HomeMy WebLinkAbout1977-11-15 RecomendationSTAFF
REPORT
To: Planning and Zoning Commission '
Prepared by: Doug Boothroy
item: S-7746. Lin -Den Heights
Date: November 3, 1977
GENERAL INFORMATION
Applicant:
John D. Oaks
125 Green Mountain Drive
Iowa City, Iowa 52240
Requested action:
Preliminary plat approval
Purpose:
To develop 11 single family lots
Location:
North of Iowa City and east of
U.S. Highway 1
Size:
12.2 acres
Existing land use and zoning:
Undeveloped and County RS
Surrounding land use:
North - agricultural
West -,agricultural'
South - agricultural
East' = agricultural
Applicable regulation:
Subdivision Code and the Storm Water
Management Ordinance
45 -day limitation:
10/27/77
SPECIAL INFORMATION
Public utilities:
Public utilities are not presently
available. Sanitary sewers and water
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mains'.will be privately owned.
Public services:
Police and fire; protection will be
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provided by Johnson 'County.
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Transportation:
Vehicular access is east from Highway
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Physical characteristics:
The topography is gently to moderately,
sloping (2-9 percent).
ANALYSIS
Lin -Den Heights submittedby John Oaks proposes to subdivide a tract of land of
approximately 12 acres into it lots. This
addition is located 1000 feet north of
the City' limits and is within a proposed''annexation
area referred to as Phase l
in.a memo sent to the Planning and Zoning
Commission from the, City Manager on,
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September 16, 1977.
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Authority is provided by Chapter 409.14 of the State Code of Iowa to the City
to review and requiresubdivisions within two miles of the City to meet any or
;ill, provisions of the Subdivision Code. Under present City policy, county sub-
divisions have not been required to meet all the requirements of the Subdivision
Code.' The City requires the developer to meet only the procedural requirements
and waives the general requirements as long as the developer is willing to submit
agreements waiving his right to objection and amount of assessment for construction
and installation of public improvements upon annexation and agreements for
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edicating necessary rights-of-way for future extensions of City streets. The
Staff has consistently advocated construction and installation of improvements
meeting City design criteria at the outset, but also realizes that action
effectuating a change in policy would be necessary.
The subject addition does not propose construction and installation of public
improvements as would be required by the 'City if the addition were within the
City. The Staff is of the opinion that 'Lin -Den Heights should be
required :to meet both the, procedural and general requirements of the Subdivision
Code butlhas reviewed the plat and;made a recommendation according to the
established City policy.
RECOMMENDATION
Tho Staff recommends that action on the preliminary plat be deferred. The Staff
further recommends that ,upon revision of'the plat incorporating the deficiencies
and discrepancies noted below and'waiving,all requirements for public improvements
at this time, the preliminary plat be approved.
.DEFICIENCIES AND DISCREPANCIES
1. The plan does not comply with the Storm 'Waier Management Ordinance.
2. All lots should also be dimensioned at the street right-of-way line.
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3. A signature block for 'later endorsementl,by the City Clerk certifying approval
of, the plat should be provided.
ATTACHMENTS
Location map
Engineering's conments'
ACCOMPANIMENT
Preliminary plat
Approved by:
Dennis R. Kraft, Di ct r
Dept'. of Community Development
S- 77q&
City of Iowa City
MEMORANDUM
STAFF
REPORT
To: Planning and Zoning Commission
Prepared by:; Doug Boothroy
Item: S-7747. Northridge Subdivision
Date: October 27, 1977
GENUAL INFOuwriON
Applicant:
Synergistic, Inc.
330 G. Court Street
Iowa City, Iowa 52240
lRequested action`.
Preliminary plat approval
Purpose:
To replat Lots 21, 22, 23 and part
of Lot 20, Block 3, Dewey's Addition,
into 5 lots for duplex development
location:
Between North Governor and Dewcy-
Street
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Existing land use and zoning:
Single family, undeveloped and R2
Surrounding land use and zoning:
North - Duplcx and R2,
West - Duplex, office and R3B, ,
South"- Single family and R2
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Bast :- Duplex and R2
Applicable regulations: I
Subdivision Code
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1rmLtationpeod:
1127,
/775-day
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SPECIAL INIORMATION
Public utilities
Adequate sewer and water service
are available.
Public services:
Sanitation service is available as
well as police and fire protection.
transportation;
vehicular access is proposed from
North Governor and Dewey Streets.
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Physical characteristics:
The ;topography .is gently to moderately
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steep (2 to M percent).
ANALYSIS-
The applicant proposes to!replat three lots and a portion of'a fourth let (all lots
having: double frontage); as to provide five new lots havingfrontage on either;
Dewey Street or Governor Street. -'Four of
these five lots would be buildable lots,
the fifth' lot has all existing house which'
will ,remain. 'Although all of the subject
lots meet or exceed the minimum requirements specified by the R2 Zone, the amount
of usable side and rear, yard area being provided; is less than desirable. 'Ihe',
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block width and the topography are the major constraints to providing more usable
y:n•d area for• the number of lots proposed.
Doollit. frontage lots arr;frcquailtly plallvd i❑ new subilivi•;iuns (e.g., Ty'n Cor,
".vi.11al!a Ilreoll,-Cuurl.11111, 11ar•ls 5 and o, rir.l-but it is notalwayslrccoguit:cd at
the than• ul their initial (11,111ing that lllcst. lots mny :it sums Allure lime (c.g.,
Diwcy!s SuhJivitiion) have the potential of being replalted into sataller lots. The
p ol-chirser of a double frontage lot could be buying two lots for the ,price of one.
:Itemise the block 'in question is of. such a narrow width, it would seem that the
development potential of these double frontage lots was not fully accounted for
during the initial, planning andplatting process. Also, it is doubtful that if
this were a new subdivision being proposed odjacont to a major arterial street
that the proposed lot depth of between 75 to 90 feet would be considered desirable
by the Commission:
present subdivision requirements (Chapter 9.50 of the Subdivision Code) require in
platting p g that the.width of'a block be sufficient to
the ]attin or re ]atria of land
permit two tiers of lots but in no',case could the width be less than ,220 feet.
If this block had.complied"with this requirement, then the _double frontage lots
could be replatted to have a minimum lot depth of 110 feet. It is the Legal
Staffs opinionthat this subdivision would need to meet this requirement unless
" .it were`. to be waived by the Commission. 'file subject subdivision cannot meet this
requirement because the width of the block at its widest point is 200 feet.
I'll Staff, would be in favor of waiving the Block width requirement but only with
the conditions, that the subdivision be redesigned as to provide some additional
lot depth and, more im)ortantly,',as a tradeoff for it lack of rear yard area,
the providing of greater sidle yard arca (i.e., lots with greater width). The,
redesigning of the subdivision to meet the above conditions would necessarily
rctiult int ic applrc mtti losing one buildable lot, f.c., 3 instead of !4 buildable
lots. .fillI the average lot size could be increased from under 7001 square feet
'to over 8000 square feet.'. It might appear, however, flint The applicant presently
has four 'existing lots and could shift the lot 'lines without filing a;plat with
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the i City,i
RI comr:NDATION
TheiSta
ff recommends that consideration of the preliminary plat be deferred but
upon amending the: plat in conjunction with,the:conditions mentioned above and
correcting the deficiencies and discrepancies noted below, the preliminary plat
be approved and a: waiver in the width of the block be granted.
DEFICIENCIES AND DISCREPANCIES
1. 'file existing house should be fully dimensioned from all lot lines.
2. 'Twenty inch sanitary sewer casement should be corrected, to read twenty foot
casement . '..
3. The Location of the sanitary sewer casement in Lot 3 should be shown.
4. Note number'4lshoulJ be corrected to read "with lass than 1 acre "
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S. A private casement
from Lot I
and A to Lot 5 for sanitary sewer will need
to be provided.
'Ibis easement should also be shown on the plat to permit
two tiers of lots
but in no ease shall the width be less than 220 feet.
ATFACHMGN'1'
Preliminary plat
and location
map
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Approved by:
Dc s R. Kra t, Di ecto
Dept. of Community Development
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STAFF
REPORT
To: Planning and Zoning Commission
Prepared by: Don Schmeiser
Itcm: S-7749. Pentacrest Garden Court
hate: November 3, 1977
Apartments (preliminary and final
LSRD plan)
GENERALINFORMATION
A
Applicant:
James Clark
414 East Market Street
Iowa City, Iowa 52240
Preliminary and final Large Scale
Requested action:
Residential Development plan approval
I.
To construct a 96 -unit apartment complex
kurpose:
North of Street, south of Burlington
Location:
,Court
Street,and east and west of Madison and
Clinton Streets respectively
Size:
3.41 acres
lixisting land use and zoning:
Undeveloped and zoned CBS
Surrounding land use and zoning:
East - parking lot, offices and
zoned CBS
South ;- Court House,, parking ilot,
mixed residential and zoned
UB
West'- Automobile orientated uses
and zoned CBS 'r
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North l- undeveloped, parkin g lot nd
zoned CB
a
history:
Zoningh . y
Property t was' zoned CBS in 1974
P Y.
Applicable regulations:
Provisions of Chapter 9.51 (LSRD Ordinance)
of the Municipal Code'
45 -day limitation:
12/3/77
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SPL•CIAL�INPORMATION
public uti.liti eS,'
Adequate water and sewerage service
are available.
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Sanitation service will be provided
Public services:
by private haulers; police and fire
Pro rection are available.
Transportation:
Vehicular access will be provided from
Court and Burlington Streets.
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Physical characteristics: The topography is rolling to steep
with 'maximum slopes of over twenty
percent (see topographic map).
ANALYSIS
James A. and 'Loretta C. Clark were designated as the preferred bidders for the
development of Parcels 93-1/101-2 in the Urban Renewal area. They were selected
on''the,basis 'of the proposal that they submitted which in the Staff's and Council's
opinion, met the requirementsof the Urban Renewal plan. The proposal, which fully
explains the proposed development, is attached to the Staff Report.
In the CBS Zone, one apartment unit per 750 square feet of land area is permitted.
However, the applicant proposes to construct 96 units on 3.41 acres for an average
density of 1547 square feet per unit. With a total building coverage of only;
15,424 square feet which represents 10.38 percent building coverage", there is more
than adequate open space provided' within the development.' The additional amenities
of abundant' landscaping and screening of Burlington and Court Streets should provide
a nice, quality residential development for the downtown area.
STAFF RECOMMENDATION
It is the Staff's recommendation that the subject preliminary and final LSRD plan
he deferred but that upon revision of the plan to incorporate the deficiencies and
discrepancies noted below, the,plan be approved.
DEFICIENCIES AND DISCREPANCIES
I. Parking stalls and driveway widths and entrances should be indicated.
2. Water service tap locations should be, shown.
3� The typical alley cross-section should be indicated as 16' wide in lieu of 181.
4. Additional storm sewer inlets are needed over the existing 30" storm sewer.
S. The legal description for the easement within the tract 'should be revised to
include a 41 gas main.
6. The utility company's signature should be provided.
7. The plan does not comply with the Tree Regulations and is deficient approximately,
65 trees.
8. The.paving should be removed and the curb replaced along Court Street at Capitol
Street.
9. The location of fire hydrants 'should ,be approved by the Fire Chief.
10. The distance to structures on adjacent property, should be noted.
11. A note should 'be included on the plat that all public improvements will conform
to Iowa City standards and specifications.
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II,
VARSED DEVELOPMENT DESCRIPTION •
SUBMITTED WITH
OFFER TO PURCHASE LAND FOR PRIVATE REDEVELOPMENT
The undersigned redeveloper;'Pentacrest Garden Apartments, a
partnership, proposes to build a multi-familyresidential complex
substantially similar to that set forth on the attached plot plan.
'rhis'project shall be known as Pentacrest Garden Apartments.
The following proposed development description is not intended
to be totally binding on the redeveloper, as explained hereafter.
Where,' specific data is given, no substantial variations therefrom will
be made, but minor variations may become necessary. The primary',variable
involves the number offapartment units in the project. This bid should
therefore be considered on the basis that future negotiations will deter-
mine the exact number of units, and to the extent the number is less than
96 units, other portions of this offer will vary accordingly.
i' The proposed development ("project") will consist of four or
,five buildings, each two and one-half stories, or approximately 30' feet
in heighth, and containing a total of 84.t0 96 units. If it is deemed
more 'acceptable for development on the subject parcels to include the
lesser number;of units, the Offeror is willing to modify ,the plot plans
in order to have the project contain 84 units. It may in fact be necessary
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to Limit the project to 84 units. The developer however, deems the 96
unit project to be the, best use of the subject parcels, and if accepted
on that basis'will to 36 three bedroom units, 30 two bedroom units
' and 30 one bedroom units.
The project is intended to be built, owned, and managed by'this
locally based developer, and is not being built for resale. The developer
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is a;partnershtp consisting of James A. Clark, and Loretta Clark who also
` are ,equal owners of a fully staffed apartment rental firm which will act
as manager of this project. The advantage of such intention and ability
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is to insure the quality of construction and the resulting long-term
maintenance and overall 0cess of the project. •'
The primary emphasis of the project is on creativity, quality,.and
compatibility with the surrounding area. Building exteriors will be of
brick similar in color to that on Plaza Center I and the Lindquist Center
for Measurement and grayed glass to insure low exterior maintenance costs,
while providing -a long-term exterior quality appearance. A wood or stucco
exterior would require constant maintenance and would result in periods
of temporary deteriorated appearance. The brick exterior will be com-
plimentary to and compatible with adjoining buildings and overall urban
renewal redevelopment objectives.
Building entrances will be of concrete construction and will be
sheltered. Such construction plan again insures long term quality by
virtue of materials and protection from natural elements. If wooden
and/or exposed entrances were installed,maintenance and market acceptance,
would both be problems. In winter, exposed entrances would result in ice
and snol accumulation on stairways which would pose both dangers to tenants
and deterioration problems.
Theplot plan shows substantial interior green space and landscaping.
It is intended that such space will be used for gardens, a central -sculpture
and/or fountain and outside furnishings., Nearly all apartments will have
balconies facing,the inner court yard. All these features will provide
a creative garden apartment appearance and atmosphere which will help
insure market acceptance. Past experience of the partners of the developer
in the Iowa City market hasibeen a 99•t occupancy rate, which indicates
the acceptibility of the developers units.
Parking arrangements include 170 spaces, or an excess of required
parking, and, with the required landscaping, -have been designed to buffer the
living units from traffic noise and the environment. At the same time,
isuch an arrangement avoids traffic congestion on Burlington and Court
Streets by placing lot entrances and exits in alley accesses while pro-
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viding internal traffic patterns which do not require street access.
Individual apartments will be spacious and well equipped. Square
r 'foota a of'livl will be as follow
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1
3
Boom
2
Bedroom
1
Bedroom
884 square feet •
832 square feet
468 square feet
All apartments will include refrigerators, ranges and range hoods,
The amount- of fuuging necessary for the project 11 estimated at