HomeMy WebLinkAboutA036 - Council Action Form, August 26, 2014 ITEM # 25
DATE: 08-26-14
COUNCIL ACTION FORM
SUBJECT: MAJOR REVISIONS TO PREVIOUSLY APPROVED GREEN HILLS
MAJOR SITE DEVELOPMENT PLAN
BACKGROUND:
Civil Design Advantage, LLC, on behalf of the Green Hills Retirement Community, is
requesting approval of a Major Site Development Plan to amend the existing Green Hills
Community Planned Residential Development (PRD).
Green Hills originated as a retirement community as part of a conceptual master plan
with the nearby Gateway Hotel in 1979. The residential tower and health center was
built in 1985-86. The overall complex has gone through four major expansions since the
original development, with the last revision in 2011 to expand the health services on the
campus and for site improvements for their residents. The existing complex includes
ownership homes, assisted living, and skilled nursing facilities.
The following list summarizes the proposed uses and changes to the existing Site Plan
to accommodate the next phases of development:
■ Revision to the current health care center administrative area and main entrance
to accommodate a proposed residential expansion,
■ Four-story, 32 unit addition on east side of the existing high-rise building for a new
independent senior living wing,
■ Four-story, 20 unit future addition to the independent living expansion on the east
side of the existing high-rise building for a new independent senior living wing
addition,
■ One-story addition and renovation on southeast side of existing tower for a new
6,500 square foot commons area to include a theater, game room, auditorium,
and library,
■ Increase of 36 surface level parking spaces (14 of which are future expansion) in
the area of the new main entrance for the campus,
■ Increase of 52 new underground parking spaces for the independent living wing
and future expansion, and
■ A 67 space employee parking lot expansion of the north parking lot located across
from the recent memory care addition.
The applicant has proposed a phasing plan for the PRD (Attachment A) which includes
multiple phases for all the proposed amendments as described below:
1. Completion of the North Detention Pond work — 1 year (following completion of
the City project to clean out the existing pond)
2. North Parking Lot Expansion — 1 to 2 years
3. Independent Living 32-unit Addition with parking — 1 to 2 years
4. Commons Addition and Remodeling — 1 to 2 years
5. Future Commons Remodeling — 3 to 5 years
6. Independent Living 20-unit Addition with parking — 3 to 10 years
7. Future Commons 6,500 square foot amenity space Phase — 5 to 10 years
The applicant has noted that the proposed phasing plan is established as a means of
allowing for the center to create new living units first as a means to fund the future
projects noted in the plan. While this approach is understandable, staff notes an initial
concern that the intent of the PRD is to allow for a unique development type that allows
for a blend of housing types, opens spaces and amenities that typically could not be
developed in standard base zones. In this case, the concern was that 52 new living
units are being added without the benefit of new amenity spaces until much further
along in the phasing plan. The applicant believes that the amenities included with the
2011 amendments (I.e., wellness center and pool) are supportive of the proposed
expansion as well and that the phasing plan is appropriate for the scale of intensification
that is proposed.
Planning and Zoning Commission. The Planning and Zoning Commission reviewed
the proposed Major Site Development Plan at their meeting of August 6, 2014. Due to
late changes to the plans of adding a north parking lot at the time of writing the
Commission's report, they made a conditional recommendation of support.
The new employee north parking lot parking caused some concern over the layout of
the parking and the encroachment of the lot into the wooded area of the site. The
Commission voted to recommend approval with conditions of staff verifying compliance
of the site for the overall open space, inclusion of the parking lot into the overall site
plan, and verification of the proposed clearing and encroachments into the wooded
areas of the site.
Since the Planning and Zoning Commission meeting, the applicant has submitted
revised materials for the Site Plan indicating that the property meets the minimum
percentage of open space for the site, and has included the proposed parking lot
expansion into the overall phasing plan for the project. The applicant has also submitted
an inventory of the number, type and size of trees that will be cleared because they will
be impacted by the proposed location of the parking lot expansion. The trees identified
for removal within the major wooded tree line (west of the mowed walking trail and
south of the detention pond) includes Box Elder (2), Black Walnut (9), and Maple (4)
trees, for a total of 15 trees ranging in size from approximately 1'/4" to 15" inches in
diameter. Attachment A includes an excerpt from the 20-page Major Site Development
Plan, proposed elevations for the building additions, the proposed north parking lot
expansion plans and landscape plan, and a copy of the proposed phasing plan which
identifies where each of the development phases occur on the property and within the
existing buildings.
2
A full analysis of the Major Site Plan changes and consistency with the requirements of
a PRD is included in Attachments B and C. The proposed project increases ownership
units from 140 units to 192 units within the overall complex of skilled nursing, assisted
living, and common buildings. The proposed modifications increase the number of units
and bedrooms, and thus increase density, while rearranging the location of the main
campus entrance and parking to provide for better access and circulation for the site.
The stormwater detention pond includes a plan to expand its capacity upon completion
of City maintenance for sediment removal.
The new development does not detract from the overall site plan approach and design
of the development that has already been built in the sense that low density is
maintained to the south and the new development is intensification of mid-rise buildings
to the north with existing taller buildings. It is noted that while most of the new
development area is within a vacant area of the site, the proposed parking lot addition
does impact the natural wooded area of the campus to the north and consideration
should be given to the extent of clearing needed for the parking area and the
landscaping proposed along a natural feature of the site. The new expansion and
parking lot areas will also decrease the overall open space percentage of the Green
Hills development from the previously approved Major Site Plan.
ALTERNATIVES:
1 . The City Council can approve the Major Site Development Plan to amend the
Green Hills Community Planned Residence District Zone as submitted.
2. The City Council can approve the Major Site Development Plan to amend the
Green Hills Community Planned Residence District Zone, with modified
conditions.
1 The City Council can deny the Major Site Development Plan to amend the Green
Hills Community Planned Residence District Zone if it finds that the plan does not
comply with the adopted Zoning Ordinance or Land Use Policy Plan.
4. The City Council can postpone the application and request additional information
of City staff or the applicant.
MANAGER'S RECOMMENDED ACTION:
A Planned Residence District relies upon the Major Site Development Plan review to
establish base zoning requirements, including maximum number of units, bedrooms and
density. PRD's include requirements for development to meet certain principles and
development standards. This allows for a high level of flexibility with a case-by-case
examination of each new part of a development plan when an amendment or new
phase is proposed.
3
Approval of the proposed project will allow for an increase in the number of living units
on the property, enhanced common area building amenities, and additional parking with
a multi-phase plan to be built out within ten years. Intensification of the site will mostly
occur within vacant landscaped area of the site, with the exception of encroachment into
the large wooded area at the northwest side of the lot.
The Major Site Development Plan also establishes specific conditions that must be met
to develop as permitted, including housing types and sizes, arrangement and location of
buildings and parking, recreation and amenities and measures to protect the
environment. The proposed amendment to the approved 2011 PRD plan allows for a
balance of increasing density in a manner compatible with its surroundings and meeting
the intent and purpose of PRD to provide for housing in a manner that highlights natural
features and amenities for the residents. Staff has determined that — based on the
plans submitted since the Planning and Zoning Commission recommendation —
the applicant has met the condition and concerns of the Commission and that the
proposed amendments to the plan are still in line with the original design
standards approved for the Green Hills PRD and Major Site Development Plan.
Therefore, it is the recommendation of the City Manager that the City Council
approve Alternative #1, thereby approving the Major Site Development Plan to amend
the Green Hills Community Planned Residence District as submitted.
4
Attachment A:
Major Site Development Plan Documents
Plan sheets are included as a separate PDF Document.
5
Attachment B
Findings Regarding Planned Residential District Development Principles.
The Plan modifications are reviewed below with respect to the following development
principles in Ames Municipal Code Section 29.1203(2). (For an existing PRD,
''underlying zoning" referred to in the criteria statements is not applicable.)
1. Provide for innovative and imaginative approaches to residential
development that would not occur as a result of the underlying zoning
regula tions.
• The request is a modification to a currently approved PRD. Although no
changes to the stand alone apartments or townhomes is proposed, the
increase in independent living units available and the increase commons
areas for the residents supports the sustainability of the existing variety of
housing types that does not generally occur in low density or medium density
neighborhoods. The amendment follows the pattern of concentrated
intensification of the site while preserving a large area of woods.
2. Result in a more efficient, aesthetic, desirable and economic use of land
and other resources while maintaining density of use, as provided for in
the Land Use Policy Plan and the underlying zoning.
• Increasing the density of use on the site in a central location is an efficient
use of land that is also sensitive to surrounding neighborhoods and
conserving natural areas. The architectural design of the new buildings uses
a mix of quality materials, including brick, and creates interest through the
varying building forms to be compatible with existing development and its
prominent location along Highway 30.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
• The proposed independent living expansion and commons areas do not
remove any of the existing townhomes or apartments, but do increase the
availability of housing choice targeted to independent senior living
apartments; therefore no change to affordability of home ownership is
anticipated. The proposed expansions have been reviewed by the resident's
association with support.
4. Provide for flexibility in the design, height, and placement of buildings that
are compatible with and integrate with existing, developed neighborhoods
and the natural environment.
• The building expansions are proposed one and four-story structure with
elevations that integrate with the existing building design and materials of the
6
existing site. The design of the expansion is as wing additions to existing
buildings that includes some underground parking, but also has front yard
parking that includes appropriate landscaping for an attractive entrance to the
facility. Note that the new employee parking lot is across Green Hills Drive
and does begin to encroach into natural wood areas. Existing landscape
plants will be salvaged where possible and relocated. The building
expansions are proposed on a vacant underutilized area of the site and will
provide for a more formal entrance to the Green Hills Development from
Green Hills Drive with little impact to the surrounding neighborhood.
5. Promote aesthetic building architecture, significant availability of open
space, well designed and landscaped off-street parking facilities that meet
or exceed the underlying zone development standards, more recreation
facilities than would result from conventional development, and pedestrian
and vehicular linkages within and adjacent to the property.
• The overall site is indicated as having an overall open space percentage of
41%, which exceeds the minimum 35% required for the PRD zone. The large
wooded areas on the north end of the site, as well as, integrated landscaped
spaces between and around the new and existing housing units achieve the
landscape intent and minimum percentage for this requirement. Access to the
large expanses of open space is provided by trails in the wooded area to the
west.
• The proposed new addition and parking area to the southeast reduces the
large open green space on the east side of the site, but maintains the trail
connectivity and circulation through and around the site, which is an essential
element due to the size of the overall site. No changes are proposed to
pedestrian linkages surrounding the development. Vehicular circulation stays
the same other than to orient visitor entrance and parking off of Green Hills
Drive with the remodel of the administrative space and the introduction of the
new surface parking lot and drop off area to the south.
• The addition of the new parking lot to the north of the site does impact the
existing wooded area and will decrease the overall open space on the overall
site plan; however, the impact to the heaviest treed area of the site is minimal.
Within a PRD, it is the intent of the code to create a plan that is more
aesthetic in design and sensitive to the natural features of the site and to the
surrounding uses than would customarily result from the application of the
base zone requirements. In this case, the required screening for the parking
lot may be better suited with a more natural, free form design than the
traditional shrub line and symmetrical tree spacing to allow for a better blend
of plant materials with the existing wooded area. The proposed landscape
plan for the parking lot is shown in Attachment C.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
7
unique site features through the careful placement of buildings and site
improvements.
• There are no known sites of significance that should be protected in the
proposed expansion area. The south and west perimeter of the site around
the townhomes was originally designated as "Limited Development Zone" to
provide a transition area between the development and single family
neighborhood to the south and west. There is no development proposed in
those areas.
• A parking lot expansion is proposed to the existing north lot, west of the
existing detention pond. The plan indicates clearing and grubbing in the area
of the new pavement, with two trees identified as being protected during
construction. A tree inventory of the trees proposed to be cleared for the site
has been submitted generally indicating the location, type, and size of the
trees that will be impacted. The inventory identifies 15 trees for removal; Box
Elder(2), Black Walnut(9), and Maple(4) trees, ranging in size from
approximately 1'/4" to 15" inches in diameter.
7. Provide for a development design that can be more efficiently served by
existing and proposed infrastructure, including: street, water, sewer, and
storm water infrastructure, than would be otherwise required as a result of
conventional development.
• The existing street infrastructure was designed to anticipate this intensity of
expanded development. There will be some minimal upgrades to existing
utilities within the site to serve the increase in water and sewer demands. The
storm water design continues to use the detention pond along U.S. 30, which
the owner is in process of excavating as part of the previously approved
memory care expansion project approved in 2011. Increasing the intensity of
land use within an existing development is a more efficient use of public
infrastructure than new development, which typically requires extensions and
upgrades.
8
Attachment C
Planned Residential Development (PRD) Supplemental Development Standards.
Property that is zoned F-PRD shall be developed in accordance with the Zone
Development Standards listed in Table 29.1203(5). Each of those standards is
addressed below. Refer to Table 29.1203(5) for the detailed standards.
1. Area Requirement. A minimum of two (2) acres shall be required for all
areas developed as F-PRD.
• The subject site includes 30.44 gross acre. Therefore, the area requirement is
met.
2. Density. Densities shall comply with the densities provided for in the Land
Use Policy Plan and the underlying base zone regulations. In the case of
more than one base zone designation, each area of the PRD project shall
comply with the density limitation that is established for the base zone of
that area. Density transfer from one area of a PRD project to another area
of the same project with a lower base zone density is not permitted.
• The entire site is designated Residential Low Density (RL) on the Future Land
Use Map of the Land Use Policy Plan (LUPP). The RL designation has a
maximum of 7.26 dwelling units per net acre. One 192 owned dwelling units
divided by 30.44 acres equals 6.3 dwelling units per gross acre, and an
estimated net density subtracting the open space area of approximately 8.5
units per acre with the additional skilled nursing and assisted living units. The
appropriate base zone for the development is RM in consideration of the
housing types and uses in the PRD. Additionally, the property was zoned RM
prior to the PRD rezoning. RM can therefore be considered the base zone.
Since RM has a maximum density of 22.31 units per acre, the proposal is
also found to be less than the RM maximum. In consideration of the LUPP
and the allowance for PRD flexibility to promote development and
conservation and the zoning ordinance base zone options, the project
complies with density requirements.
3. Height Limitations. Structures proposed to be developed in areas zoned
PRD shall be compatible with the predominant height of the structures in
adjacent neighborhoods.
• The heights of the proposed expansions are one and four story, which
integrates with the existing residential high-rise building on the east side of
the site and the lower one story common and administrative spaces of the
property as well as the residential townhomes to the west of the site.
9
4. Minimum Yard and Setback Requirements.
• The PRD zone does not have a set code required minimum setback. The
Green Hills community is managed in two financial entities: the homeowners
and the health center, therefore there is a property line between the
residential tower and proposed independent living expansion and the health
center portions of the building. Although there is not a zoning code
requirement for a building setback, the Building Official has worked with the
architect to determine compliance with fire separation codes along property
lines. The City has the flexibility to not require zoning setbacks, but does not
have the flexibility to allow exceptions from fire codes. Therefore, the proposal
meets zoning standards and will also be a safely operated building in
conformance with fire codes.
• The proposed future commons addition is positioned on the site with the
southernmost corner of the building located on the property line along Green
Hills Drive and the new independent living expansion is setback
approximately 12 feet from Green Hills Drive, where typically the front yard
setback would be a minimum of 25 feet. To address design concerns the
architecture of the building includes varying planes to minimize the
appearance of mass. The Council can determine if these proposed setbacks
are adequate and in line with the existing Green Hills Major Site Development
Plan.
5. Parking Requirements.
• The proposed modifications and the overall development meet all City of
Ames parking requirements due to recent revisions to minimum parking
requirements and provisions for remote parking. The new expansion is
providing for all required parking for the new residential units within the
proposed underground parking structure.
• Two new surface parking lots are proposed; one lot will be installed at the
new main entrance which will include 34 new parking spaces with access
from Green Hills Drive. This lot does not comply with the front yard parking
limitations of residential base zones, but may be allowed through the Major
Site Plan with a determination that the landscape design and layout of the
parking area mitigate negative impacts of parking lots and integrate with the
site. The other surface lot will be an expansion of the existing north lot for
staff parking, which will include 67 new spaces west of the detention pond
and perimeter landscaping.
6. Open Space Design Requirements.
• The proposal reduces the large open space at the southeast corner of the
campus, but maintains the trail connectivity in areas around the proposed
building expansion. The new parking that replaces a portion of the open
space will allow for a better entrance into the facility with a central parking
10
area and new main entrance for the facility. This addition of the new north
parking lot will however, reduce further the percentage of open spaces for the
overall site plan.
• The Green Hills residents are actively involved in landscape plant selection
and maintenance on an on-going basis; therefore, the patio areas for the new
independent living units allows for some flexibility in the plantings and design
of the terrace spaces with optional privacy walls and typical plantings that
blend with the overall landscape plan for the campus.
7. Maintenance of Open Space and Site Amenities.
• The maintenance of open space and site amenities is owned and operated by
Green Hills.
11
MAJOR SITE DEVELOPMENT PLAN FOR:
GREEN HILLS ADDITION & RENOVATION
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