HomeMy WebLinkAboutA005 - Council Action Form dated August 27, 2013 (Adaptive Reuse Plan) ITEM #: 33
DATE: 08-27-13
COUNCIL ACTION FORM
SUBJECT: ADAPTIVE REUSE PLAN FOR 921 9T" STREET
(FORMER ROOSEVELT SCHOOL)
BACKGROUND:
On August 2, 2013, the applicant (Dean Jensen, RES Development, Inc.) submitted a
complete application for approval of an Adaptive Reuse Plan (ARP) for conversion of
the former Roosevelt School located at 921 9t" Street to 23 multi-family residential units.
The purpose of the adaptive reuse provisions in Section 29.306 of the Municipal Code is
to foster the renovation and reuse of structures that have historic, architectural, or
economic value to the City and are vacant or at risk of becoming under-utilized, vacant
or demolished. Adaptive reuse allows for some flexibility in design features to
encourage retention of significant historic elements of a site or building.
The applicant proposes to retain the former school building, including the original
building, constructed in 1923, and the 1968 addition. The site is within the (UCRM)
"Urban Core Residential Medium Density" zone and is approximately 2.3 acres. An
addition to the building is proposed on the north end of the building, which will include
an atrium that houses the new elevator and north staircase. The atrium will connect the
new parking garage to the existing building. In summary, the developer is proposing to
retain the historical features of the building, including the brick fagade and original
window openings. New features will include glass to fill the original window openings,
door replacements to coordinate with the design of the windows, balconies in select
locations on the center and top floors on the east and west facades only, a glass atrium
to connect the new garage to the 1968 building addition, additional landscaping, and
removal of asphalt surfacing east of the building.
As permitted as part of the ARP process, the applicant has requested an additional
density allowance. The request allows for development of the project with 23 units,
whereas a new development that did not reuse the existing building would be limited to
17 units.
The AP has been reviewed by City staff for compliance with the adopted City codes and
policies, and by the HPC on August 12, 2013, finding the Plan to be a great example of
historic preservation while allowing for a new use and life for the building, and
recommending approval by the City Council. Likewise, the P&Z endorsed approval of
the ARP at their meeting on August 21, 2013.
On July 16, 2013, the City Council approved text amendments to the Zoning regulations
of the Municipal Code to allow conversion of a former school building to an apartment
dwelling in the Urban Core Residential Medium Density Zone (UCRM) as a permitted
use, and to allow a higher residential density if specified in an Adaptive Reuse Plan
approved by the City Council.
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On July 23, 2013, the City Council approved the rezoning of land at 921 9t" Street from
"S-GA" (Government/Airport) to (UCRM) "Urban Core Residential Medium Density."
The attached addendum provides background and analysis of the proposal and the
requested action.
ALTERNATIVES:
1. The City Council can approve the Adaptive Reuse Plan for conversion of the former
Roosevelt School, located at 921 9t" Street, to a multiple-family residential dwelling
with 23 units as proposed or as modified.
2. The City Council can deny approval of the Adaptive Reuse Plan for conversion of
the former Roosevelt School, located at 921 9t" Street, to a multiple-family
residential dwelling with 23 units.
3. The City Council can defer action on this request and refer it back to City staff and/or
the applicant for additional information.
MANAGER'S RECOMMENDATION:
Staff has reviewed the proposed Adaptive Reuse Plan and finds that the proposal
meets the conditions to qualify for City Council review and conforms to the Adaptive
Reuse Performance Standards, as described in Section 29.306(3) of the Municipal
Code. The applicant has also requested tax abatement through the creation of an
urban revitalization area for the site. An approved ARP would also serve as the basis for
preparation of an Urban Renewal Plan needed for tax abatement.
Therefore, it is the recommendation of the City Manager that the City Council act in
accordance with Alternative #1, which is to approve the Adaptive Reuse Plan for
conversion of the former Roosevelt School, located at 921 9t" Street, to a multiple-family
residential dwelling with 23 units.
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ADDENDUM
BACKGROUND:
Applicant Request. Dean Jensen, RES Development, Inc. is seeking approval of a
Adaptive Reuse Plan (Major Site Development Plan) to convert the former Roosevelt
School building, located at 921 9t" Street, to a multiple-family residential dwelling with
23 individual condominium units for sale. The applicant proposes to retain the former
school building, including the original building, constructed in 1923, and the 1968
addition. A second addition to the original building is proposed on the north end of the
building, which will include a glass atrium that houses the new elevator and north
staircase. The atrium will connect the 1968 portion of the building to a new garage for
residents of the units.
A total of 58 surface parking spaces exist on the site. The Plan proposes 30 surface
parking spaces, including the addition of three handicap-accessible spaces, and 31
garage spaces bringing the total number of parking spaces on site to 61 . A total of 54
parking spaces are required, based upon the number of bedrooms in each of the 23
units.
The applicant has provided information on the existing building and site conditions as
follows (see attached "Adaptive Reuse Narrative"submitted by the applicant):
• No original windows, or doors exist. The voids are filled with commercial window
and door frames along with metal and Styrofoam in-fills. Window air conditioners
and venting also fill the former openings.
• The exterior brick and limestone are dirty but remain in relatively good shape.
Some window air conditioners and venting do exist in the wall structure.
• Due to the age and condition of the original masonry roof and parapet wall, a
newer low-profile custom, bronze colored, ribbed metal roof has been installed.
• The building site has asphalt parking and pea gravel along the west, north and
east portions of the site.
Changes to the building and site, as proposed by the applicant, includes the following
(see attached "Adaptive Reuse Narrative"submitted by the applicant).-
Window replacement:
o Removal of the metal and Styrofoam inserts that fill the majority of the original
window openings;
o Installation of windows to fill the entire original window opening with divided
lights in a 12 over 12 grill pattern, without an internal spacer, colonial wide
profile, aluminum clad, bronze color. Glass will be double pane, insulated
Low-E, clear. Operational single or double hung as available;
o Installation of glass block on the lower level in place of the existing glass
windows.
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• Create new window openings:
o Repeat window bays in the 1968 addition, and cut openings for windows on
the east, west and north facades of the 1968 building addition, with five or
three bands of windows, as shown on the attached building elevations.
o Bays of windows for the apartment units on the lower level
• Door replacement:
o Entry doors and new balcony doors to be wood, or fiberglas (wood grain) with
matching divided lights;
o Door hardware to match the 1920's vintage appearance.
o The glass above and on either side of the main entry door will be installed in
place of the existing solid panels inserted for energy efficiency years ago.
• Construct balconies for units on the first floor and second floor levels:
o Black metal balcony and rail design, with five balconies on the east building
facade, six balconies on the west facade of the 1968 addition.
• Construct a glass atrium entry to house the elevator and north staircase and serve
as a link between the proposed garage and the multiple-family building.
• Construct a garage that connects to the atrium and provides direct access to the
interior of the building from the enclosed garage.
o Combination of brick, limestone, vertical metal siding, as found on the existing
building;
0 31 garage parking spaces;
• Cleaning of the building exterior materials:
o Masonry, horizontal limestone bands;
o Cornice ridges;
o Tuck-pointing throughout
• Asphalt surfacing and landscaping:
o Replace much of the existing asphalt with grass, plantings, gardens, curving
sidewalks and patios.
• Parking and traffic flow:
o Eliminating the through access between 9t" Street and 10t" Street;
o Add a new garage structure with 31 parking spaces.
The residential units will be located in three levels of the building. The lower basement
level is partially above grade, and includes three units, with a single unit that has one-
bedroom, one two-bedroom, and one three-bedroom unit The next level has nine units,
including four one-bedroom units, one two-bedroom, and four three-bedroom units. The
top level has eleven units, including two one-bedroom, three two-bedroom, and six
three-bedroom. The 23 units have a total of 50 bedrooms.
Adaptive Reuse Code Provisions. The purpose of the adaptive reuse provisions in
Section 29.306 of the Municipal Code is to foster the renovation and reuse of structures
that have historic, architectural, or economic value to the City and are vacant or at risk
of becoming under-utilized, vacant or demolished. Approval by the City Council must be
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based on the project meeting these four conditions:
1. "The proposed adaptive reuse must be residential, commercial, or a combination
of such uses...."
Staff Comments: The proposed adaptive reuse is a residential use, which
complies with this condition.
2. "The structure or group of structures proposed for adaptive reuse must
have historic, architectural, or economic value to the City justifying
renovation and preservation, as determined by the City Council."
Staff Comments: The building has historic and architectural value to the City, as
evidenced by listing of the property in the National Register of Historic Places,
and as documented in the nomination for listing. (see "National Register Listing"
section of this report)
3. "The City Council must determine that the long-term benefits of the proposed
adaptive reuse outweigh any negative impact on the neighborhood of the
proposed project and on the City, as compared with the alternative of having the
structures demolished or remaining vacant or underutilized."
Staff Comments: The long-term benefits of the proposed adaptive reuse include,
but are not limited to preservation of an historic building that is historically
significant in terms of the architecture of the building, as well as in terms of the
people and events that have been associated with this building, since its
construction in 1923. Another benefit is the provision of multiple-family housing
in an historical structure that is to be the product of an adaptive reuse of a former
school building. There are no other buildings in Ames that offer this same
housing opportunity in an historic school building.
4. "In all matters relative to the administration of the Adaptive Reuse
requirements, the City Council shall obtain a recommendation from the
Historic Preservation Commission on all structures that are determined to
have architectural or historic value."
Staff Comments: This item is included on the August 12, 2013 agenda of the
Historic Preservation Commission for review and recommendation of the
Adaptive Reuse Plan to the City Council for consideration.
If the City Council determines that the proposed project, to convert the former Roosevelt
School to a multiple-family dwelling in the "UCRM" zoning district, qualifies for
consideration as an adaptive reuse, then the City Council may waive some or all of the
applicable Zone Development Standards for the "UCRM" zone, as described in Table
5
29.703(3), and General Development Standards set forth in Article 4 of Chapter 29 of
the Municipal Code, so long as the project conforms to the following performance
standards in Section 29.306(3):
Staff Comments: The applicant is not requesting a waiver of any of the applicable
Zone Development Standards for General Development Standards include in
Chapter 29 of the Municipal Code.
(a) "The renovation and remodeling of structures for adaptive reuse may
not destroy or obscure essential architectural features. In addition,
such architectural features must be enhanced to the extent that it is
feasible and prudent to do so."
Staff Comments: The applicant has stated in the Adaptive Reuse
application that "Current building exterior brick and limestone will be
preserved entirely on the south fagade. Minimal intrusions for planned
balconies on the east and west elevations. Period sensitive; as close as
possible to original windows and doors will be installed. Parking garage and
elevator/entry atrium will be integrated to existing materials (i.e. brick, glass
and metal). Existing bronze metal roof and gutters remain with future trim to
match." In addition, staff notes that the south fagade, which features two
projecting bays that flank the monumental front entry, with the door centered
on the fagade and featuring a white stone cornice overhang and scrolled
console bracket is preserved under the applicant's proposal. The
cornerstone inscribed with 1923" at the southeast corner of the building will
also remain intact.
(b) "Where landscaping and public space required by Section 29.403 cannot be
provided on site, any area on site that is available for landscaping shall be
so utilized. When the City grants permission, the owner or operator of the
site must also use areas within the public right-of-way and adjacent to the
site to satisfy landscaping requirements."
Staff Comments: The applicant is not requesting a waiver of any of the applicable
requirements.
(c) "Where necessary parking cannot be provided on site, reasonable provision
for parking shall be provided off site."
Staff Comments: The applicant is not requesting a waiver of any of the applicable
parking requirements.
National Register Listing. Roosevelt School was listed in the National Register of
Historic Places effective March 2, 2010. The application for nomination includes
information concerning the history of the Roosevelt school building and its architectural
features as described in the following paragraphs:
"The nominated property is specifically 2.5 acres in size and consists of the original
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1923 school and 1968 addition and the area of the original grassy field/playground area
on the north side of the school building and extending to Roosevelt Avenue. In 1968, a
two-story gymnasium and classroom building was built on the north wall of the north
wing of the original 1923 school building."
"The lower basement level is partially above grade, with two full floors above. In 1996,
a metal pitched roof was added over the flat roof of the 1923 building rising above but
set back slightly from the original pedimented roofline. The original and shaped
pediment remains intact although metal capping now covers the original white stone
copying on the pediment. A similar metal roof was also added over the roof of the 1968
addition at the same time."
"The exterior walls consist of a polychrome brick veneer laid in a running bond, with
simple relief and decorative detail produced by brick panels formed by rowlock borders
and diamond patterns within the borders in the larger panels. The fagade also features
two projecting bays that flank the monumental front entry, with the door centered on the
fagade and featuring a white stone cornice overhang and scrolled console brackets. A
white stone cornice is around the base of the pediment, which further features the
school name and emblem centered over the front entry and made of white stone low-
relief panels. A cornerstone inscribed with "1923" is at the southeast corner of the
fagade. The window sills and water table band are made of white stone. Bands of
windows extend across the inset section of the fagade, with the projecting ells being
`blind' and lacking windows. The other sides of the building also feature bands of
windows on the first and second floors. Four outside entry doors include: the main entry
door in the central bay of the south fagade; two rear access doors on either side of the
north wing; and one on the east side of the gymnasium addition."
"As noted above, the only modifications to the exterior of the original 1923 school
building have consisted of: the 1968 gymnasium addition to the north side of the north
wing of the building; the replacement and partial infill of the windows as part of an
energy conservation effort in the late twentieth century, the replacement and partial infill
of the front entry doors as part of this same effort, and the addition of a metal roof to the
original flat roof in 1996. Although not in keeping with the overall character of the
building, the window and door modifications do not appear to have been invasive to the
building's masonry fabric. The windows could be restored to their original appearance
using windows and doors compatible with the historic material and style of the original
windows and doors. The 1968 gymnasium is not considered a major detraction from
the overall integrity of the building because it was built of similar materials and in a
design that was compatible with the original building design but still distinguishable as a
later addition to the building. Furthermore, the addition is set back from the sides so
that it is not visible from the front view of the property and does not obscure much of the
historic building. Because it is an attached addition, the gymnasium addition is not
counted as a separate building."
"The only modern intrusions on the original school property included: the 1968 addition
to the rear of the school building, which reduced the playground area somewhat, and
the construction of paved parking lots along the west side of the building and
playground to accommodate changing modes of transportation in the modern era...In
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general, the school building retains its original brickwork and white stone details and still
presents a sufficient sense of time and place of the 1920s-50 era of public education. It
also retains the feeling and association of this property as a historic school building
even though it currently sits vacant and unused."Land Use Designation/Zoning. The
LUPP designation is One- and Two-Family Medium Density Residential. The following
tables provide the future land use designation and zoning of the subject property and
other surrounding properties.
Direction from LUPP Map Zoning Map
Subject Property Designation Designation
One & Two Family "UCRM"
Subject Property Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
North Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
East Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
South Medium Density Residential (Urban Core Residential
Medium Density)
One & Two Family "UCRM"
West Medium Density Residential (Urban Core Residential
Medium Density)
Existing Land Use. Land uses that occupy the subject property and other surrounding
properties are described in the following table:
Direction from Existing Land Uses/
Subject Property Ownership of Properties
Subject Property Former Roosevelt School
RES Development, Inc.
North Single-Family Homes/
Individual Home Owners
East Single-Family Homes/
Individual Home Owners
South Single-Family Homes/
Individual Home Owners
West Single-Family Homes/
Individual Home Owners
Infrastructure. The subject area is already a developed lot and served by all City
infrastructure. Public utility mains and streets are immediately adjacent to the subject
property with infrastructure to serve the site.
Access. The present configuration of the subject property's parking lot and access drive
allows for access from 9th Street, 10th Street and Northwestern Avenue. The Adaptive
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Reuse Plan maintains the existing accesses from 10th Street and Northwestern Avenue,
and the access from 9th Street that is west of the building. However, the Plan shows the
access east of the building along 9th Street will be eliminated with the site changes
proposed.
Impacts. The applicant intends to the utilize the former school building, existing parking
lots west of the building and open space as shown on the attached Adaptive Reuse
Plan, as part of this development. The amount of impervious surface will be reduced by
the proposed Plan. Asphalt paving will be removed east of the building and section will
be removed west of the building, as well. The 9th Street access west of the building will
remain open. The traffic generated by the multiple-family dwelling is anticipated to be
less than what the neighborhood experienced when the building was utilized as an
elementary school.
Density. The density of the proposed multiple-family dwelling is based on the number
of dwelling units divided by the number of acres of land included in the site. A total of
23 units is proposed on 2.33 acres of land. This results in a density of 9.87 dwelling
units per net acres, which must be approved by the City Council as part of the Adaptive
Reuse Plan, since the density exceeds the maximum density allowed in the "UCRM"
zoning district, which is no more than 7.26 dwelling units per net acre.
Landscaping. The attached Landscape Plan shows the addition of trees, shrubs,
perennial beds, and walkways east of the building where asphalt paving currently exists.
The asphalt will be removed to establish this landscaped setting next to the City park
located between this site and Roosevelt Avenue. Other trees and shrubs will be added
to the front fagade abutting 9th Street to meet landscaping requirements for apartment
buildings. Landscaping, including trees, shrubs, grass turf and a perennial bed will be
added to the area west of the building, where asphalt is currently in place, and will also
be planted in landscape islands to be added in the parking lots on the western portion of
the site.
Public Notice. Notice was mailed to property owners within 200 feet of the site and a
sign was posted on the subject property. As of this writing, no comments have been
received.
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Attachment B
Applicant Narrative-Page 1
Adaptive Re-Use Narrative,Former Roosevelt School,9219th Street,Ames,Iowa
Prepared by RES Development Inc.,8-2-13.
Adaptive re-use exists on a continuum between demolition and restoration that allows a
structure to reflect past use and harmonize with additions or modifications to satisfy new use.
The former Roosevelt School represents a wonderful opportunity to"Re-imagine"new life in a
property that can no longer serve as a school,but has the"bones"and structural integrity to be
sustainable and useful for decades to come.
The structure is on the National Registry of Historic Places which calls the adaptive reuse to be
especially sensitive toward preservation of critical architectural features. In 1968,the building
was given a major north addition along with the removal of original doors and windows. The
1968 addition permanently altered the east,west,and north elevations. The south elevation
contains the bulk of the original exterior features of decorative cornice work and original
horizontal limestone banding.(See attached photos of existing. Photo group"A").The current
condition of the property is summarized in the following:
1. No original windows or doors. The voids are filled with commercial window and door frames
along with metal and styrofoam in-fills. Window air conditioners and venting also fill the
former openings.
2. The exterior brick and limestone are dirty but remain in relatively good shape. Some
window air conditioners and venting do exist in the wall structure.
3. Due to the age and condition of the original masonry roof and parapet wall,a newer low-
profile custom,bronze colored,ribbed metal roof has been installed.
4. Building site has asphalt parking area and pea gravel along west,north,and east portions.
5. Interior mechanicals of HVAC,and plumbing are not functional and are abandoned.
6. Some newer electric is salvageable and can be used as a part of the future"house meter".
7. Most of the interior was modified in the 1968 renovation. Some interior trim and moldings
are still in good shape and can be re-used.
Proposed changes to the current exterior of the structure can be summarized in the following:
1. Window and Door replacement. (See attached photo group"B"of probable original design).
Replacement formal description: (See attached photo group"C"),classic,divided light with
fixed exterior and interior 12 over 12 grill pattern without an internal spacer,colonial wide
profile,bronze,aluminum color. Double pane,insulated Low-E,clear. Operational single or
double hung as available. Entry doors to be wood or fiberglass(wood grain),with matching
divided lights. Vintage look(1920's)hardware as available. This window and door replacement
proposal matches the 3"-5"frame molding as close to the original as possible. The biggest
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Attachment B
Applicant Narrative-Page 2
change would be the new windows would be bronze aluminum frames(not white,painted
wood)and the glass would be insulated,not single pane.
2. The exterior masonry of the building will be carefully cleaned and tuck-pointed throughout.
Limestone horizontal bands and cornice ridges will be cleaned and tuck-pointed as well. The
south facade of the original will be restored as close to the original as possible while the west
and east elevations will be repaired where required,with the addition of orderly balconies. The
balcony doors will be"integrated to the window bays"and the black,metal balcony and rail
design will serve to accent the orderly design of the Progressive Era,Neo Classical architectural
design. The metal rail is reminiscent of past fire-escapes typical of this age building.
3. Continuity,unity,and simplicity of design will be achieved by repetition of window bays in
the 60's addition,along with new glass block window in-fills in the garden level. Light will be
enhanced to the low level through window wells which will allow larger bodies of glass window
panes to this area.
4. The new glass atrium entry houses the elevator and north staircase. A transparent approach
is given to this area in order to maintain a light and airy entry that allows the original brick
exterior to be emphasized and viewed from the interior of this space. Exposure to the park-like
setting of the grounds is also achieved by using this transparent approach. The atrium also
serves as a transition to the new,enclosed,garage structure to the north which is key to the
new function of the project. The materials used on the garage are simply repeated from the
existing structure. Composed of brick,limestone,vertical metal siding and doors/windows that
are all proposed design elements of the structure.
5. The new site is designed to enhance the park-like setting that will emerge with the addition
of the city park to the east of the building. Much of the existing asphalt will be replaced with
grass,plantings,gardens,curving sidewalks,and patios. The facade of the structure will take on
a new residential quality while maintaining a strong echo to its original use as a school. The
simplicity and repetition of building ingredients will serve as an excellent backdrop for color
that can be encouraged with flowers,sculpture,and the like.
6. Parking and traffic flow is minimized by restricting and simplifying the points of entry as well
as providing for the new garage feature.
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Attachment B
Applicant Narrative-Page 3
Roosevelt Adaptive Reuse
UNIT Bedrooms
101 3
102 2
103 1
201 1
202 1
203 1
205 2
206 1
207 3
208 3
210 3
211 3
301 1
302 1
303 2
304 2
305 3
306 3
307 3
308 3
309 2
310 3
311 3
23 Units 50 Bedrooms
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Attachment C
Adaptive Reuse Plan (Existing Conditions)
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Attachment E
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Attachment F
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