HomeMy WebLinkAboutA003 - Staff Report datd August 19, 2020 ITEM #: 2
DATE: 08-26-20
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE ZONING BOARD OF ADJUSTMENT
DATE PREPARED: August 19, 2020
CASE FILE NO.: SUP-001006
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.
This request was previously approved for a Special Use Permit on May 22, 2019.
However, due to delays in working with the gas company, the SUP expired. These
delays were due to the gas company imposing a greater setback from the gas line than
had been previously been conveyed. In order to comply with this gas company's
restrictions, a new Special Use Permit is being requested with the pavilion rotated.
Some minor changes to the pavilion design as requested by the property owner have
also been included and the resulting elevations updated.
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 three 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
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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.
The third building is a memory care building and was recently completed this summer. It
is situated just east of Sheffield Circle (cul-de-sac), closer to the Stange Road side of
the site. This facility includes 16 units.
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 wide, high screen buffer along FS-RL property
lines as exists along the south property line related to the proposed site work. Notably,
with the 2nd 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, as needed. A garden hose tap connection will be connected to the existing
irrigation system and an electrical outlet will be included.
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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,
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.
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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 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 Sheffield Circle (cul-de-
sac), between the original community and the Independent Living building. The
garden pavilion will have connecting infrastructure for water (garden hose tap)
and electric utilities (electrical outlet).
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.
(i i) 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 fagade treatments of lap siding and stone.
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.
(iii) Not be hazardous or disturbing to existing or future uses in the same
general vicinity.
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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.
(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.
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.
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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.
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.
(i i) 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.
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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.
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 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
replicate design features of the new Memory Care Facility and other
buildings. 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 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.
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(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 approximately 110' from the south property
line which abuts 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.
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 (110'+). Additionally, any of the plant material
that has died within the landscape buffer will be replaced. 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 within
the Northridge Village continuum of care campus in the FS-RM Zoning District at
3305 Stange Road.
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 within the
Northridge Village continuum of care campus in the FS-RM Zoning District at
3305 Stange Road with conditions that are identified during the ZBA discussion.
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 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).
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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 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.
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Attachment A: Location Map
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