what would be expected of a suburban residential building. The roofline varies along its length, breaking up an otherwise lengthy profile. Fagade treatments along all elevations include the balanced placement of windows and distribution of lap siding and stone veneer in appropriate manner. Conclusions: The placement, height, scale, massing, and fagade treatments of the proposed building make the building compatible with the current and future residential surroundings. It can be concluded that the development meets Residential Zone Standard (vi) for a Special Use Permit. (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 10 feet from the east and south property lines. As proposed, the building is to be 112 feet from the east property line and 37 feet from the south property line. The east property line will have landscaping to the high screen landscaping standards of the zoning ordinance, which is a line of high shrubs 6 feet tall and a tree every 50 feet. The south property line will have tree placement according to the high screen standards but no high shrubs. In place of the high shrubs native plantings and additional tree placement located on the outlot in the conservation area to the immediate south of the property will provide buffering necessary to account for no high screen shrubs along the south property line. A reduction in screening between parking lots and abutting residential sites is allowed when an outlot separates low density residential uses from medium or high density uses, according the landscape standards in the zoning ordinance. Additional landscaping in the conservation outlot fulfills the landscaping standards for buffering between future single family homes and the proposed facility. 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 except for the following. Staff will recommend that the approval of the site plan be conditioned on these comments. • Prior to issuance of the site plan confirm whether all of the seed varieties listed in the seed listing portion of the seeding schedule provided by the developer are compatible with native plantings to be planted in the conservation easement area. (Staff has confirmed that a majority of the seeds are native to Iowa but needs clarification on the remaining mixture.) • Prior to issuance of the site plan the building ground elevation must corrected 1 foot and a surface water drainage device in the ditch along 190tn Street must be adjusted on the site plan. The engineer for the applicant has confirmed these items have been planned into the project. The City Municipal Engineer has verified these items. Conclusions: With the above conditioned items in mind and provided they are addressed adequately prior to stamp and issuance of the site plan it can be concluded that the development meets Residential Zone Standard (viii) for a Special Use Permit. 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, three inquiries have been received by phone. ALTERNATIVES: 1 . The Zoning Board of Adjustment can approve this request for a Special Use Permit at 1899 Ada Hayden Road for an Independent Senior Living Facility by adopting the findings and conclusions noted above. and with the following conditions: A. Prior to issuance of the site development plan, confirm whether all of the seed varieties listed in the seed listing portion of the seeding schedule provided by the developer are compatible with native plantings to be planted in the conservation easement area. B. Prior to issuance of the site development plan the building ground elevation must be shown 1 foot higher than is currently shown to meet stormwater protection standards. C. Prior to issuance of the site development plan a surface water drainage device in the right of way along 190'h Street must be adjusted to the east of the drive access to 190'h Street on the site plan. 2. The Zoning Board of Adjustment can approve this request for a Special Use Permit at 1899 Ada Hayden Road by adopting the findings and conclusions noted above, and with other conditions in addition to or in lieu of those noted above. 3. The Zoning Board of Adjustment can deny this request for a Special Use Permit at 1899 Ada Hayden Road 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: The general area is proposed to be developed with a mix of medium and low density residential and some small commercial uses. The proposed Independent Senior Living Facility is permitted in the FS-RM Zone with approval of a Special Use Permit. Site design standards have been met for this location. The site itself is buffered and landscaped via site landscaping and abutting conservation areas adequately. The site sits at a distance from the single family residential areas with outlots containing conservation areas and storm water detention. Staff concludes that the proposed Independent Senior Living Facility at 1899 Ada Hayden Road 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. Attachment A- Location and Zoning Map Independent Senior Living Facility 1 � FS-R M LEDGES DR Cc;S FS-R�.1 FS-RL ADA HAYDEN RD FS-RL LEOPOLD DR W FS-RL w c 2 AUDUBON DR S-GA FS-RL W W G 2 r Location & Zoning Map -- Independent Senior Living Facility Attachment B- Master Plan for Rezoning Z O F�1 � � •a g$ CO Z4 d i J �jjI L�� Wg a __ �01LLJ /� pan"_,_rr. W. w j Y , ❑ Z I M I n� LLI �! I a�5 O � W (M 0 8,99) 3nN3AV 1N Attachment C- Outlot D Conservation Landscape Buffer i ' LJ i li 3 f ..ram. •• :I ?I I .t i i f46, Attachment D (Site plan and elevation drawings under separate cover.)