HomeMy WebLinkAbout1989-03-07 Public HearingNUHCi ii PALIE NWA
Notice Is here giro that s Pbblic hearing
will be held IV W City Carei1 of loo City, lar,
at 7:30 IN on if* 7th day of Mwd%, 1900, in the
Civic Canter Council Ownbers IorA Clty, Iar,A, At
vhich hWj the Courcll wild consldr m adiraroe
reiminp a 6.759 Acre peal of land frac RS -5 to
FDI -5 located at the northeast a+adr'Ant of the
Mmw TrA Boulevard ad Banton Street int W -
tion.
Caples of the praposad ordinm are on file
for puhlic waninat on to the Office of the City
Clerk, Civic Center, laws City, lea. Persons
wishing to make their vion 17m for City Council
consideration are amragod to Appear At the &me-
mntionod thm and place.
WAIM K. KAM, CITY CLEW
,377
(1491wal mi.
UMM0191 MW)wtia. IN raef.mw MAMtL
atni;o"M Nmm (taq aiw TOW maumi
mom 0411KOC IU On. i4o
0 11 9i]tRfP B1 71-1 CITY 971!:11 a 19N QTY,
IAA, TINT
StCltQi 1.
The pnna„lwy aa, pian
4i,;,tt i Ip 1 iiypl, In-, W 01)l4 -4*0
rolnta COAMOnluM. lapally 6*,ribd In AtLieei
A, is Mashy approval, Including the
re laaifiutioh of the PWOMy fma Ri-5 to NNS•
3fGIj�1 j1.' _.ltdllAt.lRii. Vulationa fro car
raHliae+nts of Ur 6 taro Mw bean appreved u
i part of this Alin, Ona variations piWtl
A. Twehiry4eeulti-laity units arr*W M
Moven, IMJ•itory, four unit cMjxInhIA
dadlings. The doe111rgs Mn been dislyrd M
a owivo wagsatible with thl single -fatly
dsreaw of surrounding properties IffamaWly
to the north and scat. IN largo setbacks,
ample mounts of open span, and lardacape
fadurn offtktively tntegrtto the dwalogr=
into this single-family net
B. Cluslol nq of condominium ilk . Tho soon
dallinp in located north of Willow Creek an
U* wm suitable portion of the tract for
development, and thereby prorate a more
afficint land use resulting in snullar
neborks of utilities and streets with more
usable upon span being achieved.
C. poductim of payment width and design standard
from a 20 -foot anb and gutter µblit street to
a 22 -foot non -curb and gutter private street.
The reduced pavement width and design standard
still allows the safe and efficient wAme t of
traffic within this relatively small, non -
through street development. The proposed
design will still allow the circulation of
emergency vehicles on the property.
D. No internal sidaaelks. Due to the relatively
small scale of this developwt, the limited
anent of traffic anticipated on the private
drive, and the availability and accessibility
of open space vhidh may serve as an alterative
to sidewalks for pedestrian use, sidewalks are
not regarded as necessary within the
development. The plan provides for the
extension of a crosswalk south of Elliott
Court, frau the proposed single-family
subdivision to the north, to provide access
through the developnent to Benton Street and
Willow Creek Paris to the south.
3?1
Ninan.e No,
Pax t
E. A cartain nnbw of parking spices art allcv,ed
to back directly into the private drive. With
norking pormittad on the ivate dive, taiu
ciag area so dusiged affords unobstructed
slit distances and assures the safe and
efficient movamt of vehicular and pedestrian
traffic in this non -t muo street dcvcicpmnt.
off-street parking is provided at a ratio of
arfoouu�r� spaces per dellirrgg reit, Woe the mount
addThe
Itlanal red parks g ithe sningtendedinance.to cmpasate
for overflow parking situations since on -street
parking is not permitted on Barton Street and
Monson Trek Boulevard so as not to lurden
neighboring residential streets.
SECTION III, REPEALER. All ordinances and parts of
ordinances in conflict with the provisions of this
Ordinance are her* repealed.
SECTION IV. SEVERABILITY. If any section, provi-
sion or part of the Ordinance shall be adjudged to
be invalid or unconstitutional, such adjudication
shall not affect the validity of the Ordinance as a
vtole or any section, provision or part thereof not
adjudged invalid or unconstitutional.
SECTION V. EFFECTIVE DOTE, This Ordinance stall be
in effect after its final passage, approval and
publication as required by law.
Passed and approved this
MAYOR
ATTEST:
MY UEW
Approved as to Form
Legal [>eparUrent w
.--4-ry
It aii rWvdd by. __ 4;W ia%anddd by ___ ina
ttc ardtrance as rea3 6e adopted, Ord upce roll call thdra wcrei
AYES: HAYS: ASSENT,
Ambrisco
Calmar
Courtney
Horowitz
Kubby
Larson
McDonald
First Consideration
Vote for passage;
Second Consideration
Vote for passage,
Date published
37
9
LEGAL DESCRIPTION
WILLOWBROOKE POINTE CONDOMINIUMS
Lot 33 as depicted on the Preliminary Plat of Cameron Subdivision
A portion of the Southeast Quarter of the Nonhwast Quarter (SE 114, NW 114) of Section 17, Township 79 North, Range 6 West of
the Fifth Principal Meridian, being more particularly described as follows:
Commencing at the Center of said Section 17; Thence N88 '23'08"W, 651.50 feet along the South Line of the Northwest quarter
(NW 114) of said Section 17; Thence N01'4423"E, 20.36 feef to the Soufhwestery Corner of Lot 94 of Macbride Addition, Pert
Three, said comer being 35.00 feet normally dislan4 North, of the Centerline of West Benton Street and is the Point of Beginning
of the following described tract; Thence N89'40'21'W, 218.74 feet, along a line 35.00 feet normally distant, North, of the
r Centerline of West Benton Street; Thence N01'19'39'E 19.00 feet: Thence N89'4021'W, 32.00 feet, Thence S01'19'39'W,
19.00 feet to a point 35.00 feet normally distant, North of the Centerline of West Benton Street; Thence N89'40'2PW, 267.87 fee4
a along aline 35.00 feet normally distant, North, of the Centerline of West Benton Sbaet, Thence Northwesterly 39.89 feet, along a
25.00 foot radius curve, concave Nodheastary, whose 35.79 loot chord bears N43'57'59'W, to a point 40.00 feet normally
'n distant, East, of the Centerline of Mormon Trek Boulevard, Thence N0t 04423'E, 277.43 feet, along a line 40.00 feet normally
n distant, East, of said Centedine; Thence S98'15'37"E, 14.00 feet, Thence NOf'44'23'E, 32.00 feet; Thence N88'15'37'W, 14.00
feet to a point 40.00 feet normally distant, East of the Centerline of Mormon Trek Boulevard; Thence N01'44'23'E, 204.03 feet,
along a line 40.00 feet normally d1sten4 East of the Centerline of Mormon Trek Boulevard, Thence S88'15'37"E 319.04 fear
Thence S0l 04423"W, 45.55 feel; Thence S28'15'37"E, 91.10 foes Thence S58'15'37"E, 91.10 feet; Thence S88'15'37"E 91,10
feet Thence N61 '44'2XE, 45.55 leer Thence S89'0328"E, 70.01 feet to a point on the West line of said Macbride Addition, Pad
Three,, Thence Sol '4423'W, 376.96 feet to the Point of Beginning.
Sold tract of land contains 6.735 Acres more or lass and is subject to easements and restrictions of record.
oi-oa-x,1.0.9
u.Poa.yi
,..ra inelesh
..-�%U I1iedG
IA('I
19 r)III
P P.O. 0EPAn_____T&fCNT
STAFF REPORT
To: Planning and Zoning Commission
Prepared by: Barry Beagle
Item: S-8835. Cameron Subdivision.
Date: January 19, 1989
Willowbrooke Pointe Condominiums.
GENERAL INFORMATION:
Applicant:
Bill Happel, Contract
Purchaser
c/o Byers & Happel
510 S. Clinton Street
Iowa City, Iowa 52240
Phone: 354-0581
Requested action:
Preliminary plat and
preliminary Planned
Development Housing (PDH)
and Large Scale Residential
Development (LSRD) plan
approval.
Purpose:
To establish a 32 -lot
single family residential
subdivision and to permit
the development of 28
condominium units.
Location:
Northeast corner of the
intersection of Mormon Trek
Blvd. and Benton Street.
Size:
Preliminary plat (Lots 1-
33): 20.51 acres.
Preliminary PDH & LSRD (Lot
33): 6.759 acres ±.
Comprehensive Plan:
Residential: 2-8 DU/A.
Existing land use and zoning:
Undeveloped; RS -5.
Surrounding land use and zoning:
North - S -F Residential;
RS -5.
South - Undeveloped; RS -8.
Willow Creek Park;
P.
East - S -F. Residential;
RS -5.
West - Neighborhood
Commercial; CN -1.
M -F Residential;
RM -12 & PDN -12.
Applicable regulations:
Provisions of the Zoning
Ordinance, PDH zone,
37�
Page 2
File date:
45 -day limitation period:
SPECIAL INFORMATION:
Public utilities:
Public services:
Transportation:
Physical characteristics:
BACKGROUND:
Subdivision Regulations,
Floodplain Management
Ordinance and Stormwater
Management Ordinance.
December 28, 1988.
February 13, 1989.
Adequate public water and
sewer service is available.
Police and fire protection
are available. Sanitation
service for the single-
family lots will be
provided by the City, with
the condominium units
served by a private hauler.
Vehicular access to the
single-family residences is
available via Mormon Trek
Blvd. and Spencer Drive;
access to the condominium
units is via Benton Street.
The site is moderately
sloping, draining to the
south into Willow Creek
which passes through the
southwest portion of the
development.
The applicant is requesting approval of a preliminary plat to establish a
20.51 acre, 33 -lot residential subdivision known as Cameron Subdivision.
The proposed subdivision is located at the intersection of two (2) primary
arterial streets, Mormon Trek Blvd. and Benton Street, and located at the
boundary of medium to high density residential development to the west and
low to medium density residential development to the east. The proposed
development is comprised of two (2) distinct parts with the northern 13.751
acres subdivided into 32 single-family residential lots averaging ap-
proximately 18,921 square feet per lot. For property in the RS -5 zone, a
minimum lot area per unit of 8,000 square feet is required. The southern
6.759 acres, Lot 33, is proposed to be rezoned to the PDN -5, Planned
Development Housing Overlay, Zone. The accompanying preliminary PDH & LSRD
plan proposes the construction of seven (7), two (2) story, four (4) unit
condominium dwellings, known as Willowbrooke Pointe Condominiums. The
377
Page 3
proposed development is to
Street. The gross density
square feet per unit with
space/stormwater management
ANALYSIS:
be accessible from a private drive off Benton
of the PDH including right-of-way is 10,267
the greatest land area devoted to an open
area.
Since both requests require separate action, they will be evaluated indepen-
dently.
Preliminary Plat:
The preliminary plat is in substantial compliance with the requirements of
the Zoning Ordinance and the design standards of the Subdivision Regula-
tions. A review of specific features of the plat follows.
Street Patterns. Vehicular access to the 32 single-family residential lots
will be separate and distinct from access to Lot 33 which is intended for
condominium development. Access to the single-family lots will be provided
by the extension of Spencer Drive from the residential development to the
east and from a new public street intersection with Mormon Trek Blvd. The
condominium dwellings on lot 33 are to be served by a 22 -foot private drive
intersecting with Benton Street. The subdivision has purposely been
designed with no vehicular integration between the single-family lots and
the condominium dwellings. The proposed street layout recognizes the
distinctions between the two (2) residential areas with the lack of vehicu-
lar integration intended to minimize any potential conflicts and traffic
congestion.
As with all residential areas, local street patterns should be designed to
minimize the possibility of external pass-through traffic. By the proposed
design only the residents of the neighborhoods and their guests should
constitute the majority of traffic in their respective neighborhoods. Not
providing vehicular integration between the two (2) areas eliminates the
possibility of motorists cutting through the development to by-pass the
Mormon Trek Blvd./Benton Street intersection. With the intersection being
controlled by traffic signals, separating the two (2) areas becomes even
more important since motorists have a tendency to cut through residential
areas, bypassing signalized intersections, thinking they will save time.
The applicant has chosen a discontinuous street pattern in the single-family
portion of the subdivision. More specifically, Spencer Drive does not
continue uninterrupted through the subdivision to Mormon Trek Blvd. The
discontinuous street pattern is intended to minimize the possibility of
pass-through traffic from outside the subdivision. Local streets are to be
designed so as to discourage the possibility of pass-through traffic and the
proposed off -set between Cameron Way and Spencer Drive should serve that
purpose.
Lot Lesion. The proposed single-family residential lots are on average two
(2) times larger than the minimum lot size requirement of the RS -5 zone.
The location and size of the proposed lots are consistent with the character
and design of adjoining single-family residential areas to the north and
3 �9
Page 4
east. Lot 33 is the exception due to its large size and separation from the
other lots. Should the PDH plan for this lot not be approved, the plat
should be revised to incorporate this lot into the subdivision. Platting of
the subdivision as submitted will make it difficult to integrate this lot
with the other single-family lots and may create a difficult land use issue
in the future should the PDH plan not be approved.
Floodplain Management A substantial portion of Lot 33 is consumed by the
floodplain of Willow Creek. The floodplain consists of a floodway, which
cannot be built on, and a 100 -year floodplain on which development is
permitted provided adequate flood protection measures are taken. Section
11-10(b)(2) of the Floodplain Management Ordinance requires residential
buildings to have the lowest floor, including basement, to be elevated a
minimum of one (I) foot above the 100 -year flood elevation. The preliminary
PDH and LSRD plan identifies six (6) of the seven (7) condominium dwellings
as located within the 100 -year floodplain. The plat notes the 100 -year
elevation ranges from 693.2 to 694.5 feet. The preliminary PHD and LSRD
plan indicates all structures will be elevated at least one (1) foot above
the base flood elevation. No structures or improvements are shown in the
floodway.
Stormwater Manaaement Lot 33 will contain the stormwater management
facility for the subdivision. Preliminary stormwater calculations for the
development have been submitted and are currently under review by the Public
Works Department.
Sidewalks. The typical street section indicates that the internal street
system serving the single-family lots will provide for sidewalks on both
sides of the street. The plat notes that an eight (8) foot sidewalk will be
provided along the subdivision frontage with Mormon Trek Blvd. The proposed
sidewalk is a continuation of an existing four (4) foot sidewalk terminating
at the northern boundary of the subdivision. Continuation of the sidewalk
is complicated by the change in right-of-way width on Mormon Trek Blvd. from
50 feet east of centerline to the north and 40 feet east of centerline along
the subdivision's frontage. Because of this variation, it is not physically
possible to provide for the continuation of the sidewalk in the public
right-of-way. To compensate for the change in right-of-way width, the plat
provides for the dedication of additional right-of-way at the northwest
corner of Lot 26 to allow for the continuation of the sidewalk in the public
right-of-way. The proposed eight (8) foot width is coincident with the
sidewalk adjacent to Ty'n Cae Subdivision which was intended to serve
pedestrian and bicycle traffic.
The City may require crosswalks be provided in long blocks or other loca-
tions where excessive out distance travel is required. The plat provides
for the extension of a four (4) foot sidewalk south of Elliot Court, between
Lots 11 and 12, to provide access through the condominium development to
Benton Street and Willow Creek Park to the south. The crosswalk will be
required to be dedicated to the City with final plat approval. Legal papers
accompanying the final plat should provide for the improvement of the eight
(8) foot sidewalk on Mormon Trek Blvd. and crosswalk up front with the
installation of street paving and other city utilities.
3 71
Page 5
Preliminary PDH & LSRD Plan:
The applicant is requesting preliminary PDH & LSRD plan approval under the
Planned Development Housing Overlay (PDH) Zone to permit the development of
seven (7), two (2) story, four (4) unit condominium dwellings on a 6.759
acre tract known as Willowbrooke Pointe Condominiums. LSRD plan approval is
required to construct a multi -residential building or buildings built upon a
separate tract greater than two (2) acres. The preliminary plan has been
prepared in accordance with the PDH and LSRD plan requirements. The subject
parcel, Lot 33, is located at the intersection of two arterial streets and
at the boundary separating low to medium density residential development to
the east and medium to high density residential development to the west. In
addition, a substantial portion of the lot is consumed by the floodway of
Willow Creek which severely diminishes the buildable area of the parcel.
The combination of these factors has a great influence on the suitability of
this parcel to develop as a conventional single-family residential sub-
division as presently zoned. It is for these reasons the applicant seeks to
develop the property in accordance with the development flexibility per-
mitted by the PDH zone.
The PDH Zone was established to permit flexibility in the use and design of
structures and land in situations where a conventional development may be
inappropriate. The zone allows for the use and development of a tract of
land to vary from the conventional requirements of the underlying zone
provided sufficient consideration is given to the impact of the use on the
particular tract and the effects of that development on surrounding proper-
ty. To assure the project is compatible with neighboring properties,
approval is conditioned upon the acceptance of a preliminary PDH plan.
Approval of the zoning of the land to a PDH zone shall constitute approval
of the preliminary plan which shall list all requested variations from the
requirements of the underlying zone. Final PDH plan approval shall be by
administrative review.
Through the concept of cluster housing, the applicant has arranged the
dwellings in closely related groups. Housing clusters allow higher den-
sities in areas of the tract which are more suitable for development,
resulting in more efficient land use with smaller networks of utilities and
streets. As a result of clustering, more usable open space can be achieved
and significant natural features of the tract can be preserved. Although
housing units may be clustered on a smaller area of the tract, the maximum
permitted density of the project cannot exceed the permitted density of the
underlying zone, RS -5.
Dwellino Unit Density. If the area of Lot 33 were to develop in a conven-
tional manner in accordance with the requirements of the RS -5 Zone, the
owner would be allowed to develop up to 36 lots for single-family dwellings.
From a practical standpoint however, far fewer single-family residential
lots could be achieved due to the floodway of Willow Creek which greatly
reduces the buildable area of the tract. To maximize efficiency in the
development of the lot while preserving larger areas for open space, the
applicant proposes to construct 28 multi -family units and to arrange the
units in seven (7), four (4) unit condominium dwellings located north of
Willow Creek. The overall dwelling unit density for PDH projects is based
379
Page 6
upon the total land area of the project, minus public and private right-of-
way, divided by the dwelling unit density of the underlying zone. In this
case, a maximum of 34 dwelling units would be allowed (6.759 acres (294,430
sq. ft.) - 19,800 sq. ft. = 274,630 sq. ft. / (8,000 sq. ft./unit) = 34
units). The applicant proposes 28 units for an overall dwelling unit
density of 9,808 square feet per unit.
Open Space. After deleting the area of the proposed dwellings, private
drive, and parking areas, approximately 5.052 acres or 74.7% of the total
land area of the project is devoted to open space. Most of this area
includes the proposed stormwater management facility which is designated a
common open space area. In developing the stormwater management facility,
the area along Willow Creek is to be excavated to create a wide, flat bottom
basin with a shallow drainageway. Once completed, the entire area of the
stormwater facility is to be seeded and maintained in a park like manner. A
legally binding instrument is required to be submitted at the time of final
PDH plan application setting forth the procedures to be followed in main-
taining the private open space and the means for financing maintenance
costs.
Project Design. The use and design of the dwellings and overall project
design must be compatible with surrounding land use patterns. PDH projects
including multi -family structures, when located adjacent to existing single-
family dwelling, are to be designed so that each structure is sited,
landscaped and screened to harmoniously integrate the project with the
surrounding neighborhood. The two-story condominium dwellings combine brick
fronts, permanent horizontal lap siding, second story dormers, and two-story
bay windows on one (1) side to create a general appearance characteristic of
neighboring single-family properties. (See attached building elevation and
floor plan.) Only one (1) of the seven (7) dwellings is located in close
proximity to the single-family subdivision to the east. The bay windowed
side of this dwelling will be setback approximately 28 -feet from the east
property line and will include additional tree plantings to obscure the view
of the structure. Three (3) dwellings are to rear upon the proposed single-
family lots to the north and be set back between 25 to 30 feet. The
exterior appearance and additional tree plantings should effectively
integrate these dwellings with the seven (7) adjoining single-family
residential lots.
Most of the proposed dwellings have been sited to maximize views of the
Willow Creek common open space area and not conflict with the exterior
activity areas of adjoining buildings. In addition to the Willow Creek open
space area, the physical appearance of the site will be further enhanced
through landscaping and screening.
Landscaping. The requirements for right-of-way, residential building
coverage and parking area trees applies to this development. Over 80 trees
are required to be planted on-site in accordance with the right-of-way and
residential building coverage tree standards. The location and placement of
these trees are in compliance with the Tree Ordinance and provide additional
screening between this development and the residential subdivision to the
east. In addition, 18 of the parking spaces are within 50 -feet of abutting
lots with residential uses which require four (4) or fewer parking spaces.
The Tree Ordinance requires that the portion of the parking areas within 50-
379
Page 7
feet of such abutting residential lots be screened from view. Additional
tree plantings have been provided around these spaces and provide an
adequate screen.
Off -Street Parking. At a ratio of two (2) parking spaces per condominium
unit, a total of 56 off-street parking spaces must be provided for the 28
units in the development. A minimum of four (4) parking spaces per unit,
for a total of 112 off-street parking spaces has been provided. Since on -
street parking is not allowed on either Mormon Trek Blvd. or Benton Street,
the additional parking was provided to accommodate overflow parking for
special occasions and not to burden neighboring residential streets. Forty-
two of the parking spaces will be enclosed within garage space units which
are a part of each dwelling. Each dwelling is provided with six (6) garage
spaces for the occupants of that dwelling.
Access. Vehicular access to the development will be limited to a private
drive known as Willowbrooke Lane which intersects with Benton Street at the
southeast corner of the tract. The 22 -foot wide drive is to be centered
within a 40 -foot wide access and utility easement. The private drive is to
be constructed of six (6) inches of portland concrete cement over a com-
pacted base, without curbs and gutter. The pavement surface is to be
constructed with a two (2) percent inverted surface to collect stormwater
runoff and carry it to one of two storm sewer inlets within the drive. The
design and construction of the proposed private drive is adequate to serve
the needs of this development. To minimize congestion due to the narrow
design width of the drive, the private drive is to be posted to prohibit
parking on the drive. Since no parking is permitted on the drive, and due
to the limited scale of this development, sidewalks within the development
are not regarded as necessary.
The proposed plan is in substantial compliance with the requirements of the
LSRO plan regulations.
Sanitation and Postal Service. Sanitation service is to be provided by a
private hauler. The plan notes that garbage pick-up from individual
buildings is planned, similar to that provided in conventional single-family
neighborhoods. If this method of garbage pick-up is unable to be arranged
with a private hauler, three (3) dumpsters are shown at different locations
along the private drive. Staff finds the proposed locations and screening
to be acceptable.
With respect to postal service, the plan notes that pick-up and delivery
will be provided from either a central bank of mail boxes for all 28 -units
at the entry to the development or from mail boxes at the curbside for each
building. The applicant is presently working with the Post Office to
determine which method of postal service will be provided. Prior to
preliminary plan approval, the plan will need to be revised to show the
method selected. If postal service is to be provided from a central bank of
mail boxes located near the entry, the location and design of this area will
need to be reflected on the plan.
Economic Impact. Given the value of comparable single-family development in
the near residential area, the assessed value of each of the 32 single-
family lots in the proposed subdivision, including residence, is approxi -
07?
Page 8
mately $109,780. For tax purposes, the value of residential uses within
this tax year are rolled back to 80.5966% of their assessed values. The
City tax levy imposed upon a residential use within the city is
$11.69523/51,000 of assessed valuation. Assuming a lot in the proposed
subdivision is developed, the amount of tax due on that property this year
would be approximately $1,035. IF all 32 lots in the subdivision were
developed today, the City would realize an annual increase in the tax base
of approximately $33,120. For the condominium development, the estimated
value of construction of all seven (7) dwellings, excluding land cost, is
approximately $2,450,000. If developed today, the project would generate
approximately $28,653 in annual City tax revenues.
For the entire subdivision, indirect City costs such as garbage pickup,
maintenance of streets and police and fire protection will be incurred. A
direct cost will be realized with the construction of the eight (8) foot
sidewalk on Mormon Trek Blvd. with the City sharing half the cost. The
subdivision will not, however, adversely impact the City's ability to
provide municipal services.
STAFF RECOMMENDATION:
Staff recommends that consideration of the preliminary plat of Cameron
Subdivision be approved subject to the requirement that should the prelimi-
nary PDH & LSRD plan for Willowbrooke Pointe Condominiums not be approved,
the preliminary plat of Cameron Subdivision be revised to incorporated Lot
33 as a part of the subdivision. Staff recommends consideration of the
preliminary PDH & LSRD plan for Wil
lowbrooke Pointe Condominiums be deferred
pending resolution of the proposed method of postal service and identifica-
tion on the plan. Upon resolution of this deficiency, staff recommends the
preliminary PDH and LSRD plan be approved.
ATTACHMENTS:
1. Location Map.
2. Developer's Project Description.
3. Proposed Building Elevations and Floor Plan.
4. Preliminary Plat for Cameron Subdivision.
S. Preliminary PDH & LSRD Plan for.Willow.Creek Pointe Condominiums.
l
Approved By1G�1'i�t l�C_ cJ
Donald Sc meiser, Director
Department of Planning and
Program Development
379
LOCATION MAP
Cameron Subdivision
S-8835
Willowbrooke Pointe Condominiums
Z-8901
January 6, 1989
Mr. Thomas Scott
Chairperson
Civic Center
410 E. Washington
Iowa City, Ia. 52240
Re: N.E. Corner of Morman Trek Blvd. and Benton Street. Zoning request for
POH-5 from RS5.
To: Commissioners
Our intent is to develope this 6.6 acres M/L parcel with seven buildings with
four units per building. Total density would be 28 units.
These units would be marketed as condo uints and an association would be formed
to handle care and maintenance of the entire 6.6 acres M/L. The drive through
the developement would be a private drive.
The condo association would also have the responsibility to maintain the water
retention area to the south.
These units are projected to market at a price range between $80,000 & $95,000
per unit. The units will be a mixture of two & three bedroom with one and two
stall garages, per unit.
In our market study we have found a definite void of available condos in this
price range. The price range targets the market to owner occupied units.
Given a fair rate of return on investment, Condo Assoc. and property taxes
would discourage these units from becoming rental units. Rents would be in
the $650 - $950 range.
The market range we have established would also discourage the general student
market. We anticipate our market will be generally professional residents or
retired couples who no longer desire the single family residence style of liv-
ing.
In keeping with the present assessed values of the adjoining single family prop-
perty owners to the east, $88,000 and up, we feel this zoning request would not
in any way devalue the surrounding property.
Willow Creek Pointe Condominiums will be a definite asset to the neighborhood
and Iowa City.
3 79
I will be more than happy to meet or speak individually with you at any
time for additional clarification or information.
Sincerely,
Bill Happel
Byers & Happel Realtors
510 S. Clinton
Iowa City, Ia. 52240
Inside:
— Central air conditioning
— Insulated tempered thermobreak atrium doors with
screens
— Premium hardware
— Wall.towall carpeting
— Decorator light fbaures
— Insulated windows with storms and screens
Outside:
— 0.rr 50% open space of landscaped and sodded
greenbelts
— "Privacy" concrete patios
—'Relaxer' bakonles
— Asphalt driveways
— Brick and aluminum exteriors
U91113m and storage:
— Individual utility rooms
— 100 amp 220 volt service with circuit breakers
—Autornadc gas-fired, forced air furnaces
1 — Automatic, Stw-lined, 40 gallon water heaters
— Vents for dryers
— Individual garages with extra storage space
Your monthly assessment provides you with:
— Malmerarlce of Common areas and exterior lighting of
buildings, driveways, green spaces, walks and interior
common halls
— Lawn cutting, feruluing, shrub and tree trimming
— Snow clearanceof walks and driveways
— Liability and casualty i tsurance on common property
— Management and administrative services for condo,
minlum association
There's luxury everywhere
you look
Mchens:
— Quality kitchen cabinets
— Sectrlc ranges with hood fan
— Double bowl stainless steel sink
— Unidevel faucet control
— Built-in dishwasher
— Built -In garbage disposer
— Rolled edge decorator counter tops
— Sunny, brew last rooms
Baths'and Closets:
— Tub showers
— Vanities In every bath
— Linen closets
- Walk-in closets In every master bedroom
•11
11111 1 C
•I Y�1
IA Y
_ • 111
YII • O Il 1V •1•
•1• I I YI•
W
•Y. 01\
no,
Y\
3 ?9,
Johnson County Council of Governments
IW 410 E.Msniratcn St. lama 0[y L -. Ax,' 52240
rrrr 0r
0
Date: January 31, 1989
To: Barry Beagle
From: Jeff Davidson
Re: Willow Brooke Pointe Condominium Development Proposal
Following is a brief estimate of the traffic impacts to the Benton
Street/Mormon Trek Boulevard intersection resulting from the proposed 28 -
unit Willow Brooke Pointe condominium development.
The ITE Trip Generation manual lists an average daily trip rate of 5.2 for
ITE land use code #230: Condominium Residential. As expected, this rate
is lower than the rate for single-family detached units since the units
are smaller and typically have less people and vehicles per unit. The 28 -
unit development is projected to generate 146 vehicle trips per day at
full development.
More important than the raw trip generation figures is the assessment of
how this volume will be incorporated into the Benton Street and Mormon
Trek Boulevard traffic streams. In 1986 JCCOG conducted a traffic
capacity analysis of the Benton Street corridor. This study projected
traffic conditions to the year 2000 and assessed capacity and delay. The
Cameron Subdivision parcel was included in the analysis of future traffic
conditions. It was projected to develop as RS -5 property, which
overstates traffic conditions compared to the current PDH plan.
The report indicated existing roadway capacity would be adequate for
traffic projected at year 2000 development. Projected delay was
calculated at Level of Service B. The study concluded that a capacity
expansion of Benton Street was not necessary in the vicinity of Mormon
Trek Boulevard, although separation of intersection turning movements
would be desirable at some point in the future.
Contact me if you have any questions regarding this matter.
cc: Karin Franklin
bj/pc2
379
City of Iowa City
MEMORANDUM
Date: February 10, 1989
To: Planning and Zoning Commission
From: Barry Beagle, Associate Planner
Re: S-8835. Willowbrooke Pointe Condominiums
Cameron Subdivision
A revised preliminary plat of Cameron Subdivision and preliminary PDH & LSRD plan
of Willowbrooke Pointe Condominiums were submitted at the January 30, 1989,
informal meeting. The deficiencies noted in the February 2, 1989, staff report
have been resolved with the submission of the revised plat and plan.
Section 36-48(c) of the Planned Development Housing Overlay (OPDH) Zone requires
the Planning and Zoning Commission to prepare a written report of its findings
to substantiate to the City Council its recommendations regarding the preliminary
PDN plan. The report shall address the following:
"...that the variances in setbacks, lot area requirements, building
heights, building types, sizes of buildings and the combination of
land uses will be in the public interest in harmony with the
purposes of this chapter and other building regulations of the City
and will not adversely affect nearby properties; and that the
parking requirements of this chapter otherwise prevailing in the
zone have not been reduced."
Enclosed for Commission consideration is a draft Summary Report. Please review
the context and scope of the report in relation to the Commission's findings for
recommending approval of the preliminary PDH plan for Willowbrooke Pointe
Condominiums and the statement quoted above. Should the preliminary PDH plan
not be recommended for approval, the Commission can dispense with the report.
Otherwise, the report will accompany the packet of information submitted to the
City Council.
Enc.
bj/pc2
,671
6911. YId3t44911 1
Date: February 16, 1989
To: City Council
From: Planning & Zoning Commission
Item: S-8835. Willowbrooke Pointe Condominiums.
APPLICATION INFORMATION
Applicant:
Byers & Happel, Inc.
510 S. Clinton St.
Iowa City, Iowa 52240
Requested Action:
Preliminary Planned Development Housing Overlay
(OPDH-5) Plan approval.
Location:
Northeast quadrant of the Benton Street and Mormon
Trek Boulevard intersection.
Existing Zoning:
RS -5, Low Density Single -Family Residential Zone.
Character of Neighborhood:
The subject parcel is located in an established
yet developing residential neighborhood between
multi -family residential (RM -12 & PDH -12) and
neighborhood commercial (CN -1) development to the
west and single-family development (RS -5 & PDH -8)
to the east.
Project Proposal:
To develop seven (7), two (2) story, four (4) unit
condominium dwellings on a 6.759 acre parcel known
as Willowbrooke Pointe Condominiums. The applicant
seeks development flexibility of the PDH Zone to
enable the clustering of dwelling units in areas
suitable for development while conserving the
natural features and undevelopable portions of the
site for common open space. The four (4) unit
condominium dwellings vary in building type and
use from that permitted in the RS -5 zone, however,
results in a development density of 9,808 square
feet per dwelling unit which is less than the
maximum permitted density of the RS -5 zone of 8,000
square feet per dwelling unit.
PLANNING AND ZONING COMMISSION
RECOMMENDATION
Date of Recommendation: February
16, 1989
Recommendation: Approval.
3 79
I
Recommended Variations and Findings: The Commission finds the following
variances from the requirements of the underlying zone (RS -5), including the
project design, to be consistent with the intent and purpose of the Zoning Ordi-
nance and Comprehensive Plan and compatible with the neighborhood in which the
project is located:
Land Use:
Use Modification: The project consists of seven (7), two (2) story,
four (4) unit condominium dwellings constructed on a 6.759 acre
parcel located at the northeast quadrant of the Benton Street and
Mormon Trek Boulevard intersection. In the RS -5 zone, multi -family
dwellings are not a permitted use. The proposed dwellings, however,
have been designed with consideration given to reducing the impacts
of this use on the parcel itself and to lessening its effects on
surrounding residential properties.
The proposed two-story dwellings combine brick fronts, permanent
horizontal lap siding, second story dormers and two-story bay windows
on one side to create a general appearance characteristic of
neighboring single-family properties. The large setbacks, ample
amounts of open space, and landscape features of the site effectively
integrate the development into the single-family neighborhood to the
east.
b. Project Design: The project has been designed so that each structure
is sited, landscaped, and screened to mitigate any negative impact
upon the surrounding neighborhood. Under a conventional single-
family subdivision, a maximum of 36 residential lots could be
platted. From a practical standpoint, however, far fewer lots could
be realized due primarily to the limitations of the floodway of
Willow Creek which drastically reduces the buildable area of the
parcel. Based upon the design of the proposed PDH project, a maximum
of 34 dwelling units could be realized. The plan, however, provides
for 28 multi -family units arranged in seven (7), four (4) unit
condominium dwellings at a density of 9,808 square feet per unit or
4.4 dwelling units per acre.
The dwellings are clustered on the most suitable portion of the site
north of Willow Creek, resulting in approximately 5.0 acres or 75%
of the site devoted to common open space. Most of the dwellings have
been sited to maximize views of the Willow Creek open space area and
minimize conflict with neighboring properties. To further minimize
the effect of this land use change an neighboring properties, the
plan employs ample use of landscape and screening materials both
within and along the perimeter of the development. Overall, the
character, density and design of the plan effectively integrate the
development into the neighborhood.
Street Standards and Specifications:
a. Reduced Design Width and Pavement Standards: Vehicular access to
the development is limited to a private drive known as Willowbrooke
Lane which intersects with Benton Street. According to the plan,
379
the pavement width of this cul-de-sac street would be reduced from
28 feet with curb and gutter to a 22 -foot non -curb and guttered
street with a two (2) percent inverted crown. The Commission finds
that a 22 -foot private drive within this relatively small, non -
through street development to provide safe and efficient movement
of traffic.
Sidewalks: Due to the relatively small scale of this development,
sidewalks within the development are not regarded as necessary. The
limited amount of anticipated traffic on the private drive and the
availability and accessibility of common open space within the
development may serve as alternatives to the use of sidewalks.
The plan also provides pedestrian access between the condominium
development and the proposed single-family lots to the north. To
eliminate excessive out distance travel, a four (4) foot sidewalk
will be extended south of Elliot Court, between Lots 11 and 12, to
provide access through Willowbrooke Pointe Condominiums to Benton
Street and Willow Creek Park to the south.
Off -Street Parking:
A total of 56 off-street parking spaces are required for the 26 dwelling
units proposed. The plan provides, however, for a total of 112 parking
spaces, 42 of which will be located in garage spaces incorporated into the
design of each dwelling. The additional parking is provided to accommodate
for overflow parking during special occasions since on -street parking is
not allowed on either Benton Street or Mormon Trek Boulevard.
In a conventional development, no parking may be designed in which exiting
from a parking area would require backing into a street. A certain number
of parking spaces are, however, designed in such a fashion. However, it
is the Commission's finding that due to the relatively small scale of the
development, to the unobstructed site distances from the proposed parking
spaces and that no parking will be permitted on the private drive, and to
the fact that the street proposed is a private drive, this design is not
expected to be detrimental to the safe and efficient movement of vehicular
and pedestrian traffic.
3 79
DANIEL BRAY
February 3, 1989
Mr. Thomas Scott
Chairman
Planning & Zoning Commission
Iowa City, Iowa 52240
Dear Mr. Scott:
732 SPENCER DRIVE
IOWA CITY, IOWA 52240
319.351-6580
I will be unable to attend both the informal and formal
meetings concerning a proposed plat and a planned housing
development for the area northeast of the intersection of Mormon
Trek, and Benton Street. Please accept this letter in place of my
personal appearance.
Last year a majority of my neighbors expressed opposition to
the development of any commercial use in this residential area.
Throughout the thoughtful public discussions we were impressed
wiLh the responsiveness of each of the commission members. This
new development proposal does not present the significant issues
previously presented with a commercial development. I think it
can be said that this propgsed development is definitely more
consistent with existing single family use. There are however
several aspects of the proposal which deserve continued scrutiny.
1. Every effort should be made to assure that the planned
development housing proposal and the platted lots to
the north begin construction at the same time. It
would be regrettable if the planned development housing
proposal were built first nna, fnr some yea unctated
reason, the land to the north was not developed as
proposed.
2. The vegetation screening required as part of the
planned development housing should become an ongoing
maintenance and replacement obligation of the
condominium association. This could be done as part of
the initial condominium declarations.
3. The exact exterior elevations and design should be
sufficiently detailed as to require total compliance
during construction. The exterior design of the
particular units proposed are compatible with single
family use, particularly because of the single entrance
and the exterior look of a two story single family
3 79
ilANIEL BRAY
Mr. Thomas Scott
February 3, 1989
Page 2
732 SPENCER DRIVE
IOWA CrrY, IOWA $2240
319.351.6580
residence. Strict compliance with the approved design
must be assured.
The location of services, such as street lighting,
garbage dumpsters, mailboxes, etc. should be located
and designed in such a way as to be consistent with the
existing character of a single family residential
neighborhood.
u'oluo ui>ou5sla.n should be given co reducing the numoer
of condominium units by one and the private drive
entrance moved further to the west.
While some of my neighbors have expressed a wish that the
entire area would be developed as single family detached
residences, many find this proposal within the acceptable range
of options. There are several features of the proposal which
show sensitivity to the existing single family character. I
particularly refer to the street design in the north area and the
exterior design of the condominiums in,the south area.
Iowa City is indeed fortunate to have the sensitive citizen
involvement of your commission and the professional approach of
your staff. Thank you for your thoughtful consideration of the
development surrounding our neighborhood. .
Ver truly yours,
4'�j1A
Daniel L. Bray
DLB/cg
uc. William ::appal.
Joseph Jbynt
lb/scott
3 79
kv
7 March 1989
Mayor John McDonald
and Members of the Iowa City Council
410 E. Washington St.
Iowa City, Iowa 52240
Dear Mayor McDonald and Council:
Because of a prior commitment, we are unable to attend this meeting
in person. However, we would like to go on record as being opposed
to the reclassifying of the parcel of land being called Lot 33 of
Cameron Subdivision to accommodate the four-plex condominiums being
called Willowbrooke Pointe Condominiums.
Last week, while reading about the discussion regarding the Westport
Mall, the Press -Citizen quoted Don Schmeiser, director of planning
and program development as saying "It's up to the applicant to justify
to us that indeed this area should be reclassified. To date they have
not." We would like to know the justification for reclassifiying Lot
33 of Cameron Subdivision. It seems to us, that the Committee who
prepared the 1983 Comprehensive Plan Update gave considerable thought
to what this undeveloped land would best be suited for in the future.
They decided RS -5.
Many of our neighbors purchased their lots and built homes assured
ithat this land was zoned RS -5. Assured that their homes would be backed
up to other homes. Assured that we would be a neighborhood of similar
housing, landscaping, and lifestyles.
The developer of this project was also very aware that the land was
classified RS -5. Last summer, when he petitioned to rezone it to
commercial, he became aware of how strongly the neighborhood felt
i that this land remain RS -5. He eventually withdrew his petition. Now
he is attempting to reclassify it again to accommodate multiple family
housing. He has not even given RS -5 lots a chance on the market.
We are just private citizens. Our homes are probably the largest
personal investment we will ever make. We are a neighborhood of
owner -occupied homes. We take pride in our homes, our yards, our streets.
_ We are not opposed to developing this land. We would just like to see
it developed in a manner similar to the existing neighborhood. We
are trying to protect our investments.
If you have any questions, please feel free to contact us. Thank you
for your time and consideration.
Very truly yours,
R Wandlin g \
2225 MacBride Drive v
Iowa City, Iowa 52246
Genc Wandling
2225 MacBride Drive
Iowa City, Iowa 52246
379
U
NOTICE OF PLBLIC FEARING
TO ALL TAXPAYERS OF THE CITY OF IoA CITY, IDA AD
TO OTHER PERSONS INTERIM
Public notice is hereby given that the City of
Iona City, Iowa, will conduct a public hearing on
the City's FY90 Iowa DDI State Transit Assistance
grant application. This application will be for
state fads to be used in operating and/or purdias-
ing capital items for Iowa City Transit dung FFJO.
Said application will also include a listing of
projects to be applied for in Ff90 from the INfA
Section 9 program. The LHfA Section 9 program
provides federal fads to be used for the operating
and capital needs of Icwa City Transit.
Said public hearing will be held at 7:30 p.m. on
%rdn 7, 1989, in the Council Chambers, Iowa City
Civic Center.
A preliminary application will be onsof
March 1, 1989, at the JCCOG Transportation
Pla
Division Office, 325 E. Washington Street, Iowa
City, and may be inspected by persons interested.
Any questions or comments regarding said application
or public hearing should be directed to Jeff
Davidson, JCCOG Transportation Flamer (319/356-
5252). at said meting
Any persons interested may appear of making
the City Council for the purpose
objections or moments to said document. This
notice is given by the City Council of the City of
Ima City, Ias.
h AIM K. KAM, CITY WX
cm OF IOWA cm, IM
ME
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT
AND ESTIMATED COST FOR THE
BENTON STREET BRIDGE WIDENING PROJECT
M-4044(1)--81-52
IN THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA CITY,
IOWA, AND TO OTHER PERSONS INTERESTED:
Public notice is hereby given that the
City Council of the City of Iowa City,
Iowa, will conduct a public hearing on
plans, specifications, form of contract and
estimated cost for the construction of the
Benton Street Bridge Widening Project M-
4044(1)--81-52 in said City at 7:30 p.m. on
the 7th day of March, 1989, said meeting
to be held in the Council Chambers in the
Civic Center in said City.
Said plans, specifications, form of
contract and estimated cost are now on file
in the office of the City Clerk in the
Civic Center in Iowa City, Iowa, and may be
inspected by any persons interested.
Any persons interested may appear at
said meeting of the City Council for the
purpose of making objections to said plans,
specifications, contract or the cost of
making said improvement.
This notice is given byorder of the
City Council of the City Of Iowa City,
Iowa.
MARIAN K. KARR, CITY CLERK
PH -1
38�