HomeMy WebLinkAboutA006 - Council Action Form dated August 27, 2013 (Urban Revitalization Plan) ITEM # 34a&b
DATE: 08-27-13
COUNCIL ACTION FORM
SUBJECT: URBAN REVITALIZATION PLAN FOR ROOSEVELT SCHOOL SITE
BACKGROUND:
In order to proceed with urban revitalization of the Roosevelt School site, the City
Council must follow the statutory procedure established in the Code of Iowa for creating
an Urban Revitalization Area. At this time, the City Council is asked to take three
actions:
1.) Determine whether the proposed project meets the qualifying criteria
established by the City Council, as described below;
2.) Direct staff to prepare the Urban Revitalization Plan; and
3.) Set the date of public hearing to consider an ordinance to designate
the Roosevelt School site as an Urban Revitalization Area.
On June 11, 2013, the City Council determined that the Roosevelt School site at 921 9tn
Street is eligible for designation as an Urban Revitalization Area (URA), under Section
404.1 of the Code of Iowa, in that this is 'An area in which there is a predominance of
buildings or improvements which by reason of age, history, architecture or significance
should be preserved or restored to productive use." Establishing the policy for the
school site provides for an individual to apply for approval of a URA Plan with specific
project details and to be eligible for property tax abatement if the project is built to the
specifications of an approved plan. The City Council also decided upon a policy
establishing qualifying criteria for the proposed URA. The criteria established by the City
Council are described as follows:
1. The property includes a former public school building that is no longer
used as a school, and,
2. The National Park Service has determined that one or more of the
properties has a structure that meets the National Register Evaluation
Criteria; and,
3. The renovation and remodeling of structures will 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.
On August 2, 2013, applicant Dean Jensen of RES Development, Inc. submitted a
complete application requesting "Designation of an Urban Revitalization Area" for the
former Roosevelt School site. Mr. Jensen proposes to convert the former elementary
school building to 23 multi-family residential units (see Applicant's Narrative in
Attachment C).
An application for approval of an Adaptive Reuse Plan (ARP) was also submitted on
1
August 2, 2013. This ARP is a Major Site Development Plan that details the building
and site improvements for the project site. In this circumstance, an approved ARP
would also serve as the basis for preparation of a URA Plan. The applicant's ARP
requirements in Section 29.306(3) of the Municipal Code are the same as the criteria
listed above as Council Policy #3 for the URA in regards to historic evaluation and
review.
The ARP has been reviewed by City staff for compliance with the adopted City codes
and policies. It was also reviewed by the Historic Preservation Commission on August
12, which found the plan to be an excellent example of historic preservation while
allowing for a new use and life for the building. The Commission recommended
approval of the plan by the City Council. Likewise, the Planning and Zoning
Commission also endorsed approval of the plan at their meeting on August 21.
The attached addendum provides background and analysis of the proposal and the
requested action.
ALTERNATIVES:
1. The City Council can take the following actions:
A. Determine that the proposed Adaptive Reuse project meets the criteria for
designating the Roosevelt School site as an Urban Revitalization Area;
B. Direct staff to prepare the Urban Revitalization Plan for the Roosevelt School
site; and,
C. Set the date of public hearing as October 8, 2013, to consider an ordinance to
designate the Roosevelt School site as an Urban Revitalization Area.
2. The City Council can determine that the proposed Adaptive Reuse project does not
meet the criteria for designation as an Urban Revitalization Area.
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 RECOMMENDED ACTION:
The Roosevelt School site was sold to a private developer by the Ames Community
School District. The building was listed in the National Register of Historic Places on
March 2, 2010. The applicant has demonstrated in the attached site plans, building
plans and narrative that the renovation and remodeling of the structure will not destroy
or obscure essential architectural features, and will enhance such features as are
feasible and prudent to do. The proposal by RES Development, Inc. clearly meets the
three qualifying criteria, as established by the City Council, for designating the
Roosevelt School site as an Urban Revitalization Area.
2
Therefore, it is the recommendation of the City Manager that the City Council
accept Alternative #1, determining that the proposed Adaptive Reuse Plan project
meets the qualifying criteria for designating the Roosevelt School site as an Urban
Revitalization Area, directing staff to prepare the Urban Revitalization Plan, and setting
the date of public hearing as October 8, 2013.
3
ADDENDUM
Project Analysis:
Dean Jensen, RES Development, Inc., is seeking designation of the Roosevelt School
site at 921 9th Street as an Urban Revitalization Area to receive an abatement of real
estate taxes on the added value for a period of time ranging from three to ten years.
The legal descriptions for properties to be included in the Urban Revitalization Area
(URA) are included in Attachment B. More than one property must be included in an
Urban Revitalization Area; and the applicant's application includes only the
property that was purchased from the Ames School District and has been
approved by the City Council as "Parcel A" through a Plat of Survey. Therefore, it
is the City Manager's recommendation that the park land (under City ownership)
adjacent to the Roosevelt School property to the east also be included in the
proposed Urban Revitalization Area, as shown on Attachment A. No additional
buildings are planned for the park land, and the URA designation will have no
effect on the park, since it is under City ownership.
The developer proposes to convert the former Roosevelt School building to a multiple-
family residential dwelling with 23 individual condominium units for sale. Plans are 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, as well as a new 31-car garage for residents of the units.
The condominium units will be located in three levels of the building (see proposed floor
plans in Attachment E). The lower level is partially above grade, and includes a one-
bedroom unit, a two-bedroom unit, and a 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 units, three two-
bedroom units, and six three-bedroom units. The 23 units have a total of 50 bedrooms.
The applicant states that "Current building exterior brick and limestone will be preserved
entirely on the south fagade (see proposed building elevations in Attachment F and also
existing photos in Attachment H and historical photos in Attachment 1). Minimal
intrusions for planned balconies on the east and west elevations. Period sensitive
materials, 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 is preserved under the applicant's proposal,
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. The cornerstone inscribed with "1923" at the southeast corner of the
building will also remain intact. 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.
4
The City Council has established qualifying criteria for the proposed Urban
Revitalization Area, one of which is that, "The National Park Service has determined
that one or more of the properties has a structure that meets the National
Register Evaluation Criteria."
The National Register "Evaluation Criteria" includes properties:
A. That are associated with events that have made a significant contribution to
the broad patterns of our history; or
B. That are associated with the lives of persons significant in our past; or
C. That embody distinctive characteristics of a type, period, or method of
construction, or that represent the work of a master, or that possess high artistic
values, or that represent a significant and distinguishable entity whose
components may lack individual distinction; or
D. That have yielded, or may be likely to yield, information important in
prehistory or history.'
The Roosevelt School Site is significant under Criteria "A" and "C", as evidenced in the
National Register nomination prepared for listing of the site. Roosevelt School was
listed in the National Register of Historic Places effective March 2, 2010.
Public 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.
5
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Attachment B
Legal Descriptions of
Urban Revitalization Area Properties
Roosevelt School Site: 2.21 Acres
Parcel `A': Lots 5-9, Block 2 in Baird's Addition and Lots 9-13 and the North 55.00 feet of Lot
14, Block 26 in College Park Addition 2nd North, all in Ames, Story County, Iowa, and all being
more particularly described as follows: Beginning at the Southeast Corner of said Lot 9, Block
26; thence N89°29'28"W, 299.91 feet along the South line of said Block 26 to the Southwest
Corner of said Lot 13; thence N00°02'06"W, 110.08 feet along the West line thereof, thence
N89029'12"W, 61.00 feet along the South line of the North 55.00 feet of said Lot 14 to the East
line of Northwestern Avenue; thence N04048'22"W, 55.24 feet to the Northwest Corner of said
Lot 14; thence S89°29'12"E, 109.57 feet along the North line of said Block 26 to the Southwest
Corner of said Lot 9, Block 2; thence N00°03'21"W, 172.66 feet to the Northwest Corner of said
Lot 9, Block 2; thence S89°30'23"E, 249.89 feet to the Northeast Corner of said Lot 5, Block 2;
thence S00°03'32"E, 172.74 feet to the Southeast Corner of said Lot 5, Block 2; thence
S89°29'12"E, 6.00 feet to the Northeast Corner of said Lot 9, Block 26; thence S00°02'49"E,
165.06 feet to the point of beginning, containing 2.21 acres
City Park: 1.30 Acres
Lots 1, 2, 3 and 4 in Block 2, Baird's Addition to the City of Ames, Story County, Iowa
AND
Lots 6, 7, and 8 in Block 26, College Park Addition North, City of Ames, Story County, Iowa
7
Attachment C
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 C
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.
9
Attachment C
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
10
Attachment D
Adaptive Reuse Plan (Existing Conditions)
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Attachment D
Adaptive Reuse Plan (Removals)
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Adaptive Reuse Plan (Dimension Plan)
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Attachment D
Adaptive Reuse Plan (Landscaping)
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Attachment E
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Attachment E
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Attachment F
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