HomeMy WebLinkAboutA013 - Council Action form dated October 23, 2018 ITEM: 35
DATE: 10-23-18
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 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
Attachments C & D). A 2016 amendment 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.
The proposed amenities building changes are reconfigured from the original phasing
plan and slightly expanded to the south. The overall design is consistent with the
1
intent of original approval and the requirement to expand amenities as a design
principle of the PRD zoning.
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 and large bushes are provided
around the twin home and between the home and Woodview Drive. No access will
occur from Woodview Drive.
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.
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.
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.
An existing water main easement located where the amenity addition is proposed is
being set for vacation. That date is being set at this meeting.
Planning & Zoning Commission Recommendation:
At the October 3rd Planning & Zoning Commission meeting the Commission voted 3-0-2
to approve the proposed Major Site Development Plan with the conditions of finalizing
storm water calculations and showing the relocation of a water main near the amenity
addition. The Commission heard comments from the public concerning the new
Woodview twin homes, with concerns expressed concerning setbacks and a
previously established "limited development zone." Staff determined the limited
2
development zone did not apply to the area of the proposed twin homes as it located
north along Woodview and not in the area of the twin homes.
The Commission recommended an additional condition of approval to City Council that
Green Hills meet with nearby neighbors to address their questions and concerns. On
October 4t" representatives of Green Hills met with area neighbors to hear
comments and concerns related to the proposed project. Since the Planning &
Zoning Commission meeting the conditions have been addressed by Green Hills.
The plans were also modified since P&Z to add landscaping north of the twin homes
and remove extra guest parking.
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 City Council can approve the Major Site Development Plan amendment to
the Green Hills Community Planned Residence District Zone as submitted.
2. 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.
3. The City Council can postpone action for 30 days and request additional
information of City staff or the applicant.
CITY MANAGERS RECOMMENDED ACTION:
In a Planned Residence District, the Major Site Development Plan establishes
development 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 the recommendation of the City Manager that City Council approve
Alternative #1 to approve the Major Site Development Plan amendment to the
Green Hills Community Planned Residence District.
3
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
maintained and additional landscaping is proposed. The amenity building
expansions are proposed on a vacant underutilized area of the site and will
4
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 home to the southwest reduces 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.
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.
5
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.
6
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
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.
8
Attachment C:
Overview of Site and Proposed Additions (Additions in Black)
Buliagul
�,MR11 ju� A
'4
f'4.
At
7
'A
W15, >
9W)
-ov
IC,
-7 7,-
C
luz4 ----------
ua
lk�
IN
:7
W-1
AIN
'N 'W7
Ir W,
L71r
i'7
t
101Z
_x-
-N,
rA..0s
I,-�4 11
10vrl ffi-MRa 66"m OR r - -
.
�'w4TAO
Attachment D-Approved Phasing Plan
BMOj 'SAUV i
U01jenouaN 'y uc>itihPV
s iILH �
uaaa ` Q
� lit IaI,I!; z
zo
_ o > z ; ;' �c
> . us O
z�1
J�a M
w
I_I! W Q ^ . R �_
Z „
LL-
w z
Z a w
a o
r :.00i w
✓r — a"f r
17�
ON
f !00
P, n
Z32
Z ! µ:0 =
o
u 20
W
W
z
Z � `
i.,. 01
= Ft
It
Ulf
I€ t
I
sec,,
qw
a
.s 2 2W i
uj
l
M
E O Z
UACI /
° a tg
in W W 8
Za l / N
Dad M �
W �a
U �
Q ( � o
10
Attachment E- Amenities Addition Area Overview
xt rw e�ac tau r«.>.er o•u N"d NOISNMU
v �:./ ( AtlNnwwoo 1N3W32i113a SIIIH N3321�J I U S�
r ,
i3•j
`I�f �� S ,2� as r p�t t(,di 1 r-y.. E E i3•s�j,!j rji
4 I»
I t t +��•te t ti'1p�ly rt t �tr.4 y Sialitt 4i t,r# € � j
r` � � ��i oP� t• 4 p tr i� t t�Ep of ;� y!}a tt. �66 p � i
���(t;$E pi���tl��s(f�t�2tssp 1��;t���}�i�P�f�r��f�• f R ��yt�s�.�4pi t {{
1_�p li 3rtf!. f.{�tl Fi,•l rg6>ttr. I f�S � �'�r x21!I6 t r 4!�itt((rpy EtiE�yirp. E Stir It it i i r.t'.i��}SttE�. RaE trt��t t{�yyr� �2 s.i
�i�l�Ilp�Ifi�l.�fi�A�4i�t �!�'{��i{i(i4lift°,••,ttt.,tilt{�FFF5 f9t0�j!t tt� a;. y(a
If I
a:3 r.r.rrt.7FIIst rlr t r i9r�l�l.t.r(I�....�tak4ltitarnttdfia�`:�i'2`
I \ \
i \ \
e
r{ fir
a
rf
\ r
\ j
.n
11
Attachment F- Twin Home With Landscaping
4.,
I 4
kaicm Rsdlxil
a.rnMM7 �
...,,...,,_.,....__.._�.. .a. Note POng removed,a per
� site p rr
I
1
1 m
1 � r Jn Et' i ..�tg,'4. -�t�J fUae Sy4m y
pf j CC � I
E w.wr
/ � Y
12
Attachment G: Amenities Addition With Landscaping
_ _ iik%� BU�JBBUIBUO� wwao�u:w�.•ax.srw •.+
d
N
�S�' E spa ��� ��� S•
C y p
.v
Attachment H- Elevation of Amenity Addition
5
E
zQ
AV-
0
.01
O
LU
UJ
ui
uj
V)
(17D
ffNI
............... ...............
Attachment I- Amenity and Vestibule Addition Floor Plan
,A-M-H
Vestibule
Additions
'I sisr%syrov>,
I
mad®imkrtkxivan
r.Mx.mdurcAXenf<pn
li I
Library �I
Addition
i � r
----- — r '!L I-—� M
Amenities
Addition
I
< I I
- ----- 1 —._._._._._.
it --- -.-
li G 'i
I
I,
r
L------------------ -._._._._.-_
LOCATION PLAN
� wr•ra n, _ + p
15
Attachment J- Amenity Areas
I
MEETING 2 ROOM 1615 caaen rsl>En wow
MEQI.RM r—. Ji[ I SW.W
A—,Iowa 5.11
I
515 RYt G
S15 iY26M5J0 W Fax L__ J
I
— ; rnal®rtnharch laccs.cmn
RESTROOM Rf5TR00M i
STORAGE
COMMONS2
5TORAGE �._ i. GAEEN NILISAMEN1TIES
A
DDITION
_-- 5TORME
� OMMON53
AV \ COMMON5 I MA55AGE
CATERING PANTRY
i
Of
5TORAGE
FIOOA AIAN
COMMUNITY ROCM
MEETING I ROOM
, CV55ROOMITHEATRE
5ALON
5TOKAR
n AMENITIES ADDITION PLAN
U asr=ra Ny
16
Attachment K- Twin Home Elevations and Floor Layout
NORM TWH HOME
MEN HILLS RETIMMEET COMMU,MITI
PROJECTALTfRNATES `gym -. �--.... ,�z 6
a mu,. •�� �errr� ; Q f
a:tC':A nxwGaun+ �6.FT- ac+✓ � C i
- -` - - FRONT 1 NORTH ELEVATION
DRAWING SYMBOLS MATERIAI LEGEND DRAWING INDEX :S
177 n 71 , mwa re
�V
aGrt� ... ,••.- ....• wb•N'.Armtre Mi Na1M - �. - _.
I,y—ull»{ a:eM4 �tv�uA,
rfC9Tt `f
7
BACK 1 SOUTH ELEVATION
111111111111111117-7
—--
��w
I m -
ann -
I u
a e XX
rx
rein® .p w74 �
z.r,• L
SIDE 1 EAST ELEVATION $
t
I
I ,
rorc.^et.
I
y...., w
hB
- ! YYti0 R.4
I i
ROOF PLAN ] SIDE WEST ELEVATION
NOT FOR CONSIRLICTION 'TI I
17