HomeMy WebLinkAboutA010 - Commission Action Form dated October 3, 2018 ITEM 7
DATE 10-3-18
COMMISSION 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 Retirement Community, is
requesting approval of an amendment to the Major Site Development Plan for the
Green Hills Community Planned Residence District. 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 significant revision in 2014 to expand the residential, parking, and administrative
areas. The 2014 approval included a phasing plan for subsequent development (See
Attachment C & D). An amendment approved in 2016 approved a change to proposed
parking lot landscaping near the northwest corner of the site along Highway 30.
The major site plan amendment in 2014 included the following phasing plan as noted
below in the following timeline:
1. Independent Living Addition- 1 to 2 years
2. Commons Addition and Remodeling- 1 to 2 years
3. Independent Living Alternate- 3 to 10 years
4. Future Commons Remodeling- 3 to 5 years
5. Future Commons Phase- 5 to 10 years
An extension to the timeline in the phasing plan was approved by City Council in 2015,
which allowed the phasing timeline to begin at the time the extension was granted. The
phasing plan indicates an order of development to ensure amenities and other
improvements correspond to the rate of overall development.
The proposed residential tower and care facility amenity additions were contemplated
as Phase 2 of planned expansions approved in 2014. The amenities included in the
addition are two meeting rooms, a larger community room, a theater and classroom as
well as beauty salon. The proposed amendment also includes the addition of a new twin
home near the southwest corner of the property located at 2411/2413 Hamilton. (See
Attachment J & K) The addition of the twin home is a new proposal not included in the
initial Phase 2 approval. The additions require approval of an amendment to the major
site plan as they affect the amount of built space and overall layout of the previously
amended plan and do not meet the definition of minor changes.
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Land Use and Zoning. The F-PRD (Floating Planned Residence District) district is
intended to provide for development of a variety of innovative housing types, including:
attached and detached dwellings, zero lot line detached housing, clustered housing
development, residential condominiums, and innovative multiple family housing
projects. In all instances, development that occurs in areas zoned F-PRD shall include
integrated design, open space, site amenities, and landscaping that exceeds the
requirements that exist in underlying base zone development standards. Property
developed according to the F-PRD floating zone requirements shall create a
development pattern that is more aesthetic in design and sensitive to the natural
features of the site and to surrounding uses of land than would customarily result from
the application of base zone requirements. The findings for approval of the a PRD and
Major Site Plan are included with this report.
Planned Residential Development (PRD) Development Principles.
Property that is developed according to the F-PRD requirements shall 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 shall create a more efficient and effective use of land. F-
PRD are allowed latitude in their design of housing types and landscaping. When the
most recent expansion plan (2014) for Green Hills was approved, it was found to meet
all of these principles for the layout of the site and mix of uses. Attachment A &
Attachment 8 review these principles and standards in greater detail with regard to the
current proposal. Once a PRD Plan with a Major Site Development Plan has been
approved, a major change to the plan requires a public hearing review and City Council
approval.
Proposed Modifications
The proposed modifications adds an addition to the south side of the residential tower
and care facility for library and amenity space within the residential care structure. The
addition extends along the west side of the existing parking and maneuvering area near
the main south entrance to the facility. The size and footprint of the addition is different
than the 2014 approval and displaces some of the previously approved landscaping.
There are two proposed small vestibule additions located to the north of the main
amenity addition to the residential tower and care facility. The twin homes are a new
use.
The proposed amendment includes an alternative landscape design from existing
requirements that meets the intent of the current landscape standards. The 2014 site
plan amendments approved an alternative planting plan that met and exceeded the
landscaping standards in effect at the time. The current front yard planting standards
require 9 shrubs per 50 lineal feet of street frontage and 1 tree per 50 lineal feet of
street frontage between buildings and streets and would require additional parking lot
trees compared to the prior approval. However, the prior approval does not require
upgrades to current landscaping standards, only the affected areas of the change are
addressed for landscaping. The PRD allows for alternative plans approvals for
landscaping.
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Trees are proposed along the east side of the addition where they were previously
proposed on the 2014 site plan, as well as adding an additional 6 spruce trees to the
immediate south of the addition that were not shown on the previous plan. The proposal
incorporates existing trees as well as new shrubs, perennials and grasses on the east
and south sides of the amenity addition. New shrubs and perennials are also proposed
along the southwest portion of the amenity addition near the west entrance. This
provides for clustering and continuous foundation screening and accenting that
compliments the proposed addition. The proposed plan in combination with existing site
features meets the objectives of the PRD and landscaping standards.
The new twin home structure near the southwest corner of the site is proposed off of
Hamilton Drive which is a private drive within the Green Hills PRD. There are two units
proposed with the new twin home. The home has a similar design and size to that of the
surrounding homes. The twin homes would occupy current open space that has
frontage along Woodview Drive. The design of the homes allows for setbacks
consistent with standards that would apply to RL zoned lots along Woodview.
Landscaping in the form of clusters of spruce trees is provided around the twin home
and between the home and Woodview Drive. No access will occur from Woodview
Drive.
There are no proposed additional parking stalls in conjunction with the amenity and
library addition to the residential tower and care facility. The addition of the amenity and
library space does not require additional parking to be provided as the space is intended
for use by residents of the site.
PUBLIC NOTICE:
A public notice sign has been placed on the property and hearing notices have been
sent to all property owners within 200 feet of the Green Hills PRD boundary.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend that the City Council
approve the Major Site Development Plan amendment to the Green Hills
Community Planned Residence District Zone as submitted with the following
condition:
a. Submittal of the final storm water calculations for the twin home to the City
Engineer for final approval and a water quality volume notation added to
the site plan for the amenities addition area prior to consideration by City
Council.
b. Show a relocated water main easement to the immediate south of the
amenities addition prior to consideration by City Council.
2. The Planning and Zoning Commission can recommend that the City Council
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approve the Major Site Development Plan amendment to the Green Hills
Community Planned Residence District Zone, with modified conditions.
3. The Planning and Zoning Commission can recommend that the City Council
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 Planning and Zoning Commission can postpone the recommendation to City
Council for 30 days and request additional information of City staff or the
applicant.
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. At this time it is only to be determined if the proposed building
additions and twin home structure meet the requirements of the F-PRD zone. Staff
believes that with the proposed landscaping along the foundation of the amenity
addition and location and design of the twin home that appropriate landscaping is being
provided. The addition of two units in the twin home does not exceed density
requirements. The layout of the proposed improvements incorporates the existing
design of the Green Hills Retirement Community. Staff believes that the location and
size of the proposed modifications meet the intent and standards of the F-PRD zoning
district.
Therefore, it is recommended by the Planning and Housing Department that the
Planning and Zoning Commission recommend Alternative #1 for the City Council to
approve the Major Site Development Plan amendment to the Green Hills Community
Planned Residence District.
4
Attachment A:
Planned Residential Development (PRD) 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
regulations.
The request is a modification to a currently approved PRD. The increase in
independent living units via construction of a new twin home and the addition
of recreational amenity and library areas for the residents supports the
existing variety of housing types that does not generally occur in low density
or medium density neighborhoods.
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 space for recreational amenities and library space in a central
location is a key component of a PRD and planned as a second phase. The
proposed layout allows for a large amount of open space and common area for
the overall development while maintaining the existing natural topography. The
addition of the twin home does not have an adverse impact on available open
space or surrounding neighborhoods compared to allowed development within
RL zoning districts.
3. Promote innovative housing development that emphasizes efficient and
affordable home ownership and occupancy.
The proposed amenity and library expansion do not remove any of the existing
townhomes or apartments. The addition of the new twin home adds housing
options to the site; 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 proposed building expansions are one- and two-story brick and siding which
integrates with the existing buildings on the site. Existing landscape plants will be
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maintained and additional landscaping is proposed. The amenity 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. The twin home
addition does not deviate from similar RL standards and will integrate with the
surroundings through setbacks and landscaping area.
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 contains an open space of 12.18 acres which equates to 40%,
which is at the minimum required for the PRD zone. Future planned expansions
identified in the 2014 site plan are planned outside of the area calculated for
open space. The large wooded areas on the north end of the site, as well as,
integrated landscaped spaces between homes achieve the 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 twin homes to the southwest reduce an area of open green
space on the southwest portion 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 as it has been
with the addition of a new private driveway connecting to Hamilton Drive to serve
the new twin home.
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.
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. The
proposed new twin home is located east of where the identified "Limited
Development Zone" ends.
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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. The storm water design for the library and amenities
addition continues to use the detention pond along U.S. 30. Aside from
relocation of an existing water line, no upgrades to utilities are anticipated. The
storm water design for the twin home uses an existing piped design that
eventually leads to the city's public storm water system. 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.
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Attachment B:
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.
The subject site includes 30.44 acres. 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 ninety-four (194) owned
dwelling units divided by 30.44 acres equals 6.37 dwelling units per acre, which
is less than the limit of 7.26. 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 base zone, 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 two 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 on western and southern portions of the site.
4. Minimum Yard and Setback Requirements.
The PRD zone does not have a minimum setback requirement along internal lot
lines. Exterior lot lines abide by the underlying zoning setback requirements
which in this case is Residential Medium Density (RM). Staff has reviewed the
proposed plans and determined that all required setbacks are met. Although
there is not a zoning ordinance requirement for a building setback along interior
property lines, the Building Official has worked with the architect to determine
compliance with fire separation codes along property lines. The City has the
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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.
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 does not require
additional parking. Parking for the twin home is provided for on site at the home.
6. Open Space Design Requirements.
The proposal slightly reduces the open space at the southwest corner of the
campus with the addition of the twin home, but maintains the trail connectivity in
areas around the proposed building expansion and maintains required open
space area. The overall 40% open space requirement is maintained with the
additions.
7. Maintenance of Open Space and Site Amenities.
The maintenance of open space and site amenities is owned and operated by
Green Hills.
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Attachment C-
Overview of Site and Proposed Additions (Additions in Black)
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Attachment I-Amenity and Vestibule Addition Floor Plan
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COOS, DANIEL& CHERYL WILLIAMS, WILLIAM J ST JOHN, DEREK
1903 EDGEBROOK DR 2216 TIMBERLAND RD 2208 TIMBERLAND RD
MARSHALLTOWN, IA 50158 AMES, IA 50014 AMES, IA 50014
ROSACKER, MATTHEW JOHN & ERIN
2200 TIMBERLAND RD CARABILLO, LAURA LAKE, DOUGLAS & MALEIA
AMES, IA 50014 2201 TIMBERLAND RD 2211 TIMBERLAND RD
AMES, IA 50014 AMES, IA 50014
PYLE, DENNIS D STEPHENSON, MARK& SHON GATEWAY CENTER LTD
2215 TIMBERLAND RD 2337 WOODVIEW CT 1800 NE BROADWAY
AMES, IA 50014 AMES, IA 50014 DES MOINES, IA 50313
HARTMAN, MARJORIE S TRUST SMELSER, GARY & CATHY MULL, RICHARD & ELISE
2300 TIMBERLAND RD 2309 WOODVIEW DR 2412 WOODVIEW DR
AMES, IA 50014 AMES, IA 50014 AMES, IA 50014
ANDERSON, BRIAN &TANYA SCHMIDT, MICHAEL W DEKKERS, JACK & SUSAN
2412 WOODVIEW DR 2325 WOODVIEW DR 2406 WOODVIEW DR
AMES, IA 50014 AMES, IA 50014 AMES, IA 50014
WOODVIEW LLC OHMAN, DANIEL& BEVERLY VENKATAGIRI HORABAIL& SRIMATHI
HILLS DR
HI
2200 HAMILTON 2505 GREEN HILLS DR AMES, IA 2511 GREEN EN HI
AMES, IA 50014 AMES, IA 50014
14
DAVIS, JOHN & MARIA NERA JOHNSON, DONALD & LILIAN HOCKETT, NORMAN
2203 RED OAK DR 2510 WHITE OAK DR 2521 WHITE OAK DR
AMES, IA 50014 AMES, IA 50014 AMES, IA 50014
COMPTON, RANDALL& SARA SMITH, MICHAEL& CARLIE HANGER, PETER & SHARI
2517 WHITE OAK DR 2513 WHITE OAK DR 2507 WHITE OAK DR
AMES, IA 50014 AMES, IA 50014 AMES, IA 50014
RIPLEY, ROBERT PETSCH, JAN VERPLOEC HEGGEN, JOHN & SANDRA
2501 WHITE OAK DR 2417 WHITE OAK DR 2409 WHITE OAK DR
AMES, IA 50014 AMES, IA 50014 AMES, IA 50014
SCHALLER, CARL JONES, DANIEL& STEPHANIE ISU FOUNDATION
2405 WHITE OAK DR 2401 WHITE OAK DR 2505 UNIVERSITY BLVD
AMES, IA 50014 AMES, IA 50014 AMES, IA 50010