Board of Adjustment

City of Sand Springs BOARD OF ADJUSTMENT Regular Meeting Decembe「 11, 2017 6:00 p.m. 100 E. B「oadway, Councii chambels Room 203 1. Caiiめ〇両er 2, Attendance 3. CoれSider ADP○○VaI of Minutes of BOA Meetina of November 20 2017 4. SSBOA̲732∴ Board wi= discuss and conside「 approvaI of the ○○quest of MACO Deveiopment Company LLC, tO a=ow a SpeciaI Exception to the Sand Springs Zoning Code, Section 5.02 Tabie l, to aiIowa Senior Housing Compiex (ages 62 and up) on a 14 ac「e tract of land in a RM・2 (Residential Multi‑FamiIy Medium Density) district on a portion of the foi〃owing p「operty iega=y described as: BEG 152O.27W & 5OS NEC NE TH S610 SE432.70 S28O.27 E769.48 N674.17 E283 NELY CRV RT 370.06 NW177・36 WlO70.54 POB SEC 34 19 11 31.O33ACS and commo両y known as lO2 W" 51ct St in Section 34, Township 19 North Range = East. 5" Director s RePOrt 6. Adjou「mTlent 豊薄誌鶉畳㌦豊富蕊清拭群書誓 A第二一〇 Date 園 Sand Springs O K し A H O M A c音TY OF SA‖D §PRl‖頓S 「OOE BroacIwayS仁PO Box338. Sand Sp…gS‑ Oklanoma 74063 Pho[e 9182462500. sa[dsp…gSOko「g S丁AFF REPOR丁‑ SSBOA‑732 TO: Boa「d of AdJuStment Membe「S IVIEE¶NG DATE: December =th, 2011 REQUEST: Specia‑ ExceptlOn tO仙e Sand SprlngS Zon‑ng Code SectlOn 5.02 Table l, tO a=ow a SeniO「 Housing Compiex (ages 62 and up) on a 14 acre tract of iand In a RM‑2 (ResidentiaI Mu阻FamiIy Medium Density) diStrict 」OCA¶ON: 14 aores on a portlOn Of the foliowing property lega時 described as: BEG 152027W & 50S NEC NE TH S610 SE432.70 S28O27 E769.48 N674 17 E283 NELY CRV R丁 370.06 NIN17736 WlO70.54 POB SEC 34 19 11 31 033ACS and commonIy known as IO2 W. 51St st言n Section 34, Township 19 North, Range = East. Site Conditions: 丁he property is zo=ed RM‑2 (Residential Mu阻FamlIy). The p「operty to the east is zoned CS (Comme「ciai Shopping) and RM‑2. The p「operty to the west is zoned RS‑ 4仲UD‑36 which lS Pianned fo「 up to a 42 lot si=gIe‑famtry 「esidential subdIVision. り 旧聞国司富田問間珊寒Ⅲ聞正長J豪ど十 None Avaiiabie Zoninq Code Refe「ences: sectien 5.02 Tabie l of the Zoning Code p「ovides for Duplex Dwe冊ngs (Use Unit 7) to be a=owed by SpeciaI Ex∞Ption. Speciai exceptions may be granted by the Boa「d if the 「equest iS in harmony with the sp冊Of the Zoning Code and does not create a detriment to the neighbo巾ood o「 pubIic good The Board may p‑ace speciflC ∞ndiitrons or safegua「ds upon the 「equest as it sees f"=f approved, the applicant has 2 years to uti=ze the speciai ex∞Ptton・ Staff Recommendation : The subIect P「OPerty WaS Or鳴inaIly zoned fo・ and would aliow fo「 Multi‑Family development to o∞ur. MuItLFamtry zoning wouid ailow fo「 Single‑Fam時Townhouses, Duplexes, and Apartments. The applicant wishes to deveIop a 120 u両Senio「 Housing Page l of2 Development ThiS P「OJeCt WOuid be deveioped out ln a mO「e traditlOnal resIde=tlaI manne「with a maIn St「eet buiit th「ough the deve‑opment connecting 51St st and 53「d st to the south The「e wouid be cluste「lng Of unitS m g「OuPS O「 POds that a「e con=eCted togethe「 aiong the 「oadway The p「o」eCt WOuld be deve10Ped in tWO Phases with 60 unitS eaCh, W‑th the south po巾On belng deveioped firSt The st「uctures would be comp「iSed of slngIe sto「y ga「den styIe apartments These unltS WOuId be comp「lSed of facades that lnCiude 60% brICk wlth slding mate「ほIs used on the 「emainde「 The appIiCant,s p「oposai wouId serve as a t「ansitiOnal use f「om the p「oposed and Planned singIe‑famiiy development to the west, the aI「eady exiSting multi‑StO「y SeniO「 Housing P「o」eCt tO the west and p「oposed Commerciai development on the southwest co「ne「 of HWY 97 and 51St st The Sand Sp「ingS Comp「ehens'Ve Pian designateS thiS a「ea aS a ResidentIai Land Use Category whICh would aliow fo「 ResldentiaI DupIex (RD), Resldentlai Townhome (RT), and Residentiai Muiti‑Famiiy (RM) 'f the p「oposed development lS Part Of an exiSting duplex o「 townhome deveiopment. o「 lf functlOning aS a bu什er between highe「 and iowe「 lntenSIty uSeS SuCh as between singie‑famIiy 「esldentlaI and comme「cial development and lS g「anted a SpecIaI ExceptiOn from the Sand Sp「lngS Boa「d of Ad」uStment The Sand Sp「ingS Zonlng Code aliows fo「 dupIexes to be pe「mitted by SpecIai ExceptiOn ln RM diSt「lCtS ThlS IS due to a mo「e compatlble mlX Ofdenslty that would not necessa「ily be app「op「iate in lowe「 density 「eSidentiai areas Staff feels that the 「equest lS ln ha「mony wlth the spl「it and lntent Of the Zonlng Code and does not c「eate a det「iment tO the neighborhood o「 pubIiC gOOd Staff 「ecommends APPROVAL the Special Except10n 「equeSt aS Submitted 小4語膏 ? cS 雲 RS。3 圭 を AG 巾 毎々 母 巨咋Ct軸 ⊃Q O w」5千・SトS皐S二言三 ∴∵W52S「S Q 登 CS∴ cS A // W531S「S W53STS一,RS。3 .∴ W53PLS 毒 茎 ̀ミ¥ 音○○ 害 w盲曝TS 遠 >こ¥ さく 窒∴∴∴等 量w:二重 U)しい 」∽ く⊃ ヒw55PLS 達 cG W55STS 鱒G くの w54STS ∽ W54CTS LEGEND i」 SandSpringsCo「POrateLimits 当 lu (o '300′Rad′uSZZZ宏S# SSBOA‑732 芋fi4"419‑11廿  皿。, 1卑UBHOUS亡FRONT EL型 2 CLUBHOUSE SiDE ELEVAT10N 1 CLUBHOUSE SIDE EL型〇〇〇〇 5壬」U日HOUSE BACK ELEVA丁l旦L ● SprmgWOOd Vi11age MACO 諸元詣ふよと。mmunity霊sand Springs , OK E誓  ∵皿∴廿∴ニー.主二̲雌に。。。。̲ 1 BLDG TYPE I Fl]ONT ELEVA世辿 2 BLDG IYPE I BACK ELeVAI哩 ● MACO 囲 SprmgVYOQd Vi11age aあunit宅enior Community ih sand Springs , OK 5 BLDG TYPE I TYPICAL END ELeVA哩  MACO DeveIopment Company DeveIopment Summary Springwood Vi11age Sand Springs, Okiahoma Sp「ingwood Viiiage is a proposed new const「uction community comprised of 120 器器ぎf悪霊普請鵠罰薄霊霊‡嵩塁審嵩よれ 嵩霊霊霊霊黒帯霊墨書:霊謹書悪書霊譜ern Part COmPletion and Iease up ofthe fi「st phase, COnSt「uCtion on the second phase wili begin. The enti「e site is cu「rentiy zoned RM‑2, Residential Mu看tifamiiy Medium Density District, Which a=ows ga「den apartments. Springwood VilIage wⅢ meet the requirements of a ̀̀Transitionai Land Use Dist「ict as outiined in the Sand Springs Comprehensive Pian. These singie story garden StyIe senior apartments wi= p「ovide a bu惰er and transition from commerciai a「eas and a three‑StO「y aPartment buiiding along Highway 97 to the planned and current Singie family 「esidentiai units to the immediate west of this site・ The Comprehensive Pian Land Use Designation Map shows this site as Commerciai and the Tabie for Land Use Evaiuation Matrix shows that Residentiai and Transitional Uses a「e a=owed in the RM Base Zoning District. Senior aduit housing has a ve「y Iight impact on traffic counts. According to the lnstitute of Transportation Engineers manuaI, tyPica=y seniors add on‑y minima‑1y to peak hours t「affic, With a 60 unitseniordeveIopment only adding 12 vehicles in the mo「ning peak hourand 17 vehicies in the evening peak hou「. The manuai aiso refIects that daiIy trips for a 60 unit senior deveiopment wi= tota‑ approximate‑y 204. The term ̀̀t「ips当ncIudes the maiiman UPS and other deIivery trucks, traSh t「uck, repairmen vehicles, and 「esident tra請c・ it is anticipated that the fi「st 60 units wi= be COmP‑eted in the 4th quarte「 of 2019 and ‑eased up by June 2020. Sp「ingwood Viiiage wiii be marketed exciusively to and restricted to senior residents 62 and olde「 at or beiow 60% ofthe TuIsa MSA median income. Management of the property w川perform c「iminai background and credit Verifications on a= residents. This is not a Sectjo= 8 property nor does this deveiopment inciude any project based rental assistance. Each apartment wiIi have a washer and dryer range mic「owave, 「efrige「ator, garbage disposaI, Cei=ng fans in the bedrooms and ‑ivjng room, a SeCurity aIarm SyStem and centraI heat and ai「 conditioning" The app‑ia=CeS and HVAC systems W川be Energy Star 「ated・ Many additionaI ene「gy efficient/green buiIding features WiiI be inco「porated into the const「uction. Outdoor areas on the site wiiI have attractive landscaping and the common g「ounds WiII be enhanced with a gazebo Picnic area, and pa「k benches" The bui‑dings wil‑ be attractjveIy designed with brick exteriors of at least 60% brick. A ‑a「ge community bu冊ng w帖nciude a fuliy equipped kitchen area COmme「Cia‑ workout equipment, furnished living room a「ea Office and storage and a storm shelter buiit to FEMA guidelines. A一一Of these amenities a「e fo「 the residents of Sp「ingwood Viiiage oniy. The rents proposed fo「 the first phase of Sp「ingwood ViIiage w川「ange from $525 to $64O per month" Wate「, SeWe「 and t「ash are inciuded in the monthIy rent. An app‑ication w… be submitted to the Ok‑ahoma Housing Finance Agency fo「 federaI tax credits to provide part of the financjng of the development. MACO DeveIopment Company 」LC is the deveioper for this proposal MACO construction巾C., WiiI be the generaI contractor MACO Management Company w川 serve as management agentand Sand Sp「ings Housing Partners GP L」C (100% owned by MACO Properties, LLC) will serve as Gene「al Partne「" The MACO companies own and manage over 12,000 affordabie housing units throughout the Midwest. The MACO companies deveIops apartment communities fo「 iong term OWnerShip and management.  BOARD OF ADJむきT高庇 議霧彊‑‑毛 APPLICAT細ON FOR A SPECiA ADDRESS OF REQUESTED SPECIAL EXCEPTION IO2 W. 51st St「eet BEG 1520i27W&50SNECNETHS610 MACO Development Company, L.L.C. pHONE 573‑448‑30OO .○○ Box68 Ciarkton, MO ,,n 63837 THE BOARD OF ADJUSTM酬T CAN ONしY APP尺OVE A SPECiAしEXCEPTiON AFTER DETERIVIINiNG FrolVI THE ZONING CODE THAT TIIE PARl iCULAR USE REQUESTED ‑S IN ACCORDANCE WITH STATE 」AW (11 O S S̀置くiO‑1 44‑106 an。1he S lil。 Sp…(lS Zo‑1'一1〔i Co.一・・ SI Cl‑on 17 09) l ・i 【 ○○i‑Ii・【a‑ロ′'一ii∋"・ "一ti・'i‑'i‑i]'n〇 一ueS'i‑一Iià【こ・ iE c。。‑n・〇・i . 丁his is a 「equestto buiId garden styIe apartments fo「 seniors on RM̲2 ZOned land, Hou「s of OperatlOn n/a Numbe「 of AntlCIPated Custome「s 60 12O resid〇時8SO ' Amo…t OfA=t‑C'Pated Veh'CUla「 T「afflc aPP「OX 204 (Ofal dally(rlps Numbe「 of Pa「klng Spaces Needed 90 T「afflc/UPS′FedEx pICk輸uPS & del'Ve「leS, etC剛u cchurtl abo O …C時s thc…mbo「$ L,ghts些 3 Has anyone exp「essed opposit‑0n tO y。∪○ ○。qu。S一つと,, s。, Wh。twaS ,he ,。aS。。,