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HomeMy WebLinkAbout~Master - Special Use Permit to construct an independent senior living facility at 1899 Ada Hayden RoadCITY OF AMES, IOWA ZONING BOARD OF ADJUSTME I H L JUL 2 6 2018 10 CITY CLERK I .i i r yr rM��. IUWt IN THE MATTER OF THE APPLICATION OF JOSH COWMAN, ON BEHALF OF EWING LAND DEVELOPMENT AND CASE NO. 18-06 SERVICES LLC, FOR A SPECIAL USE PERMIT, SECTION 29.1503 OF THE GEOCODE NO. 05-22-100-002 AMES MUNICIPAL CODE, TO ALLOW FOR A 44-UNIT INDEPENDENT SENIOR DECISION & ORDER LIVING FACILITY IN THE SUBURBAN RESIDENTIAL ZONE RESIDENTIAL MEDIUM DENSITY, ON THE PROPERTY LOCATED AT 1899 ADA HAYDEN ROAD FACTS Ewing Land Development Services is requesting a Special Use Permit to allow for a 44-unit Independent Senior Living Facility in the Suburban Residential Zone Residential Medium Density zoning district (FS-RM) at 1899 Ada Hayden Road. The property is located within the Suburban Residential Zone Medium Density (FS-RM) 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. 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 2014. The building will be a three-story, 105,833 square foot building on a three -acre lot at the southeast corner of 190th Street and Hyde Avenue. The building will include 44 units, divided into 16 three -bedroom and 28 two -bedroom units. As a Senior Living Facility, there will be an age restriction for all residents of the building to be 55 or older. Primary access to the site is from 190th Street, east of the proposed building, via a shared common driveway with outlot WW. Secondary access is also available to the west from Hyde Avenue, south of the proposed building. 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 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. The site is located within Quarry Estates which is a Conservation Subdivision. 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-foot conservation easement is proposed along the north and west property lines of the site along 190th Street and Hyde Avenue respectively. A 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. The applicant proposes to use the conservation area to meet the 2 sidewalk requirement due to the existing conditions of the abutting roadways with ditches, and 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 landscaping in the parking lot, front yard, and perimeter bufferyard. Parking lot landscaping is shown on the site plan consisting of a total of 23 overstory trees to meet the buffering requirement and the 10% parking lot landscape area requirement. The front yard landscaping consists of a total of seven overstory trees located within the conservation easement in the front yard along 190th Street and eight overstory trees located within the conservation easement located in the front yard along Hyde Avenue. 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. But for the landscaped buffer areas in the Master Plan, buffer yard areas would need to be provided on the proposed site. Proposed parking lot screening along the inside of the east shared common driveway consists of shrubs that create a high screen affect. This planting standard is required at this location due to the future platting development of the outlot. Parking lot screening along the south side of the property has 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. The building finishes consist of a pitched and gabled roof with manufactured stone veneer on the bottom portion of the fagades with fiber cement lap siding on the upper portions. The cement board lap siding will be masonry colors with some dark red color near the balconies and far upper portions near the roof. City Planner Justin Moore provided a review of the applicable law and his Findings of Fact and Conclusions. He stated that at this time the address of the property is 1899 Ada Hayden Road, but it will eventually be reassigned. The 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 stormwater detention between this site and the low -density residential zone to the south. The site has access to 190th 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 190th Street and Hyde Avenue to allow for internal site design features of parking and open space. ki Mr. Moore stated that the proposed building will be approximately 41 -feet in height. The maximum allowed height in the FS-RM zoning district is 50-feet or 4 stories whichever is lower, and the required minimum setback to public road right-of-way is 25 feet. The building will sit 28 feet from Hyde Avenue and 25 feet from 1 901h Street. The required side setbacks are 10 feet from the east and south property lines. The building will set 37 feet from the south and 112 feet from the east. .The placement, height, scale, massing, and fagade treatments of the proposed building are compatible with the current and future residential surroundings, and the proposed building also complies with the height and setback requirements of the FS-RM zoning standards. Mr. Moore noted a few items that would need to be added as conditions to the Special Use Permit should it be approved. The first is confirmation that the seed varieties listed seeding schedule are verified to be native. The other two items were adjustments to the site plan: (1) the building ground elevation of the site needs to be adjusted one foot and (2) a stormwater feature in the ditch along 190th needs to be moved to the east of the driveway. Mr. Moore also stated that the adjustments to the site plan were confirmed with the engineers but have not been adjusted in the site plan yet. Mr. Moore addressed several questions from the board. In response to questions regarding the access easement, Mr. Moore stated that the shared driveway meets the city's driveway width standards and that the fire department has checked that the driveway and parking areas meet their standards as well. Mr. Moore further stated that the city would be able to work with the property owners with regard to traffic safety if an issue arises in the future but would not have authority over the shared driveway itself. Mr. Moore reported that three inquiries were made regarding the property; two were from the citizens and one from the Ames Tribune. The inquiries were general in nature and no concerns were voiced by any nearby property owners. Responding to a question regarding potential conflict with agriculture to the north, Mr. Moore responded that the conservation easement meets or exceeds the standards of the city. As far as reviewing the site plan against the agricultural area to the north, Mr. Moore stated that the city does not have a process to do that against the unincorporated area of the county. Civil Engineer Jason Ledden of Snyder & Associates, Inc,,2727 SW Snyder Boulevard, Ankeny, Iowa, testified that the project is a cooperative facility, and the residents will own a part of the building and their own units rather than rent. The street is only intended for the use of the facility and the outlot to the east, and no additional turn lanes are predicted at this time. He stated that a stop sign may be installed in the future to assist with traffic should the city need it. In response to questions from board members, Mr. Ledden further clarified that the underground parking facility is one way in, one way out. He also stated that older tenants like to be out on the edge of town, may have moved from a farm to town, and typically like to live near the natural areas of town. Applicant Josh Cowman, Ewing Land Development and Services LLC, 2521 Washington Street, Pella, Iowa, testified that this will be an independent living only facility which usually attracts a younger senior, but transportation will available for residents if needed. So far, feedback from future residents has been positive, and they have expressed great interest in the location and proximity to Ada Hayden. M Kurt Friedrich, Friedrich Iowa Realty, 100 6th Street, Ames, Iowa, stated that they are the developer of Quarry Estates and displayed a map of the development, noting the areas that are fully developed and the areas where growth continues. He said that there are a lot of current residents in the neighborhood,, and this development would add another demographic. Mr. Friedrich mentioned Ringgenberg Park and Northridge Village as examples of successful projects where the units had filled up quickly and had waiting lists. Mr. Friedrich said he supports this project. DECISION The Board considered the facts as detailed above and provided in the staff report, and found that all of the relevant standards in Section 29.1503 were met and established by the Applicant. WHEREFORE, IT IS ORDERED that the applicant is GRANTED, pursuant to Section 29.1503 of the Ames Municipal Code, a Special Use Permit to allow for a 44-unit Independent Senior Living Facility in the Suburban Residential Zone Residential Medium Density (FS-RM) at 1899 Ada Hayden Road, 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 one 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 190th Street must be adjusted to the east of the drive access to 190th Street on the site plan. 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 271" day of June, 2018. Heidi Petersen Secretary to the Board Matthew Koehler Chair