HomeMy WebLinkAboutA004 - Staff Report dated August 14, 2019 ITEM #: 2
DATE: 08-14-19
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: August 6, 2019
CASE FILE NO.: SUP-000687
REQUEST: A request for a Special Use Permit to allow the construction of a
Memory Care Building 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: 3301 Stange Road
(See Attachment A)
ZONING: FS-RM (Suburban Residential Medium Density)
BACKGROUND AND PROJECT DESCRIPTION.
The request is to construct an 8859 SF Memory Care Facility on approximately .6 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 two existing buildings include a continuum of care facility comprised of 39
independent senior living apartments, 34 assisted living units, and 34 skilled nursing
beds on the west side of the site and an independent senior living comprised of 39
units. A special use permit was required for each of the previous approvals.
Any changes proposed to the Northridge Village campus such as the addition of a
Memory Care Facility must be also approved by special use permit, given the primary
use of the property and the FS-RM zoning.
The 2013 Master Plan indicates that the east side of the site will include 50 to 60 units
of memory care or independent living units. Therefore, the proposed Memory Care
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Facility is limited to 21 units based upon the described intensity of use on the master
plan. The facility is proposed to include 16 bedrooms (see floor plan attached).
The FS-RM zoning district includes landscaping and buffering requirements between
dissimilar zones. A 10-foot wide, high screen buffer was previously planted along the
FS-RL property line to the south and meets the current screening requirements. Shrubs
and grasses are required as part of the front yard planting between the building and
Sheffield. along with three overstory trees. One overstory tree is required because of
the parking expansion. The Landscaping Plan satisfies these requirements. The four
trees proposed to be removed prior to grading may be reutilized to meet the tree
planting requirement.
Ten percent open space is required for the campus; a total of forty-nine percent is
provided.
Sidewalks will connect to the existing sidewalk network.
New parking will include the addition of seven standard spaces and one accessible
space. The total required parking for the campus is 146 spaces. The total provided with
the new spaces will equal 173 spaces.
Utilities current serve the senior living facilities and can be extended to service the
Memory Care Facility. Easements would need to be identified and recorded prior
additional certificates of occupancy being issued. A condition of approval is completing
utility easement requirements.
PUBLIC COMMENTS:
Notification was made to all owners of property within 200 feet. A notice of public
P p Y
hearing w I n h r n published
ea as aced o the property and ub s ed in the newspaper. As of this writing,
9 P P P Y P9
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,
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
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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 Memory
Care Facility 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.
(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 request is for a Memory Care Facility on the existing campus of Northridge
Village- a continuum of care senior housing facility. The Memory Care Facility is
proposed just east of the existing cul-de-sac, south of the existing Independent
Living Building, and west of the stormwater pond. The Memory Care Facility will
have connecting infrastructure for water, sewer, and electric utilities.
The LUPP map designates the area for Village/Suburban Residential land uses.
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Conclusions: The proposed Memory Care Facility helps to fulfill the LUPP
policies for providing adequate housing for a variety of needs at a medium
density range. The proposed site development is consistent with the suburban
style development as described by the LUPP, with a one-story building with
landscape buffering and separation from other land uses. 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 Memory Care Facility 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 Memory Care Facility 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 Memory Care Facility will be located on
approximately .6 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 Memory Care Facility, as proposed, should not
be disturbing or hazardous to existing and future uses in the area as this use was
anticipated in the original Master Plan for the property. 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 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 Memory Care Facility. Unrecorded easements will need to be
4
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 a certificate 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 Memory Care Facility.
Conclusions: The addition of this use will not introduce any nuisance factors
(such as traffic, noise, smoke, fumes, glare or odor) 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 expand living facilities to provide memory care for existing and future
Northridge Village residents. The proposed use is residential. which is consistent
with the existing zoning.
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 Memory
Care Facility is an appropriate use to the existing continuum of care senior living
facility.
Conclusions: The use of a portion of the campus for the proposed Memory Care
Facility 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.
5
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. A traffic study conducted at the time of initial development of this
site concluded that the proposed use for this site would produce approximately
72% less trip generation than what could have been expected for single family
homes on this site.
Conclusions: 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. Other than
typical refuse collection, food delivery will occur once a day and related service
vehicles would access the site directly and not through adjacent residential
developments.
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.
Findings of Fact: All traffic will use the existing Northridge Village entrances and
drives. Truck traffic through the site, excluding refuse collection and moving
vans, will be limited to food delivery vehicles, which are typically small trucks
weighing significantly less than 26,000 pounds.
Conclusions: It can be concluded that the development meets Residential
Zone Standard (iii) for a Special Use Permit.
6
(iv) Not have noticeably different and disruptive hours of operation.
Findings of Fact: As the use is residential, there are no noticeably different or
disruptive hours of operation.
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 Memory Care Facility 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.
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 Memory Care Facility will be consistent in materials and
similar in design to the original Northridge Village building and Independent
Living Unit addition and will include lap and shingle siding with stone veneer
along the base. Stone columns will accent the entryway. The form and detailing
of the building (as shown on the elevation drawings) fits the residential character
of the area.
Conclusions. 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.
(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 Memory Care building meets all setbacks. There is a 25'
front yard setback from Sheffield Avenue (cul-de-sac) and a side yard setback
toward the abutting Residential Low Density (RL) homes of 8'. The proposed
building is located 28' from each of these as well as 25' to the parking area at the
front of the building.
An inner and an outer row of overstory trees encircle the Sheffield cul-de-sac. An
L3 landscape buffer was installed in this area, along the property line adjacent to
the single-family homes drive aisle with the construction of the phase 2 building
and it has been maintained well.
7
Conclusions: It can be determined that no additional landscape buffer is required
along the south property line, given the existing landscape buffer and its
condition. 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 the Memory Care Facility within the Northridge
Village continuum of care campus in the FS-RM Zoning District at 3301 Stange
Road and the following condition:
a. All easements for public utilities on site will be recorded 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 construction of the Memory Care Facility within the Northridge
Village continuum of care campus in the FS-RM Zoning District at 3301 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 the Memory Care Facility within the Northridge Village
continuum of care campus in the FS-RM Zoning District at 3301 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 the Memory Care Facility 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 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.
8
Attachment A: Location Map
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LOCATION MAP
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0 125 250 500 Feet
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Attachment B: Zoning Map
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Attachment C:
MASTER PLAN, Approved December 17, 2013
VICINITY MAP
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Attachment D
Site plan and elevation drawings under separate cover.
12
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SITE PLAN FOR: ATTACHMENT 'D'
NORTH_ RIOGE VILLAGE MEMORY CARE
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