HomeMy WebLinkAboutA042 - Council Action Form dated August 23, 2016 ITEM 38
DATE 08-23-16
COUNCIL ACTION FORM
SUBJECT: AMENDMENT TO MAJOR SITE DEVELOPMENT PLAN FOR THE
GREEN HILLS COMMUNITY PLANNED RESIDENCE DISTRICT (F-
PRD) ZONE
BACKGROUND:
Fox Engineering Associates, on behalf of the Green Hills Resident Association, is
requesting approval of an amendment to the existing Green Hills Community Planned
Residential Development for parking lot landscaping.
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 five major expansions since the
original development, with the last revision in 2014 to expand the residential, parking,
and administrative areas.
The applicant has proposed a revision to the landscape plan approved in 2014 that
included a new parking lot to the northwest of Hamilton Drive. (See Attachment B) The
parking lot is situated between Highway 30 to the north and a grouping of dwellings to
the south. The proposal is to shift the approved landscaping along the Southeast
side of the parking lot to the northwest side of the parking lot. (See Attachment C)
The reason for the requested change is that the applicant has deemed the landscaping
to be unnecessary as previously approved due to topographic conditions along the
southeast side of the parking lot. The topography provides a steep change in elevation
between the neighboring residential areas and the parking area, thus making it virtually
,impossible to experience visual intrusion from vehicles and other objects. Although
parking lot lighting- locations are not indicated on the plan, the applicant may install
lights at a later date that meet the City's requirements. There are no proposed changes
to the parking area itself in terms of number of spaces or layout as previously approved.
Property that is developed according to the F-PRD requirements must create a
development pattern that is more aesthetic in design and sensitive to the natural
features of the site and to the surrounding uses of land than would customarily result
from the application of the base zone requirements. Innovation and flexibility in design
and development of property is required to create a more efficient and effective use of
land. F-PRD developments are allowed latitude in their design of housing types and
landscaping.
When the original'Green Hills PRD Plan was approved, it was found to meet all of these
principles for the layout of the site and mix of uses. Attachment D & Attachment E
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review these principles and standards in greater detail. Once a PRD Plan with a Major
Site Development Plan has been approved, a major change to the plan requires a
public hearing and City Council approval. In this case, a change to the approach
for landscaping triggers this major amendment process.
Property that is zoned F-PRD must be developed in accordance with the Zone
Supplemental Development Standards listed in Table 29.1203(5). Generally, the Plan
meets the established Supplemental Development Standards for the PRD. The
minimum L1 landscape standards require 1 landscape tree per 1000 square feet and
either 3 high shrubs or 6 low shrubs per 1000 square feet. In this instance, a natural
barrier between the parking lot and the abutting residential properties exists in the form
of a natural 'incline' or elevation change which meets and surpasses the need for
screening via vegetation along the southeast side of the parking lot.
The proposed modifications shifts 6 trees and all of the shrubs from the
previously approved location to a different location on the northwest side of the
proposed parking lot to allow for other natural features to be utilized immediately
adjacent to the proposed parking area. An additional 7 trees originally proposed
along the northwest side of the parking lot are being eliminated. The proposal
incorporates existing and new shrubs on the north side of the parking lot and
existing trees with new trees immediately north of the prairie area which is
located north of the parking lot.
The elevation change from the parking lot surface to the abutting homes is an increase
of approximately 20 feet. The elevation climbs at a steep rate for the first 40 feet and
then gradually tapers for the remaining 10 feet before arriving at the base of the abutting
homes. The total separation in distance between the homes and the parking lot is 50
feet at its closest point. The total landscaping that would be required must achieve at
minimum the L1 screen standard between the abutting homes and Hamilton Drive.
There is no screening standard required between the parking lot area and Highway 30.
The new proposed landscape screening incorporates a lower number of total
shrubs than previously approved, but provides a screening effect greater than
that proposed prior. Additionally, the elevation change between the abutting
homes and the parking lot provides a screen effect that exceeds the L1 screening
standards for parking in the City's landscape ordinance. The remaining screening
at the east edge of the new proposed parking lot meets required L1 standards
between Hamilton Drive and the proposed parking lot.
Planning and Zoning Commission. The Planning and Zoning Commission reviewed
the proposed amendment at their meeting of August 3, 2016. The Commission voted 5-
0 to recommend approval with a condition of staff verifying compliance of the installation
of lighting prior to its installation around the parking lot.
ALTERNATIVES:
1. The City Council can approve the Major Site Development Plan amendment to
the Green Hills Community Planned Residence District Zone as submitted with
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the following condition:
a. Installation of lighting is subject to the approval of staff prior to its
installation.
2. The City Council can approve the Major Site Development Plan amendment to
the Green Hills Community Planned Residence District Zone, with modified
conditions.
3. The City Council can deny the Major Site Development Plan amendment to 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 consideration for 30 days and request additional
information of City staff or the applicant.
MANAGER'S RECOMMENDED ACTION:
In a Planned Residence District, the Major Site Development Plan establishes zoning
requirements, including maximum number of units, bedrooms and density, site layout,
and landscape design.
The issue before the City Council is only to determine if the proposed parking lot
landscape modifications change are acceptable. Due to the change in topography
between the existing homes and the parking lot, staff believes that the screening
intent is met for the parking lot and that the rearrangement of landscaping
accomplishes the purpose and intent of the City landscaping standards with
enhanced landscaping along the Highway 30 frontage.
Therefore, it is the recommendation of the City Manager that the City Council approve
Alternative #1, thereby approving the Major Site Development Plan amendment to the
Green Hills Community Planned Residence District with the condition stated above.
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Attachment A- 2014 Site Plan Excerpt
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Attachment D:
Planned Residential Development (PRD) Development Principles.
9. Provide for innovative and imaginative approaches to residential
development that would not occur as a result of the underlying zoning
regulations.
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.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
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.
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.
6. Provide for the preservation of identified natural, geologic, historic and
cultural resources, drainage ways, floodplains, water bodies, and other
unique site features through the careful placement of buildings and site
improvements.
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.
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Attachment E:
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 listed
below:
1. Area Requirement. A minimum of two (2) acres shall be required for all
areas developed as F-PRD.
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.
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.
4. Minimum Yard and Setback Requirements.
5. Parking Requirements.
6. Open Space Design Requirements.
7. Maintenance of Open Space and Site Amenities.
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