Item 7A Presentation13 ITY C1F
SOUZA1THLP
Zoning Change and Site Plan
S.H. 114 and Blessed Way
ZA1 6=027
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
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Aerial View
k 111
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 and a fourth level added to accommodate the necessary amount of parking spaces,
plus a few excess spaces to provide flexibility in the future.
7. The amount of open space in Lot 7 has increased from 5.45 acres to 6.66 acres.
Illustrated Master Plan
Site Data
Summary
Existing Zoning
"AG" — Agricultural District
Proposed Zoning
"S-P-1" Detailed Site Plan District
Land Use Designation
Mixed Use
Gross/Net Acreage
20.5
Main Building Floor Area (Gross)
861,740 sq. ft.
Office
57,827sq. ft.
Medical Office
47,313 sq. ft.
Senior Living
554,994 sq. ft.
Parking
237,206 sq. ft.
Buildings No. of Floors
-
Office Building 1
3
Office Building 2
3
Independent Residential
4
Assisted/Independent Residential
4
Parking Garage No. of Levels
3
Open Space %
48%
Impervious Coverage %
52%
Total Parking Required S-P-1
792
Parking Garage Spaces Provided
423
Surface Parking Spaces Provided
439
Total Parking Spaces Provided
862
i, W- - ----------
Site Data Summary
15t reading 6/7/16
15t reading 8/16/16
Existing Zoning
"AG" — Agricultural
"AG" — Agricultural
District
District
Proposed Zoning
"S-P-1" Detailed Site
"S-P-1" Detailed
Plan District
Site Plan District
Land Use Designation
Mixed Use
Mixed Use
Gross/Net Acreage
20.5
20.5
Main Building Floor Area (Gross)
861,740 sq. ft.
821,827 sq. ft.
Office
Medical Office
57,827 sq. ft.
57,827 sq. ft.
Senior Living
47,313 sq. ft.
47,313 sq. ft.
Parking
554,994 sq. ft.
488,661 sq. ft.
237,206 sq. ft.
248,715 sq. ft.
Buildings No. of Floors
Office Building 1
3
3
Office Building 2
3
3
Independent Residential
4
4
Assisted/Independent
4
4
Residential
Parking Garage No. of Levels
3
4
Senior Living Units
283
255
Independent Living
233
199
Assisted Living
50
56
Open Space %
48%
48%
Impervious Coverage %
52%
52%
Total Parking Required S-P-1
792
767
Parking Garage
412
491
Surface Parking
216
209
Podium Parking IL Building
149
149
Podium Parking 1680 Office
48
49
Garage Parking on Lot 6
37 (22 detached)
10
Total Parking Spaces Provided
862
908
149 spaces under IL bldg.
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Parking Type
Parking Garage
# of Spaces
491
Surface Parking
209
Podium Parking Under IL Building
149
Podium Parking Under 1680
Office Bldg.
49
Garage Parking on Lot 6
10
Total Parking Spaces Provided
908
J A
491 spaces in ;j u — - -- - 10 garages on 1 st floor
I(
parking garage.,
49 spaces under Lot 3 office bldg.
S=P=1 Uses
Lots 3, 4, and 5 — "0-2" 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
S=P=1 Regulations (Lots 3=5)
Regulation
"0-2" Office District
"S-12-1" Regulations (Lots 3-5)
6 stories
53' on Lot 3
Maximum Bldg. Height
90,
51' on Lot 5
35' for Parking Gara e
Front Yard
30'
40' on S.H.114
50' on S.H. 114
15' on Blessed Way
Side Yard
15'
15'
25' abutting single family residential
No internal lot lines
Rear Yard
10,
No rear yards
25' abutting single family residential
No internal lot lines
Maximum Lot Coverage
50%
50% for lots 3-5
Not on a lot by lot basis
Floor Area
3,000 s.f.
3,000 s.f.
Maximum Impervious
65%
65% for "S-P-1" site as a whole
Coverage
8 spaces for 1st 1,000 s.f
8 spaces for 111 1,000 s.f
Off-street Parking
1 space/300 s.f. general office
1 space/300 s.f. general office
1space/150 s.f. medical office
1space/150 s.f. medical office
Reciprocal parking agreement
Off street Loading
3 spaces required per floor area in office buildings
2 spaces
S=P=1 Regulations (Lots 1,6,7)
Regulation
"MF-2" Multiple Family
"S-13-1" Regulations (Lots 1, 6, 7)
Residential District
3 stories
4 stories
Maximum Bldg. Height
45,
55' on Lot 1
53' on Lot 6
Front Yard
30'
15' on Blessed Way
15'
10' north boundary of Lots 1 & 6
Side Yard
25' abutting single family
15' south boundary Lot 6
residential
No internal lot lines
Rear Yard
20
40' abutting single family
100' special setback on Lot 6
residential
No internal lot lines
Maximum Lot Coverage
40%
40% on Lots 1, 6 &7
not on a lot by lot basis
Floor Area
850 s.f.
763 s.f. for Lot 6 IL
449 s.f. for Lot 6 AL
Maximum Residential
12 du/ac.
17.75 du/ac. in Lots 1, 6 & 7
Density
(255 du/14.37 ac.)
Maximum Impervious
50%
65 /o for "S P-1"site as a whole
Coverage
Off-street Parking
1 space per 500 s.f. of dwelling
1 space per dwelling unit with reciprocal
unit space
parking agreement
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.
• Buffer Yards and setbacks along internal lot lines shall not be required.
• Allow for no fence to be required in the F1 buffer -yard along the common
boundary of Open Space Lot 7 and the existing residential to the East.
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.
Driveway connection
on Blessed Way
(Local Street)
E
150' stacking depth
± 120' provided
y
Lot 6
f Lot 4
- -•
No street frontage for
xfd Lots 4, 6 and 7
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1680 SH 114 Elevations
1680 SH 114 Elevations
1700 SH 114 Elevations
1700 SH 114 Elevations
gap -
Parking Garage Elevations
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Stucco
01-Senior Independent Living Building -Blessed W* West Elevation
Stone
02-Senior Independent Living Building- South Elevation
Elevation
Sqaure Feet
%
Stone Veneer
8435
59%
Magna Wall Stucco
5523
39%
Metal PanelS
256
2%
Total SF Wall
14214
100%
Elevation
Snaure Feet
%
Stone Veneer
3808
43%
Magna Wall Stucco
1950
22%
Metal Panel/Canopy
1309
15%
Total SF Wall
8866
80%
FlexAlm Soaure Feel 2i
Stone Veneer
3919
22%
Magna Wall St—o
6256
35%
Metal panel5JCanupry
546
3%
T-15F Wall
17g7n
Sn,/.
-
--
Elevation So —Feet %
Stone veneer
JH9
27%
Magna Wa1151--
4937
59%
Metal nanelSILanopy
1918
ls%
Total £5 Wall
6m
Inn%
01-Senior Independent Living Building- East Elevation
02-Senior Independent Living Building
P
ation Wure Feet 11
e veneer 1542 29%
Magna Wall Stucco 3414 64%
Stucco
Metal Panels
Stone
Stucco
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02i �,n i�oIl_dl
Brick
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02-Seniof Independent Living/ Assissted LivIng Building- South Etevation
Elevation
Saaure Feet
%
Stone Veneer
4667
42%
Brick Veneer
1006
9%
Magna wall Stucco
3840
34%
Metal Panels/Canopy
1071
10%
Fiber Cement Siding}Panels
592
5%
Total SF Wall
11176
100%
Elevation
Spaure Feet
%
Stone Veneer
2416
31%
Brick Veneer
1083
14%
Magna Wall Stucco
2877
36%
Metal Panel/Canopy
698
9%
Fiber Cement Siding/Panels
844
11%
,Total SF Wall
7918
100%
�'- Vertical articulation required = 6'11"
Vertical articulation proposed = 3'
01-Senior Independent Living/ Assisted Living Building -East Elevation
02-Senior Independent Living/ Assisted Living Building -North Elevation
Elevation
Sqaure Feet
%
Stone Veneer
3997
38%
Magna Wall Stucco
2667
25%
Brick Veneer
1859
18%
Metal PanelS/Canopy
1322
13%
Fiber Cement Siding/Panels
708
7%
Total SF Wall
10553
100%
Elevation
Sqaure Feet
%
Stone Veneer
8426
39%
Brick Veneer
1120
13%
Magna Wall Stucco
2436
28%
Metal PanelS/Canopy
1006
11%
Fiber Cement Siding/Panels
836
9%
Total SF Wall
8824
10"
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NOTE- ALL HEAD IN PARKING SPACES
TO BE 9' 0" WIDE BY 1 B' U" LONG.
ALL PARALLEL PARKING SPACES TO
BE B'-D" WIDE BY 22' 0' LONG
+-- - BUILDING ENTRANCHEXIT
Pedestrian Path Types
........ ... .... ... ...
J 16 Urban Sidewalk with 5 Tree Grates
d Sidewalk
�--a 6' Meandering Nature Trail I
6' Existing Sidewalk- Concrete
10' City Trail - Concrete
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a/ LOT I
_ LOT 7
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a LOT 2
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LOT 2
LOT Q
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/ LOT 5
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4 PRESERVE .9�.
ENTRY FEATURE DETAIL ecu�::ap�.ry
BOARD ON BOARD PENCE DETAIL acu€ vu-. ry
LOT
MANAGEMENT COMPANY'..............
..........
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...................
................... - ................... I.-
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.......... ....................... ....................... ........................ ...
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3
.......... -- .................. . --- ............... - ................ -
Facility Maintained
...................
4
.......... ....................... ....................... ........................ ...
Facility Maintained
...................
5
..................
.......... .................. ........ ........................ ...
Facility Maintained
................... - ................... -- ...................
6
Facility Maintained
7
: i HOAMaintained
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LOT 1
LOT 7
LOT 6
LOT 2
LOT 4 II
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Street View from Blessed Way
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Google
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.
Council Action
June 7, 2016; Tabled to the August 2, 2016 meeting.
August 2, 2016; Tabled to the August 16, 2016 meeting.
CITY OF
SOUTH AKE