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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�