Item 7A
Zoning Change and Site Plan S.H. 114 and Blessed Way
ZA16-027
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Owner: Chesapeake Land Development Company, LLC
Applicant: Integrated Real Estate Group
Request: Approval of a Zoning Change and Site Plan from “AG” Agricultural District to “S-P-1”
Detailed Site Plan District for a mixed use development consisting of two 3-story office buildings totaling approximately 105,140 square feet, two 4-story senior housing buildings totaling
255 independent and assisted living units and one 4-level parking garage on approximately 20.5 acres
Location: 1680, 1700, 1730 and 1750, E. State Highway 114, generally located northeast
corner of E. State Hwy. 114 and Blessed Way
ZA16-027
Integrated Real Estate Group is requesting approval of a Zoning Change and Site Plan from “AG” Agricultural District to “S-P-1” Detailed Site Plan District for a mixed use development
consisting of two 3-story office buildings totaling approximately 105,140 square feet, two 4-story senior housing buildings totaling 255 independent and assisted living units and one
4-level parking garage on approximately 20.5 acres. The property is located at the northeast corner of E. State Hwy. 114 and Blessed Way.
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The Future land use designation on the property is Mixed Use.
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The Current Zoning is Agricultural District.
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Aerial View
The subject property at the northeast corner of SH 114 and Blessed Way is outlined in red on this aerial photo.
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Aerial View
This is a bird’s eye view looking north toward the property.
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Summary of Changes
The following changes were made to the plans since City Council considered the item at the June 7, 2016 meeting:
1. The overall density and number of age-restricted residential
units has been decreased by 10%, from 283 units to 255 units as follows:
a. The independent living building on Lot 1 along Blessed Way has been reduced from 121 units to 108 units.
b.
The independent/assisted living building on Lot 6 has been reduced from 112 independent living units to 91 units and the assisted living units have increased from 50 to 56.
2. The
size of the residential building along Blessed Way has been reduced in order to create more distance between it and the State Hwy. 114 service road. It is now over approximately 350
ft. away from the right turn lane, whereas before it was approximately 230 ft. away.
3. The overall size of both residential buildings has been reduced and their footprints have
been made smaller.
4. The detached garages have been removed from the Lot 6 AL/IL building on the east.
5. Lot 2 has been removed as an Open space lot, but it is still included
it in the SP-1 boundary. The applicant has deferred to the future any zoning or site plan approval for that lot, if any. It will have to be resubmitted and stand on its own for both
zoning and site plan approval.
6. The footprint of the garage has been reduced to allow for improved drainage and traffic flow and a fourth level added to accommodate the necessary
amount of parking spaces, plus a few excess spaces to provide flexibility in the future. As a result, the size of Lot 2 to the west has increased from 0.88 acres to 1.36 acres.
7. The
amount of open space in Lot 7 has increased from 5.45 acres to 6.66 acres.
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Illustrated Master Plan
06/07 Council Meeting
08/16 Council Meeting
The revised Master Plan on the right shows the reductions of the senior living building footprints since the June 7th Council meeting. The driveway to Blessed Way has been shifted to
the north to increase the area of Lot 2 from 0.88 acres to 1.36 acres. The lot is now designated for future zoning as a pad site instead of being a permanent open space lot. The independent
living building on Lot 1 is now approximately 350 ft. away from the right turn lane, whereas before it was approximately 230 ft. away. The office buildings are unchanged from the previous
plan.
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Site Plan at 6/7 Council meeting
This is the site plan that was presented at the June 7th Council meeting. At that meeting, Council members voiced concerns that the senior living density was too high.
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Revised Site Plan
The gross floor area of the senior housing has been reduced from 554,994 square feet to 488, 661 square feet, which is a reduction of 66,333 square feet, and the number of senior living
units has been reduced from 283 units to 255 units.
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Parking Exhibit
49 spaces under Lot 3 office bldg.
10 garages on 1st floor
149 spaces under IL bldg.
491 spaces in parking garage
With the addition of an additional level to the parking garage, the number of parking spaces on the site as a whole has increased from 862 to 908 spaces. The detached garages have been
removed from Lot 6, which is the independent and assisted living building to the east.
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S-P-1 Uses
Lots 3, 4, and 5 – “O-2” Office District Uses to also allow a parking garage
Lots 1, 6 and 7 – “MF-2” Multiple Family Residential Uses to allow only age restricted (minimum age 62)
senior independent and/or assisted living and related personal care facilities
The S-P-1 uses are unchanged with “O-2” Office District Uses to also allow a parking garage on Lots 3-5 and MF-2 Multiple Family Residential uses to allow only age restricted independent
and/or assisted living and related personal care facilities on Lots 1, 6 with Lot 7 being a designated open space lot.
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S-P-1 Regulations for Lots 3-5
Office Bldgs. and Garage
A comparison of the base “O-1” Office District regulations on Lots 3-5 with the proposed “S-P-1” regulations is shown here.
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S-P-1 Regulations for Lots 1,6,7
Senior Living Lots and Open Space Lot
A comparison of the base “MF-2” Multiple Family Residential District regulations on Lots 1, 6 and 7 with the proposed “S-P-1” regulations is shown here.
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S-P-1 Regulations (All Lots)
Building articulation shall be allowed as shown on the approved Site Plan and Elevations.
Allow an elastomeric coating, similar in look and appearance to stucco, applied to the tilt-wall
panels, to satisfy the masonry requirements in the Corridor Overlay District.
Allow the exposed columns to not be constructed of or clad in the same masonry material as the principal
building.
Bufferyards and setbacks along internal lot lines shall not be required.
Allow for no fence to be required in the F1 bufferyard along the common boundary of Open Space Lot
7 and the existing residential to the east.
These S-P-1 regulations apply to all lots.
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Variance Requests
1) Variance allowing relief from the Subdivision Ordinance No. 483, as amended, Section 8.01(A) requiring that every lot abut on a public or private street to allow Common Access Easements
for access to all lots.
2) Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a minimum stacking depth of 150’ to allow a stacking depth of approximately
120’ for the entrance from the S. H. 114 frontage road.
3) Variance to Driveway Ord. No. 634, as amended, Section 5.2(c) prohibiting driveways onto collectors and local streets unless
the tract or lot has no other access to allow an entrance driveway onto Blessed Way.
The requested variances are listed here. They are also included in the staff report. The next slide is a variance exhibit.
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Variance Exhibit
150’ stacking depth required
± 120’ provided
Driveway connection on Blessed Way
(Local Street)
No street frontage for Lots 4, 6 and 7
Lot 4
Lot 6
Lot 7
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The first Variance is to allow relief from the Subdivision Ordinance No. 483, as amended, Section 8.01(A) requiring that every lot abut on a public or private street to allow Common
Access Easements for access to all lots.
2) The second Variance request is to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a minimum stacking depth of 150’ to
allow a stacking depth of approximately 120’ for the entrance from the S. H. 114 frontage road.
3) And the third Variance request is to Driveway Ord. No. 634, as amended, Section
5.2(c) prohibiting driveways onto collectors and local streets unless the tract or lot has no other access to allow an entrance driveway onto Blessed Way.
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1680 SH 114 Elevations
Stone
Concrete with Elastomeric coating
Vertical articulation required = 7.65’
Vertical articulation proposed = 3’
The
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1680 SH 114 Elevations
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1700 SH 114 Elevations
Vertical articulation required = 7.65’
Vertical articulation proposed = 3’
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1700 SH 114 Elevations
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Parking Garage Elevations
Concrete panel
Stone
Vertical articulation required = 3.975’
Vertical articulation proposed = 2’
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Independent Living Elevations
Stone
Stucco
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Independent Living Elevations
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Independent/Assisted Living Elevations
Metal Panels
Stucco
Stucco
Stone
Brick
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Independent/Assisted Living Elevations
Vertical articulation required = 6’11”
Vertical articulation proposed = 3’
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4:1 Slope Exhibit
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Lot 1 Landscape Plan
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Lots 3-5 Landscape Plan
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Lots 3-5 1st Phase Landscape Plan
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Lot 6 Landscape Plan
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Lot 7 Landscape Plan
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Tree Conservation Plan
Existing Tree Cover - 80.6%
Proposed % of existing cover to be preserved – 30.3%
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Pedestrian Access Plan
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Fence and Entry Feature Detail
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Open Space Management Plan
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Street View from Blessed Way
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Street View from SH 114 Frontage Road
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P & Z Action
May 19, 2016; Approved (4-0) as presented subject to the staff report dated May 19, 2016 and Site Plan Review Summary No. 3 dated May 19, 2016, specifically granting the first three
variances that were listed in the staff report and specifically not granting the fourth variance listed in the staff report, also noting the applicant’s willingness to pay for a potential
crosswalk along Blessed Way, of which the design and location will be discussed with staff, further noting the applicant’s willingness to ensure that the exterior and landscaping surrounding
the parking deck meets or exceeds the requirements of a recent approval at Kimball and S.H. 114 and lastly, further noting the applicant’s willingness to look at criteria for what items
can be stored on outdoor balconies.
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Council Action
June 7, 2016; Tabled to the August 2, 2016 meeting.
August 2, 2016; Tabled to the August 16, 2016 meeting.
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Questions?
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