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HomeMy WebLinkAboutA005 - Staff Report dated May 22, 2019 ITEM #: 4 DATE: 05-22-19 CITY OF AMES DEPARTMENT OF PLANNING AND HOUSING REPORT TO THE ZONING BOARD OF ADJUSTMENT DATE PREPARED: May 9. 2019 CASE FILE NO.: SUP-000636 REQUEST: A request for a Special Use Permit to allow the construction of a garden and garden pavilion at Northridge Village, a senior living facility in the FS-RM (Suburban Residential Floating Zone, Residential Medium Density) Zoning District. PROPERTY CCRC of Ames. LLC OWNER: LOCATION: 3305 Stange Road (See Attachment A) ZONING: FS-RM (Suburban Residential Medium Density) BACKGROUND AND PROJECT DESCRIPTION The request is to construct a garden and garden pavilion on approximately .5 acres of vacant ground within the existing Northridge Village campus. The 12.35-acre site (see Attachment A) is located between George Washington Carver Avenue and Stange Road. The site was rezoned to FS-RM (Suburban Residential Medium Density) along with Master Plan approval on December 17, 2013. Northridge Village is a senior living facility located at 3300 George Washington Carver Avenue and 3305 Stange Road. The current facility includes two buildings. Access to the site is from both George Washington Carver Road and Stange Road with a connecting driveway between the two streets providing access to each of the two facilities. The first phase building on the west side of the site includes a continuum of care facility comprised of 39 independent senior living apartments, 34 assisted living units. and 34 skilled nursing beds. A Special Use Permit for this building; its site plan, and uses was approved on February 12, 2014 and subsequently amended on February 11 , 2015. The second building is on the east side of the site and houses 39 independent senior living units. A SUP was required for the second building because of its classification as an Independent Senior Living facility for consistency with the master plan, which indicated 50 to 60 units of memory care or independent living units on the eastern part of the site. A Special Use Permit for this building, its site plan. and uses was approved on September 9. 2016. 1 The owners have indicated a future third building may include a memory care unit near the Stange Road side of the site. This facility would be limited to 21 units based upon the described intensity of use on the master plan. A special use permit was required for each of the previous approvals. Any changes proposed to the Northridge Village campus (such as the 600 sq. ft. garden pavilion) must be also approved by special use permit, given the primary use of the property and the FS-RM zoning. The garden pavilion would be considered an accessory structure, meaning that it is detached and subordinate to the principal building(s) and its use would be incidental and accessory to the use of the principal building(s). One of the Suburban Residential Development Principles is the 'provision of common open space in residential areas where the maintenance of the open space is the responsibility of those directly benefitting." The proposed garden will provide both food and therapy for Northridge Village residents. It will be supervised by the Northridge Village dietary manager, maintenance staff and employees in cooperation with the ISU Extension Office, so it can be considered an appropriate common open space use for the Northridge Village community. The FS-RM zoning district includes landscaping and buffering requirements between dissimilar zones. specifically a 10-foot high screen buffer along FS-RL property lines as exists along the south property line related to the proposed site work. Notably, with the 2"a phase approval a high screen was created adjacent to the driveway extension near the middle of the site rather than the property line. With the Board's acceptance of this existing condition the proposed garden and pavilion would not trigger any additional landscaping or parking. Sidewalks are required to connect the pavilion to the existing sidewalk network. Utilities current serve the senior living facilities and can be extended to service the pavilion. A condition of approval is completing utility easement requirements. Easements would need to be identified and recorded prior additional certificates of occupancy being issued. 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, no comments have been received. 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, 2 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.) (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 garden and garden pavilion at Northridge Village meets the requirements for a Special Use Permit. FINDINGS OF FACT & CONCLUSIONS: Based upon the submitted site plan and architectural elevations 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. M 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 request is for a .5-acre garden and 600 sq. ft. garden pavilion on the existing campus of Northridge Village, a continuum of care senior housing facility. The pavilion is proposed just west of the existing cul-de-sac, between the original community and the Independent Living building. The garden pavilion will have connecting infrastructure for water, sewer, and electric utilities. 3 The proposed garden and garden pavilion will meet Goal 4 of the Land Use Policy Plan (LUPP) to create a greater sense of place and connectivity, physically and psychologically. in building a neighborhood and overall community identity and spirit." The garden will promote community identity by providing both food and therapy for Northridge Village residents. The use of the currently vacant site for a garden is an appropriate common open space use. for the Northridge Village community. Conclusions: The existing 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 the Land Use Policy Plan, and the proposed garden and garden pavilion is consistent with the goals of the LUPP in creating a community amenity and place to promote community identity. It can be concluded that the development 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 pavilion will be consistent in materials and will have similar design features as the existing buildings. The existing buildings include design features that replicate the residential character of the area. including pitched roofs and changing fapade treatments of lap siding, stone, and shingle siding. Conclusions: The proposed design of the pavilion fits well within the Northridge Village campus both in scale and appearance and will also be compatible with the residential context of the surrounding area. 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 proposed garden and pavilion will be located on approximately .5 acres of vacant ground within the existing Northridge Village campus. The primary existing use in the general vicinity is detached residences, generally owner occupied. The use to the north is a church. Existing residents at Northridge Village within the independent senior living facility are 55-years old or older. Conclusions: Construction of the garden and pavilion, as proposed, should not be disturbing or hazardous to existing and future uses in the area as it is an allowed accessory use to group living. It can be concluded that the development meets General Standard (iii) for a Special Use Permit. 4 (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 project is located on the Northridge Village campus and will be accessed by Northridge Village entrances on George W. Carver Avenue and Stange Road. All City services already exist on site. Extensions of these services will connect to the garden pavilion. Unrecorded easements will need to be granted to the City and recorded. Staff will recommend a condition of approval that these easements be prior to the City prior to issuance of any future certificates of occupancy. Conclusions: This property is adequately served by essential public facilities and services and by an existing stormwater pond. 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: The project will be solely funded and maintained by Northridge Village. Conclusions: No extension of public facilities will be required. 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: The project is for a garden to provide both food and therapy for Northridge Village residents. It will be supervised by the Northridge Village dietary manager, maintenance staff and employees in cooperation with the ISU Extension Office. The garden and pavilion will not produce excessive production of traffic, noise, smoke, fumes, glare, or odors. Conclusions: The addition of this accessory use will not introduce any nuisance factors into the neighborhood. 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: The project is located on the Northridge Village campus and is designed to benefit its residents physically and mentally. 5 The original master plan for Northridge Village was approved by the City Council on November 26, 2013. The property is zoned FS-RM. The proposed garden and garden pavilion can be considered an accessory use to the existing continuum of care senior living facility. Conclusions: The use of a portion of the campus for the proposed accessory 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: The project is located on the Northridge Village campus and will be accessed by Northridge Village entrances on George W. Carver Avenue and Stange Road. Conclusions: The approval of a garden and pavilion within the campus will not create additional traffic on the adjacent street network. The street classification and level of service for adjacent streets will not be impacted. It can be concluded that the development meets Residential Zone Standard (i) for a Special Use Permit. (ii) 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 project is located within the Northridge Village campus and will be accessed by either of the two Northridge Village entrances at George W. Carver Avenue and at Stange Road. Access to either of the existing buildings is available from these entrances without reentering the public streets. 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 cross connecting driveway benefits the internal use of the site as well as deliveries from external vendors. 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. 6 Findings of Fact: The project will not be receiving any large vehicle traffic. All traffic will use the existing Northridge Village entrances and drives. 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 project is a residential garden and will see activity during daylight hours. 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 garden and pavilion does not reduce the availability of housing within the site. The Master Plan set a residential cap that will not be undermined by the approval of this project. Use of some of the open space area as a garden is appropriate. 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 garden pavilion will be consistent in materials and similar in design to the original Northridge Village building and Independent Living Unit addition. The form and detailing of the garden pavilion (as shown on the elevation drawings) fit the residential character of the area. Conclusions: The placement, height, scale, massing, and fapade 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. (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: The pavilion meets the 25' front yard setback from Sheffield Avenue (cul-de-sac) and is located more than 130' from the south property line abutting Residential Low Density (RL) homes. An inner and an outer row of overstory trees encircle the Sheffield cul-de-sac. An L3 landscape buffer was installed along the drive aisle with the construction of the phase 2 building. The vacant area between the garden pavilion and the south property line is proposed as a .5 acre garden area. 7 Conclusions: Gardens are a form of open space, and as such it can be determined that no additional landscape buffer is required along the south property line. given the size of the garden (.5 acre) and the distance between the pavilion and the south property line (130'+). Therefore, 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 .5-acre garden and 600 sq. ft. pavilion with utilities within the Northridge Village continuum of care campus in the FS-RM Zoning District at 3305 Stange Road and the following condition: a. All easements for public utilities on site will be provided prior to the City issuance of any future certificates of occupancy. 2. The Zoning Board of Adjustment can approve this request for a Special Use Permit to allow construction of a garden and 600 sq. ft, pavilion with utilities within the Northridge Village continuum of care campus in the FS-RM Zoning District at 3305 Stange Road with conditions in addition to or in lieu of the one noted above. 3. The Zoning Board of Adjustment can deny this request for a Special Use Permit to allow construction of a garden and 600 sq. ft. pavilion with utilities within the Northridge Village continuum of care campus in the FS-RM Zoning District at 3305 Stange 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: Staff concludes that the proposed 5-acre garden and 600 sq. ft. pavilion with utilities within the Northridge Village continuum of care campus is consistent with the general and specific residential standards and criteria required for granting a Special Use 8 Permit. Furthermore, it meets the zone-specific and general requirements for the zoning ordinance. 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. 9 Attachment • : Location Map LL- • d� r � , r ■ LOCATION MAP 3305 Stange Rd. Legend PARCELS selecticr 10 .■■Y�L�� Attachment B: Zoning Map o i w v FS-RL 1 SUBJECT PROPERTY f/FS-RM LR Q s o z L' CI Y F`V R ASPEN Rn _ ZONING MAP �- 3305 Stange Rd Legend PARCELS selection 0 125 25D 500 Feet i —LJ O PARCELS 11 Attachment C: MASTER PLAN, Approved December 17, 2013 4 D 1 0 1; :11 till 111111 .1 RM " i I 0M fill M V .....;��Ii11}IIIw! f NORTHRIDGE VILLAGE MASTER PLAN CMLMSIGN-TAGE 12 Attachment D Site plan and elevation drawings under separate cover. 13