HomeMy WebLinkAbout1989-10-17 Ordinancei
ORDINANCE N0. 89-3434
AN ORDINANCE AMENDING THE ZONING ORDINANCE
BY CHANGING THE USE REGULATIONS OF CERTAIN
PROPERTY LOCATED AT 615 E. JEFFERSON STREET
FROM RNC -20 TO CO -1.
WHEREAS, the property described below
abuts property zoned CO -1, and which is
used as a medical clinic; and
WHEREAS, the CO -1 zoning designation is
consistentwith the land use policies for
the property as set forth in the 1989
Update of the Iowa City Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION 'I. ZONING AMENDMENT. That the
property described below is hereby
reclassified from its present
classification of RNC -20 to CO -1:
The West 1/2 of Lot 2, in Block 25, in
Iowa City,— Johnson County, Iowa,
according to the plat, thereof recorded
in Book. 1, Page 116, Plat Records of
Johnson County,,. Iowa. .
SECTION -II. "ZONING MAP. The Building
-Inspector is hereby authorized and directed
to change the zoning map. of,the .City of
City,,'';.Iowa, 'to conform to this
amendment,upon final passage, approval and
publication of this: Ordinance as provided
bylaw.
SECTION III:` CERTIFICATION AND RECORDING.
The, City Clerk is hereby authorized and
directed ;to certify a copy of this
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Ordinance: which.shall.be-recorded at the
Office of the County Recorder of Johnson
County, Iowa-.
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SECTION IV. ` REP A a; All ordinances and
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parts of ordinances in conflict with the
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provisions_ of this, Ordinance are hereby
repealed.
SECTION V ISEVERABILITY: If: any. section,
provision or part of the Ordinance shall
be.,.: adjudged to be invalid - or
unconstitutional, such adjudication shall
not affect the validity of .the Ordinance
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as_a whole,, or any section, provision or
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part <thereof not adjudged invalid or
unconstitutional.
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It was moved bybr's and seconded by Balmer that
the Ordinance as rea be adopted, and upon roll call there ere were:
AYES: NAYS: ABSENT:
X Ambrisco
X Balmer
X Courtney
X Horowitz
x_ Kubby
x_ Larson
McDonald
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First Consideration ---------
Vote for passage:
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Second Consideration 10/3/89
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Vote for. passage: yes: Larson, McDonald, Ambrisco, Balmer,
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Courtney, Horowitz. Nays: <Kubby.
Date published 10/18/89
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Moved by Balmer, seconded by Ambrisco,''that the rule requiring
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"ordinances to be'considered 'and voted on for passage of two
Council meetings prior to,the meeting at,which.it is to'be
finally passed be suspended, the first consideration be waived
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and the ordinance be given second considerationlat this time.
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Ayes: Horowitz, Kubby, Larson, McDonald, Ambrisco Balmer,
Courtney. Nays: None.
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hereby repealed.
SECTION IV. SEVERABILITY. If any section, provision or part
. ` of the Ordinance shall be : adjudged to be. invalid or
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of the Ordinance as a whole or any section, provision or part
ORDINANCE NO. 89-3435
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thereof not adjudged Invalid or unconstltutlonal.,
AN ORDINANCE TO VACATE OLYMPIC CIRCLE, WEST OF
effect after Its final passage, approval and publication as
BOYRUM STREET.
required by law. '
Passed and approved this .17th day.. of October,`.I
- WHEREAS, Southgate Development Company has
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requested that the Cly vacate all of the 50 feet of right-of-way
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west of Boyrum Street known as Olympic Circle; and
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WHEREAS, this,right-of-way provides access to four lots
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owned by. Southgate Development Company which is In the
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process of conveying these four lots to a single owner, and
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- WHEREAS, no properties will be deprived of access by this
vacation and the Cly has no need for this right-of-way.
NOW, THEREFORE, BE IT ORDAINED BY THE CRY
COUNCIL OF THE CITY OF IOWA CITY, IOWA:
SECTION 1. VACATION. The 50 feet of right-of-way platted as
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Tart of the Resubdfvlsion of portions of Blocks 5 and 6,
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Braverman Cerner, Part One and Two and known as Olympic
Circle Is hereby vacated.`
SECTION IL RECORDATION.
The City Clerk Is hereby
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directed and authorized
to record this vacation.
SECTION TIL REPEALER.- Allordinancesandarts of.
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ordinances In conflict with the provisions of this Ordinance are �
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hereby repealed.
SECTION IV. SEVERABILITY. If any section, provision or part
. ` of the Ordinance shall be : adjudged to be. invalid or
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unconstitutional, such adjudication shall not affect the validity
of the Ordinance as a whole or any section, provision or part
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thereof not adjudged Invalid or unconstltutlonal.,
SECTION V. EFFECTIVE DATE: This Ordinance shall be In
effect after Its final passage, approval and publication as
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required by law. '
Passed and approved this .17th day.. of October,`.I
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j. _. CITY CLERK
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It was moved by Balmer
and seconded by Courtney that
the ordinance as read e adopted,
and upon roll call there were:
K Y*
AYES: NAYS: ABSENT:
X
Ambrisco
Date published October 25, 1989
X
Balmer
X
Courtney
X
Horowitz
X
Kubby
X
Larson
X
McDonald
First Consideration
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Vote for passage:
Second Consideration
10/3/89
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Vote for passage:
Ayes:" Balmer, Courtney, Horowitz, Kubby,
K Y*
Date published October 25, 1989
Moved by Balmer, seconded by<Ambrisco, that the rule
requiring .
ordinances: to be considered and voted on for passage
at two
Council meetings.prior'to the meeting at, which it is
to be
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finaily,passed be suspended, the first consideration
be waived
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be given second consideration at this
time.
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and the ordinance
Ayes: Ambrisco, Balmer,: Courtney, Horowitz, Kubby,
Larson
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McDonald., Nays: None.
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ORDINANCE NO. 89-3436
AN ORDINANCE AMENDING THE ZONING ORDINANCE BY
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CHANGING THE USE REGULATIONS OF CERTAIN
w PROPERTY GENERALLY LOCATED EAST OF OLD DUBUQUE
STREET (OLD HIGHWAY 218), SOUTH OF VENTURA
} AVENUE AI4D NORTH OF BJAYSVILLE LANE FROM PDH -12
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WHEREAS, the Comprehensive Plan for the Clry of lava
City shows Resldentlal land uses at a density of 2.8 dwelling
units per acre In the area containing the subject property; and
WHEREAS, the property described below is presently zoned
POH•12, a Planned Development Overlay Zone; and
WHEREAS, the Planned Development Overlay (OPDH) Zone
t permits fleAblllty In the use and design of structures and land
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where conventional development may be Inappropriate, and
where modifications of requirements of the underlying zone will
not be contrary to the Intent and purpose of the Zoning
Ordinance•, will not be Inconsistent with the Comprehensive
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Plan; and will not be harmful to the neighborhood In which
they are located; and
WHEREAS, the subject property Is characterized by gently
sloping meadowland, sleepy sloped woodland and flat
wetland; and -
-, WHEREAS, due to the physical characteristics of the subject
property, the site Is regarded as an environmentally sensitive
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- area, and anyresidential development will Impact on these
sensitive areas; and
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WHEREAS, R is the policy, of the City of Iowa City to
preserve and protea environmentally sensitive areas; and
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WHEREAS, the applicant has applied 10 rezone the
development land from the PDH -1Z Planned Development
Housing Overlay Zone to the RS -5, Low Densly Single•Famlly
Rosidentlal Zone; and
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WHEREAS, it Is In the public Interest to preserve. and
protect the environmentally sensitive attributes of the subject
property, and limiting the number of lots on this property Is
appropriate; and
WHEREAS, low density single-family residential uses are the
most appropriate use for 'this area, and the applicant has
agreed, to take measures to mitigate against. degradation of
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.this tosensitive area, and acknowledges one
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such measure. is to limit the number of lots to no more than
sixteen (16) lots, to be used soley for single-family residential
uses, In accordancewiththe terms and conditions of a
Conditions] Zoning Agreement, a copy of which is attached
hereto.
NOW,,THEREFORE,'BER ORDAINED BY .THE CffY
COUNCIL OF THE CITY OF IOWA CITY, IOWA, THAT:
SECTIONI. ZONING AMENOMENT. Subject to the terms and
�. condhions of the Conditional Zoning Agreement, the property
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described below Is hereby reclassified from its present
,. classi ication of PDH -12 to RS -5:
Beginning at the Southeast Comer of Lot 9 of '
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Yocum SubdNlsion,'a pan of the North Half of the
Northeast and Northwest fractional Quarters of the
,.
Northwest Quarter. of Section 3, Township 79 North,
Range 6 West of the 5th Principal Meddlan. In
accordance with the Recorded Piet thereon,. Thence
S03.51'00'E, 841.50 feel; Thence N86 -561171W, 34219
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• test; Thence S56.35'00'W, 91.72 feet to a Point on the
Northeasterly. RlpMcf•Way Une of North Dubuque
Street; Thence N34.2436'W, along said Northeasterly
,
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t Ordinance No. RG-743fi.
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Right -or -Way Una, 67.05 feet, to a Point which Is 95.00
feet normally distant Northeasterly of the Centedlne of i
said Street; Thence S89.25'04'E, 30.48 feel; to the
Southwest Comer of said Fractional Northeast QuadOf i
of the Northwest Quarter of Section 3; Thence
NO2.4138'W, 199.23 feet; Thence NO2.20'33'W, 121.23
feel; Thence NO3.08'47W, 493.70 feet to the South
We of Yocum Subdivision; Thence S89.40'00'E, _
144.40 feet on the South Una of Yocum Subdivision;
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-Thence'. N89.01'00'E, 266.23 feet to the Point of ;.
Beginning., Said tract of land contains 7.966 acres.
SECTION It. ZONING MAP. The Building Inspector Is hereby `.
authorized and directed to change the Zoning Map of the City - ..
of Iowa City, Iowa; to conform to this amendment upon final
passage; approval and publication of this ordinance as
provided by law.
a SECTION 111. CONDITIONAL ZONING AGREEMENT. The
t Mayor Is hereby authorized and directed to sign, and the City
Clerk to attest, the Conditional Zoning Agreement 4
SECTION N. ' REPEALER. Ali ordinancesand parts of
ordinances in conflict with the provisions of this Ordinance are
hereby repealed.
} SECTION V. SEVERABILITY. If any section, provision or pan 'I
ot, the _Ortllnance shell be adjudged 10 be Invalid or _ 1
unconstitutional, such adjudication shall not effect the validity
nv. of the Ordinance as a whole or. any section, provision or part , II
thereof not adjudged I 1d or unconstitutional.
SECTION VI:� EFFECTIVE DATE. This Ordinance shall be in
effect after its final passage approval and publication as
i required by law.
r Passed and approved this 17th day of October,'
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114 ATTE!ST:
CITY CLERK
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1, Approved as to Form
1
Legal Department
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riuveu. ay nalmer, seconaea: Dy, Morisco,that: the rule requiring
rr , ordinances, to be considered and voted on for passage at two u
Councilmeetingsprior to the meeting at which it is to be
finally passed be suspended, the first consideration be waived
! and the ordinance be given second consideration at this time.
Ayes: Larson, McDonald, Ambrisco, Balmer, Courtney, Horowitz,
' Kubby. Nays: None. Ij
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CONDITIONAL ZONING AGREEMENT
THIS CONDITIONAL ZONING AGREEMENT is made this '9M day of October, 1989,
by and between DELTA CONSTRUCTION CO., an Iowa Corporation (hereinafter referred to as
"Applicant") and the CITY OF IOWA CITY, a Municipal Corporation (hereinafter referred to as
"City");
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RECITALS
WHEREAS, Delta Construction Co. is the owner of the following described real estate
located in Johnson County, Iowa:
Beginning at the Southeast Corner of Lot 9 of Yocum Subdivision, a part of the
North Half of the Northeast and Northwest fractional Quarters of the Northwest
Quarter of Section 3,Township 79 North, Range 6 West of the 5th Principal
Meridian. In accordance with the Recorded Plat thereof•, Thence 803.51'00"E,
` 841.50 feet; Thence N86.56'17'W, 337.23 feet; Thence S56.35'00"W, 95.66 feet
to a Point on the Northeasterly Right -of -Way Line of North Dubuque Street;
Thence N34°24'36'W, along said Northeasterly Right -of -Way Line, 70.00 feet, to
a Point which is 95.00 feet normally distant Northeasterly of the Centerline of
said Street; Thence S89"25'04"E, 30.48 feet; to the Southwest Corner of said
Fractional Northeast' Quarter of the Northwest Quarter of Section 3; Thence
NO2.41'38'W. 19923 feet; -Thence NO2.20'33"W,' 121.23;' feet;. Thence
NO3 0847"W, 493.70 feet to the South Line of Yocum Subdivision; Thence
S894000"E, r 144.40 feet on the South line of Yocum Subdivision; Thence
N89.01'00"E, 266.23 feet to the Point of Beginning: Said tract of land contains
a 7.9666 acres, more or less and is subject to easements and restrictions of
record.
WHEREAS, the above described property is currently zoned PDH -12, a Planned
° Development Overlay Zone; and the Applicant now desires that this property be rezoned RS -
5, Low Density Single -Family Residential Zone; and
WHEREAS, Low Density Single -Family Residential use is consistent with the City's desire
to preserve and protect the environmentally sensitive attributes of the subject property.
NOW, THEREFORE, in mutual consideration of the promises herein, the Parties agree
as follows:
1. The above described property is currently zoned PDH -12, a Planned Develop-
ment Overlay Zone, and the Applicant as owner of the property now requests the City rezone
the property to RS -5, a low density, single-family residential zone.
2. City and Applicant acknowledge that the RS -5 zone for low density, single-family
residential use is consistent with the surrounding area, and is appropriate for the subject
property.
3. Parties agree the subject property Is steeply sloped woodland and flat wetland,
and is thereby regarded as an environmentally sensitive area as defined in the City's
Comprehensive Plan.
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STATE OF IOWA )
SS:
COUNTY OF JOHNSON )
On this day of October, 1989, before me, the undersigned, a Notary Public in
and for the State of Iowa, personally appeared R.D. Phipps, to me personally known, who
being by me duly sworn, did say that he is the President and Secretary of the corporation
executing the within and foregoing Instrument, that no seal has been procured by the corpora-
tion; that said instrument was signed on behalf of the corporation by authority of its Board of
Directors; and that the said R.D. Phipps as President and Secretary of the corporation
acknowledged the execution of the foregoing Instrument to be the voluntary act and deed of
k said corporation, by it and by him voluntarily xecuted.
Notary Public In nd fo the State of Iowa
STATE OF IOWA ) I
SS: Ii
COUNTY OF JOHNSON
b 9- th d i d Noa
t public in and for
On this 1� day of October, 1989, a a re me, a un ers gne , ry
said .,County,and State, personally appeared Bohn McDonald and Marian K. Karr, to me per
sonally known, being by me duly sworn, did say that they are the Mayor and City Clerk, '
respectively, of said municipal corporation, executing the within and foregoing instrument; that
the seal the seal affixed thereto is the seal of said municipal corporation; that said instrument I
was signed and sealed on behalf of said municipal corporation by authority of its City Council;
and that said A. John McDonald and Marian K. Karr acknowledged the execution of said
instrument to be the voluntary act and deed of said municipal corporation, by it and by them
voluntarily executed.
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ito ry Public in and for the State of Iowa
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STAFF REPORT
To: Planning &Zoning Commission
Prepared by: Monica Moen
Item: S-8925. Meadow Ridge
Date: August 17, 1989
GENERAL INFORMATION:
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Applicant:
R.D. Phipps
825 Normandy Drive
Iowa City, Iowa 52246
Phone: 351-5232
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Requested action:
Approval of preliminary and final
subdivision plats.
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Purpose:
To permit subdividing the tract Into 16
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single-family residential lots.
Location:.
1900 block of North Dubuque Street (Old
Highway 218), generally south Of Ventura
Avenue and north of BJaysville Lane.
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Size:
8.11 acres
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Fydsting land use and zoning:
Undeveloped; PDH -12.
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Surrounding land use and zoning:
North - Single-family residential; RS-'
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East - Undeveloped; RS -12.,
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South'- ; Single-family residential; RS-
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West - Single-family residential; RS -12.
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Comprehensive Plan:
Low density residential: 2.8dwellingunits
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per acre.
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Applicable regulations:
Zoning Ordinance, Subdivision
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Regulations.
File date:
July 27, 1989.
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45 -day limitation period:
September 11, 1989.
60-d ay limitation period:
September 25, 1989,
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SPECIAL INFORMATION:
Public utilities: Sewer and water services are available
to the site.
Public services: Police and fire protection are available,
Solid waste disposal services and street
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maintenance will be provided.
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Transportation: The site is accessible to vehicular traffic
from old Dubuque Street (Old Highway
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218).
Physical characteristics: The site slopes dramatically from the
northwest corner to the east property line.
The eastern half of the tract is wooded,
BACKGROUND:
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In early; 1987, the City approved the preliminary and final Planned Development Housing (PDH)
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and Large Scale Residential Development, (LSRD) plans, for Meadow Ridge, a planned
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development of 15 condominium dwellings clustered on approximately three acres of meadow
land in the western portion of an 8.11 acre tract of land. The balance of the site, characterized "
by steep woodlands and flat wetlands was to remain undeveloped common area to be used
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and managed by the members of the Meadow Ridge Condominium Homeowners Association.
Construction of the Meadow Ridge planned housing development has not occurred and the
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Commission is presently considering a request made by the applicant (Z-8908) to rezone the
property to a residential zone that would accommodate the conventional, 16 -lot, single-family
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residential subdivision the developer proposes on the 8.11 acre tract. The preliminary and final
plats for Meadow Ridge will be reviewed for their compliance with the City's Zoning Ordinance
and Subdivision Regulations.
ANALYSIS:
Zoning Ordinance Compliance:
The Commission Is presently considering rezoning the Meadow Ridge tract from PDH -12 to
either RS -8, the Medium Density Single -Family Residential Zone or RS -5, the Low Density
Single -Family Residential Zone. The proposed subdivision compiles with the dimensional
requirements of both the RS -8 and the RS -5 zones. Although five of the 16 proposed lots are
smaller in area than the 8,000 square foot minimum lot area requirement of the RS -5 zone, the
proposed Meadow Ridge development conforms with the special provision section of the RS -
5 zone regulations that permits lots with minimum lot areas of 7,200 square feet provided the
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maximum gross density of five dwelling units per acre is not exceeded within the subdivision,
Subdivision Regulations Compliance:
jSubdivision
Design: The purpose of the City's Subdivision Regulations is to provide for the
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harmonious development of the community in a manner which will tend to create conditions
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favorable to health, safety and general welfare. Regulating subdivision design ensures that new
development will respect the site environment, give appropriate consideration to the scale and
character of the existing neighborhood and, in general, be an asset to the community.
The physical layout of development must accommodate the dimensions of a tract of land. To
the maximum extent practicable, development should be located to preserve the natural
features of the site, to avoid areas of environmental sensitivity and to minimize negative Impacts
on and alteration of natural features. Design alternatives on smaller tracts of land tend to be
more limited particularly if the sites are characterized by larger areas of environmentally fragile
land and if conventional versus cluster developments are proposed. Such is the case with
Meadow Ridge. The remarkable topographic changes in the eastern half of the Meadow Ridge
subdivision, enhanced by dense tree cover, reduce the amount of "usable" area available for
development. If consideration is given to these environmental features, development of
Meadow Ridge is limited to the western half of the tract.
Not only must the dynamics of a particular site be respected but consideration must also be
given to the overall character of neighboring properties. The nature of adjacent areas will, in
largemeasure, determine the use for which an undeveloped parcel should develop. If
adjoining areas are compatible, they can enhance the desirability of the prospective residential
area. Development continuity within the subdivision is also important particularly if the
development is of a smaller scale:
Because of the environmental attributes of the Meadow Ridge tract, the subdivision plats show
that development Is to be concentrated in the western portion of the parcel. In an effort to
minimize disturbance of the tract's natural features and to create lots with comparable buildable
areas, the developer proposes placing Meadow Ridge Lane in the location depicted on the
plats, This design, however, creates lots on the west side of the street which are considerably
smaller than lots in adjacent developments and which are distinct from the larger wooded lots
across the street within the same subdivision. Within a smaller residential subdivision, in
particular, it is desirable to create more homogenous development options and to minimize the
perception of differences between lots. Staff, therefore, recommends that Meadow Ridge Lane
be shifted easterly as much as environmentally possible to increase the depth of the lots on
the west side of the street and to equalize the clevelopability of the lots on either side of the
street.
Tanglewood Street Extension: The Meadow Ridge planned housing development plans
included provisions for the potential extension of the Tanglewood Street right-of-way from the
northern boundary of this development to the site's northeast border. These provisions are
Incorporated in the preliminary and final plats for the Meadow Ridge subdivision. At the time
the Meadow Ridge planned development was considered, it was anticipated that it would be
desirable to link the Tanglewood/Ventura neighborhood with future development to the east.
Topographic, environmental, and neighborhood preservation considerations do not warrant the
future extension of Tanglewood Street. Staff, therefore, recommends that provisions for the
extension of this right-of-way through the subject tract be eliminated from the preliminary and
final plats of the Meadow Ridge subdivision.
Other Issues: The typical street section Illustrated on the preliminary plat indicates that
sidewalks are proposed along both sides of Meadow Ridge Lane. The preliminary plat should
also provide for a four foot wide concrete sidewalk along the property's 117 foot frontage on
old Dubuque Street,
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The preliminary and final plats show an outlot of 3,241 square feet southwest of Lot 16, on the
east side of the entrance Into the subdivision. This outlot should be incorporated into Lot 16.
Legal documents for the proposed development have been submitted and are being reviewed
by staff. Stormwater storage calculations must be submitted and approved by staff prior to
Council consideration of this application.
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Economic Impact:
Although rollbacks of the assessed values of residential properties and the tax levies change
from tax year to tax year, it is possible to estimate the annual tax revenue that the City would
generate by development of each lot within the proposed subdivision. Given the value of
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existing residential development immediately west of the proposed subdivision, the assessed
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value of,a developed lot in Meadow Ridge will approximate $95,000.
For tax purposes, the value of residential uses within this tax year are rolled back 60.6364
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percent of their assessed values. The City tax levy presently imposed upon a residential use
is $12.02610/$1;000 of assessed valuation. Assuming a lot in the proposed subdivision is
developed and that, the property has an assessed value of $95,000, the; amount of tax due on
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that property this year would be approximately $920. If the 16 lots within Meadow Ridge were
developed today, the City would realize an annual increase in the tax base of about $14,743.
No direct construction costs will be assumed by the City as a result of the proposed`,'
development. Indirect costs such as garbage pickup, maintenance of streets and municipal ..
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utilities, and police and fireprotection will be Incurred. With Increased residential development,
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local schools, parks, the public library, the transit system, and roadways outside the
development are also affected. This subdivision is not expected, however, to Impact the City's
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ability to provide these municipal services.
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STAFF RECOMMENDATION,
Staff recommends that consideration of the preliminary and final subdivision plats of Meadow
Ridge be deferred but that, upon resolution of the deficiencies and discrepancies listed below,
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the plats be approved.
DEFICIENCIES AND DISCREPANCIES:
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Preliminary and Final Plats:
1. Shift the location of Meadow Ridge Lane easterly to enlarge the depth of the lots on the
west side of the street,
2. Eliminate all provisions for the extension of Tanglewood Street through this tract,
Including reference to the setback reservation line.
3. Incorporate Outlot A Into Lot 16.
4. Assign different identification numbers to the two curves adjacent to Outlot A.
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5. Note the placement of another fire hydrant between Lots 15 and 16 on the preliminary
plat.
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6.
A four -foot wide sidewalk should be shown on the preliminary plat along the portion of
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the tract which fronts old Dubuque Street.
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7.
Amend the preliminary plat to dimension the inner and outer edges of the pavement of
the Meadow Ridge Lane turnaround relative to the circumference of the
right-of-way.
8.
Reflect the following stormwater management system modification on the preliminary plat:
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(a) Extend the storm sewer pipe to the culvert located in Lot 16; include a manhole
at the point where the alignment of this pipe changes.
(b) Provide a bubble -up structure at the point where the storm sewer connects to the
culvert In Lot 16.
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(c) Omit the kidguard at the downstream end of the storm sewer pipe.
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(d) Include a legal description of the stormwater management easement area on the
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plat.
(e) Submit stormwater detention calculations and obtain City approval of these
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calculations prior to Council consideration of this application.
9.
Show the location of existing buildings on the tract on the preliminary
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plat.
On the final plat, note the radius of the turnaround of the Meadow Ridge Lane right
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y, and of the overall right-of-way width of this street.
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11.
Obtain City approval of the legal documents.
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ATTACHMENT•
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1.
Location Map.
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ACCOMPANIMENTS:
1.
Preliminary Subdivision Plat.
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2.
Final Subdivision Plat,
Approved by:
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1
Donald Schmeiser, Director
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Department of Planning and
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