St. James Living (Special Land Use & Site Plan)

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1 St. James Living SLU & Site Plan Review October 12, Page 1 of 4 Community and Economic Development Staff Report to the Planning Commission October 12, 2016 St. James Living (Special Land Use & Site Plan) REQUEST APPLICANT OWNER LOCATION Special Land Use Approval Site Plan Approval Woodward Senior Living, LLC 945 S. Rochester Road, Suite 104 Rochester Hills, MI Archdiocese of Detroit 238 & 241 Pearson, Woodward Ave FILE NO. PARCEL NO ; ; ZONING STAFF R-3; Single/Multiple-Family Residential Justin Lyons, Planner Summary JS Senior Living LLC, on behalf of the Archdiocese of Detroit, is requesting revised special land use (SLU) and site plan approval for the subject sites at 238 & 241 Pearson and Woodward Avenue and the corresponding St. James Catholic Church campus. The site is currently, and has historically been, developed and used by the Archdiocese of Detroit as St. James Catholic Church. The site has also previously been used as a school, both in connection with the Church and as a private charter school. The site was rezoned from C-2 General Commercial to R-3 Single/Multiple Family and approved for a special land use in late 2014/early 2015 to accommodate a potential senior assisted living facility. Since staff initially received and approved the original site plans, new management has taken over the site development process and revised proposed plans. As discussed at the August 17, 2016 regular Planning Commission meeting, updated plans were submitted including changes to the parking lot, more detailed landscape plans, a new canopy and entry addition to the primary building, a new building to replace the original convent structure, and a small elevator addition between the primary building and convent. Initially approved plans called for 100 residences, and new plans include three (3) additional dwellings for a total of 103 units. These proposed changes were deemed extensive enough to warrant an amended special land use application and public hearing. Adjacent Land Uses and Zoning The R-3 zoned subject sites abut C-2 zoning to the north and South along Woodward and to the east across Woodward Avenue and R-3 residential to the west. Adjacent properties are developed consistent with their existing zoning districts.

2 St. James Living SLU & Site Plan Review October 12, Page 2 of 4 General Requirements for Special Land Uses (Section ) There are six areas of consideration for the Planning Commission to regard in the discretionary decision of a conditional land use. They are: 1. Unreasonably detract from, erode or reduce the desirability or economic viability of any residential or business uses within 2,500 feet of the proposed use. 2. Be designed, constructed, operated and maintained so as to be harmonious with the existing or intended character of the general vicinity and will not change the essential character of the area. The site design of the proposed special land use shall minimize the impact of site activity on surrounding properties. In determining whether this requirement has been met, consideration shall be given to: a. The location and screening of vehicular circulation and parking areas in relation to surrounding development. b. The location and screening of outdoor storage, outdoor activity or work areas and mechanical equipment in relation to surrounding development. c. The hours of operation of the proposed use. Approval of a special land use may be conditioned upon operation within specified hours considered appropriate to ensure minimal impact on surrounding uses. d. The bulk, placement and materials of construction of the proposed use in relation to surrounding uses. e. The impact of parking or traffic on the surrounding area. 3. Be served adequately by existing public services and facilities and not impose additional service demands upon the city that will not be adequately addressed by the applicant. 4. Further enhance the public health, safety, welfare, and economic benefit and the municipal purposes and policies of the City. 5. Be consistent with the intent and purposes of this chapter and the objectives of the master plan and comply with all applicable state and federal laws. 6. The planning commission shall have the authority to require other studies and materials be submitted to confirm compliance with the standards of this section, including but limited to, traffic impact studies, market studies, environmental assessments or utility capacity analyses at the expense of the applicant. Site Plan Review Considerations 1. Parking and Circulation. Assisted living facilities require one (1) parking space per employee per shift and one (1) per each ten (10) dwelling units, additional parking is available for the existing church. The existing off-street parking lot will be repaired and restriped to conform to off-street parking requirements and provide more landscaped islands. The 109 parking spaces are sufficient for the proposed use based on requirements (86 spaces) and shared use for mass services.

3 St. James Living SLU & Site Plan Review October 12, Page 3 of 4 The existing in/egress at the north lot line is to remain the same. The existing easterly in/egress on the south lot line is to remain and widened to better meet emergency vehicle needs. The existing westerly in/egress on the south lot line is to be abandoned. 2. Screening and Landscaping. New landscaping and screening elements will be added to the site in keeping with Sec of City ordinance. A total of 28 trees will be planted, including 14 parking lot trees and 14 green belt trees. A continuous hedge row is proposed to screen the existing offstreet parking area that abuts W. Hazelhurst Street. The current waste disposal meets screening requirements. 3. Exterior Lighting. The applicant is proposing seven (7) new exterior lighting poles to be placed in parking areas. Final site plans must demonstrate that they meet lighting standards on a photometric plan and all will be shielded and downward directed. 4. Stormwater Management. Stormwater drainage system plans were not provided. Detailed final engineering plans will be required upon approval of the site plan. 5. Building Design. The applicant is proposing minimal exterior changes to the former St. James School building. The entry way renovations include a metal arched canopy roof, complimented by brown/red brick arches and stone to match the existing facility. The former 4,958 square foot convent building will be replaced with a 9,218 square foot building to provide modern updates. The new 39 feet tall building will match the character of the prior convent with brown/red brick, windows on each floor and brown shingles to align with the architecture look of the primary building. An accessory maintenance garage is to be located near the western property line and meets side yard setback requirements. Proposed building materials are a mixture of face brick, vinyl siding, and asphalt shingles to meet the character of the campus and nearby residential properties. Site Plan/Special Land Use Summary The applicant requests revised special land use and site plan review/approval of the updated plans for the proposed 103 unit senior assisted living facility. The housing type meets a need in the upcoming master plan update by providing medium density housing for seniors near transit. Special Land Use Motion MOTION by, seconded by, in the matter of St. James Living, the Planning Commission RECOMMENDS to City Council APPROVAL of the Special Land Use, based on plans and application dated received by the Planning Department on October 11, 2016 and with the following findings. Findings 1. The proposed development does not detract from, erode or reduce the desirability or economic viability of any residential or business uses within 2,500 feet of the proposed use. 2. The site is designed, constructed, operated and maintained so as to be harmonious with the existing or intended character of the general vicinity and will not change the essential character of the area. The site design of the proposed special land use shall minimize the impact of site activity on surrounding properties.

4 St. James Living SLU & Site Plan Review October 12, Page 4 of 4 3. The site is served adequately by existing public services and facilities and does not impose additional service demands upon the city that will not be adequately addressed by the applicant. 4. The proposed improvement to the site does enhance the public health, safety, welfare, and economic benefit and the municipal purposes and policies of the City. 5. The plans are consistent with the intent and purposes of this chapter and the objectives of the master plan and comply with all applicable state and federal laws. Site Plan Approval Motion MOTION by, seconded by, in the matter of St. James Living, the Planning Commission APPROVE the SITE PLAN, based on plans dated received by the Planning Department on October 11, 2016, with the following findings and subject to the following conditions: Findings 1. The site plan and supporting documents demonstrate that all applicable requirements of the Zoning Ordinance, as well as other City ordinances, standards, and requirements, can be met subject to the conditions noted below. 2. The proposed improvements should have a satisfactory and harmonious relationship with the development on-site as well as existing development in the adjacent vicinity. Conditions 1. Detail of the proposed bicycle rack will be submitted as part of final site plan approval. 2. A photometric plan will be submitted as part of final site plan approval, including parking lot lighting. 3. Stormwater retention details will be provided as part of the building and engineering submittal. 4. Irrigation plans will be submitted as part of the building and engineering submittal.

5 838 W. Long Lake #250 Bloomfield Hills, MI Fax Issued For: REVIEW 4/28/16 REVIEW 5/6/16 REVISED/ REVIEW 6/30/16 REVISED/ REVIEW REVISED/ REVIEW SITE PLAN REVIEW SITE PLAN REVIEW Developer: JS CAPITOL GROUP 945 S. Rochester Rd. Ste. 103 Rochester Hills, Michigan Project: N Architectural Site Plan SCALE: 1"=30'-0" ST. JAMES SCHOOL RENOVATION Woodward Senior Living Ferndale, Michigan Sheet Title: PROPOSED SITE PLAN Project Number: Drawn: AjA Checked: PA Date: Sheet Number: SP1

6 KEY QTY. BOTANICAL NAME COMMON NAME SIZE REMARKS LW 4 LABUTRIUM X WATEREN VOSSII GOLDEN CHAIN TREE 2" CAL. PI PC AR 4 PRUNUS INCISA LITTLE TWIST 7 PYRUS CALLERYANA 'CHANTICLEER' 9 ACER RUBRUM CHERRY, LITTLE TWIST PEAR - CHANTICLEER OCTOBER GLORY MAPLE 2" CAL. 2-1/2" CAL. 2-1/2" CAL. 838 W. Long Lake #250 Bloomfield Hills, MI Fax pai@progressiveassociates.com CC 3 CERCIS CANADENSIS EASTERN REDBUD 2-1/2" CAL. KEY QTY. LOCATION GT 2 GLEDITSIA TRIACANTHOS HONEY LOCUST 2-1/2" CAL. CC PC AR PARKING AREA 14 CK TO 3 39 MALUS PRAIRIFIRE THUJA OCCIDENTALIS 'TECHNY' PRARIE CRAB APPLE TECHNY ARBORVITAE 2" CAL. 4' HGT. GT 2 HE 69 HYDRANGEA 'ENDLESS SUMMER' ENDLESS SUMMER HYDRANGEA 3 GAL. 36" o/c LW PC AR CK 2 GREENBELT HB HS AJ HEMEROCALLIS 'BIG SMILE' HEMEROCALLIS 'STRAWBERRY CANDY' ASTILBE JAPENICA 'MAINZ' "BIG SMILE" DAYLILY "STRAWBERRY CANDY" DAYLILY MAINZ ASTILBE 1 GAL. 1 GAL. 1 GAL. 24" o/c 24" o/c 24" o/c Issued For: PRELIMINARY REFERENCE 5/19/16 PERMIT SITE PLAN REVIEW PROPOSED INDEPENDENT LIVING BUILDING PROPOSED INDEPENDENT LIVING BUILDING Developer: JS CAPITOL GROUP 945 S. Rochester Rd. Ste. 103 Rochester Hills, Michigan Project: PROPOSED ADDITION INDEPENDENT LIVING BUILDING EXISTING ST. JAMES SCHOOL PROPOSED INDEPENDENT LIVING BUILDING WOODWARD SENIOR LIVING ST. JAMES Ferndale, Michigan Sheet Title: LANDSCAPE PLAN NORTH Project Number: Drawn: AjA Checked: PA Date: Sheet Number: LP1

7 838 W. Long Lake #250 Bloomfield Hills, MI Fax Issued For: PRELIMINARY REFERENCE 5/19/16 PERMIT SITE PLAN REVIEW Developer: JS CAPITOL GROUP 945 S. Rochester Rd. Ste. 103 Rochester Hills, Michigan Project: WOODWARD SENIOR LIVING ST. JAMES Ferndale, Michigan Sheet Title: LANDSCAPE DETAILS Project Number: Drawn: AjA Checked: PA Date: Sheet Number: LP2

8 838 W. Long Lake #250 Bloomfield Hills, MI Fax Issued For: SITE PLAN REVIEW EXISTING SCHOOL - TO BE RENOVATED Project: ST. JAMES SCHOOL RENOVATION & ADDITION Ferndale, Michigan Sheet Title: PROPOSED ELEVATIONS Project Number: Drawn: AjA/VC Checked: PA Date: 8/4/16 Sheet Number: EL 1

9 838 W. Long Lake #250 Bloomfield Hills, MI Fax Issued For: SITE PLAN REVIEW Developer: JS CAPITOL GROUP 945 S. Rochester Rd. Ste. 103 Rochester Hills, Michigan Project: WOODWARD SENIOR LIVING ST. JAMES Ferndale, Michigan Sheet Title: MAINTENANCE GARAGE PLAN & ELEVATIONS Project Number: Drawn: VC Checked: PA Date: Sheet Number: G1.0

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13 St. James Living Campus Legend ZONING CBD Central Business District C-3 Extended Business C-2 General Commercial M-2 General Industrial M-1 Limited Industrial MXD-1 Mixed Use 1 MXD-2 Mixed Use 2 R-4 Multiple-Family Residential OS Office/Service R-1 Single Family Residential R-3 Single/Multiple-Family Residential R-2 Single/Two-Family Residential P-1 Vehicle Parking Subject Property

14 CITY OF FERNDALE NOTICE OF PUBLIC HEARING The Ferndale Planning Commission will hold a Public Hearing in the Ferndale Council Chambers, 300 East Nine Mile Road, Wednesday, October 19, 2016 at 7:00 PM, to consider a revised Special Land Use application (Ord. 1087, Article XII, Sec ) submitted by JS Senior Living LLC, for an Assisted Living Facility (Ord. 1087, Sec ) to be located at: Woodward Farms Subdivision [Woodward Farms Subdivision is part of section 34, Town 1 North, Range 11 East, Royal Oak Township, Oakland County Michigan] Lots 10, 11 & 12 (Except for the part taken by Woodward Ave), Lots 13, 14, 15, 16, 17, 18, 19, 20, East 32 ft. of lot 21, and lots 22, 23, 24 and the easterly 11 ft. of 25) Greenwood Park, Chas. H. Collins Addition to City of Detroit [Greenwood Park, Chas. H. Collins Addition to City of Detroit is a subdivision of part of section 34, Town 1 North, Range 11 East, Royal Oak Township, Oakland County Michigan] East 32 ft. of lot 259, and all of lots 257, 258 (Lot 258 subject to building and use restrictions recorded in liber 446, p522, Deed Records), 260, 261, 262 & 263, Lots 264, 265 and 266 (Except for the part taken by Woodward Ave), Lot A [Beginning at the intersection of the center line of Woodward Avenue (66 ft. wide) and the South line of Addition to the Greenwood Park Subdivision in Liber 8 page 18 of plats at point marked "D" on said plat; thence North 24 degrees 52 minutes West along the center line of Woodward Ave ft. to a point, thence south 18 degrees 22 minutes East ft. to a point, thence South 85 degrees 32 minutes East ft. to the place of beginning.] Also all of the vacated alleys lying and being in the rear of all of the above described lands extending Westerly to the rear of all the above described lands extending westerly to the East Line of the Westerly 18 feet of lot 259 extended Southerly to the North line of Lot 21 above described, commonly known as, Our Mother of Perpetual Help St. James Parish Campus. Proposed plans are an amendment to the previously approved special land use application to redevelop the former convent building on the campus. Any resident or property owner may participate in the hearing, or submit written comments to the Community and Economic Development Department prior to Monday, October 18, For more information, please contact the Community and Economic Development Department at Justin Lyons, Planner Community & Economic Development