HomeMy WebLinkAbout~Master - A Special Use Permit to allow the construction of a memory care facility within the Northridge Village Continuum of Care Campus located in the FS-RM Zoning District at 3301 Stange Road CITY OF AMES, IOWA SEP 1 2 2019
ZONING BOARD OF ADJUSTMENT
CITY CLERK
CITY OF AMES. IOWA
IN THE MATTER OF THE APPLICATION
OF JORDAN ANDERSON, ON BEHALF CASE NO. 19-06
OF NORTHRIDGE VILLAGE, FOR A
SPECIAL USE PERMIT, AMES GEOCODE NO. 05-28-400-115
MUNICIPAL CODE SECTION 29.1503,TO
ALLOW THE CONSTRUCTION OF A DECISION & ORDER
MEMORY CARE FACILITY WITHIN THE
NORTHRIDGE VILLAGE CONTINUUM
OF CARE CAMPUS LOCATED IN THE
FS-RM ZONING DISTRICT AT 3301
STANGE ROAD
FACTS
Northridge Village is a senior living facility located at 3300 George Washington Carver Avenue
and 3305 Stange Road in the FS-RM (Suburban Residential Floating Zone, Residential Medium
Density) Zoning District. Northridge comes before the Zoning Board of Adjustment requesting a
Special Use Permit to allow the construction of an 8,859 square foot Memory Care Facility on
approximately 0.6 acres of vacant ground within their existing campus.
City Planner Eloise Sahlstrom reviewed the site plan, project description, applicable law, and
Findings of Fact and Conclusions. The 12.35-acre site was rezoned to Suburban Residential
Medium Density (FS-RM)along with Master Plan approval on December 17, 2013. The current
facility includes two buildings. The site is accessible from both George Washington Carver Road
and Stange Road, with a connecting driveway between the two streets. The two 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
structures, and any changes proposed to the Northridge Village campus must also be 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 50-60 units of memory
care or independent living units, therefore, the proposed Memory Care Facility is limited to a
maximum of 21 units based upon the described intensity of use on the master plan. The proposed
facility will include 16 bedrooms. It will be a one story facility with architecture similar to the
other buildings on campus. The design includes landscaping that is in accordance with the
requirements of the City code. There is one tree on the site plan that will be shifted so as not to
conflict with a light pole.
New parking will include the addition of seven standard spaces and one accessible space. The
total parking required for the campus is 146 spaces, and the total provided with the new spaces
will equal 173 spaces. Ten percent open space is required for the campus; a total of forty-nine
percent is provided.
2
When questioned by Board Chair Amelia Schoeneman, Planner Sahlstrom stated that Staff is
recommending the same condition stated in the Decision granting a Special Use Permit for a
garden pavilion at Northridge Village in May. Unlike the garden pavilion, the Memory Care
Facility will require a letter of occupancy and will have to show that the easements have been
recorded prior to additional certificates of occupancy being issued.
Jordan Anderson, Scenic Development, Olathe, KS, testified that there is currently no memory
care facility on campus at this time so when individuals develop Alzheimer's they have to be
transferred to a different facility. Northridge would like to keep the residents on the same
campus. The facility will be staffed with a four resident to one staff member ratio.
Notification was made to all property owners within 200 feet and no comments were received.
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.
ORDER
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 the construction of a
Memory Care Facility within the Northridge Village continuum of care campus in the FS-RM
Zoning District at 3301 Stange Road with the following condition:
a. All easements for public utilities on site will be recorded prior to the City issuance of
a certificate of occupancy.
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 141h day of August, 2019.
p��Cal
a ue 'ggins Amelia Schoeneman
Se retary to the Board Chair