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HomeMy WebLinkAbout1997-09-23 Public hearingNOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 23rd day of September, 1997, in the Civic Center Council Chambers, 410 E. Washington Street, Iowa City, Iowa; at which hearing the Council will consider the following item: 1. An ordinance amending the zoning ordinance by changing the zoning designation of a 3.36 acre parcel located south of Wellington Drive and east of Somerset Lane from from RS-5, Low Density Single-Family Residential to OPDH-§, Planned Development Housing Overlay Zone. Copies of the proposed resolution are on file for public examination in the office of the City Clerk, Civic Center, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. MARIAN K. KARR, CITY CLERK ppdadmin/O923nph.doc Prepared by: Robert Miklo, Sr. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356~5240 ORDINANCE NO. AN ORDINANCE AMENDING THE ZONING ORDINANCE BY CHANGING THE USE REGU- LATIONS OF AN APPROXIMATE 3.63 ACRE TRACT OF LAND LOCATED EAST OF SOMERSET LANE AND SOUTH OF WELLINGTON DRIVE FROM RS-5 TO OPDH-5, A PRELIMINARY PLANNED DEVELOPMENT HOUSING (OPDH) PLAN FOR VILLAGE GREEN, PART XV. WHEREAS, the subject property is presently in an area shown on the Comprehensive Plan for the City of Iowa City as residential, at a density of two to eight dwelling units per acre; and WHEREAS, the property owner has applied to rezone the parcel to OPDH-5 to permit develop- ment of the tract for a planned housing devel- opment of sixteen dwelling units clustered in two and three~uhit combinations around a proposed stormwater detention facility; and WHEREAS, the proposed design of the OPDH plan has the appearance of a sufficient amount of open space; features such as varied roof lines and staggered facades, which will lessen the appearance of bulk; and setbacks and perimeter landscaping, which will make the design com- patible with surrounding existing and anticipated single-family development; and WHEREAS, the density of the proposed devel- opment is consistent with the density proposal in the Comprehensive Plan in this area. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. ZONING AMENDMENT. The proper- ty legally described below is hereby reclassified from its present classification of RS-5 to OPDH-5, and the preliminary PDH plan for Village Green, Part XV is hereby approved. Commencing at the Southeast Corner of the Southeast Quarter, of Section 13, Township 79 North, Range 6 West, of the Fifth Principal Meridian; Thence S89°53'53"W, along the South Line of Said Southeast Quarter, 952.21 feet, to the Southeast Corner of Outlot "B", of Village Green - Part XIV, in accordance with the Plat thereof recorded in Plat Ordinance No, Page 2 Book 37 at Page 41, of the Records of the Johnson County Recorder's Office; Thence N00°49'33"W, along the East Line of said Outlot "B", 135.99 feet to the Northeast Corner thereof; Thence Southwesterly, 5.57 feet, along the North Line of said Outlot "B", on a 746.66 foot radius curve, concave Northwesterly, whose 5.57 foot chord bears S89°23'16"W; Thence. N00°23'56'~N, 60.00 feet, to the Southeast Corner of Lot 42 of Said Village Green - Part XIV; Thence N06°04'44"E, along the East Line of Said Lot 42, 250.33 feet, to the Northeast Corner thereof, the Southern Most Corner of Lot 25 of Village Green - Part XIII, in accordance with the Plat thereof Recorded in Plat Book 34, at Page 323, of the Records of the Johnson County Recorder's Office, and the Point of Beginning; Thence N02°17'51"W, along the Easterly Line of Said Lot 25, 165.44 feet; Thence N05°03'16"W, along said Easterly Line, 50.00 feet; Thence Northwesterly, 62,61 feet, along said Easterly Line, on a 354.40 foot Radius Curve, concave Northeasterly, whose 62.53 .foot chord bears N89°59'34"W; Thenc~ N84°55'53'~N,- along said Easterly Line, 52.33 feet; Thence Northwesterly, 121.16 feet, along said Easterly Line, on a 87.98 foot radius curve, concave Northeasterly, whose 111.81 foot chord bears N45°28~41"W; Thence N06°01'29"W, along said Easterly Line, 63.40 feet; Thence Northwesterly, 80.56 feet along said Easterly Line, on a 292.58 foot radius curve, concave Southwesterly, whose 80.31 foot chord bears N13°54'47"W; Thence N21°48'05"W, along said Easterly Line, 71.05 feet; Thence Northwesterly, 87.48 feet, along said Easterly Line, on a 530.07 foot radius curve, concave Northeasterly, whose 87.38 foot chord bears N17°04'25"W; Thence N77°39'16"E, along said Easterly Line, 97.35 feet; Thence S34°36'55"E, 208.57 feet; Thence S89°54'27"E, 233.29 feet; Thence S34°34'27"E, 174.70 feet; Thence S04°24'54"W, 177.08 feet; Thence S64°49'19"W, 275.09 feet, to the Point of Beginning. Said Tract of Land contains 3.63 Acres, more or less, and is Subject to easements and restrictions of record. Ordinance No. Page 3 SECTION II. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. SECTION III. SEVERABILITY. If any section, provision or part of the Ordinance shall be ad- judged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti- tutional. SECTION IV. EFFECTIVE DATE. This Ordi- nance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this __ day of ,19 MAYOR ATTEST: CITY CLERK ppdad min~ord\vilgr-xv,d oc STAFF REPORT To: Planning and Zoning Commission Item: REZ97-0012 and SUB97-0016. Village Green, Part XV GENERAL INFORMATION: Applicant: Requested action: Purpose: Location: Size: Existing land use and zoning: Surrounding land use and zoning: Comprehensive Plan: File date: 45-day limitation period: SPECIAL INFORMATION: Public utilities: Public services: Prepared by: Robert Miklo Date: August 7, 1997 Village Partners c/o Franz Construction Co. 325 Third St Iowa City, IA 52245 Phone: 338-7923 Rezoning from RS-5 to OPDH-5 and preliminary plat approval of Village Green, Part XV, a one-lot residential subdivision. To allow the development of sixteen residential units South of Wellington Drive and east of Somerset Lane. Total 36.76 Lot 43 - 3.63 acres; Outlots 33.12 acres Undeveloped, RS-5. North: East: South: West: Residential, RS-5; Vacant, RS-5; Residential, OPDH-5 and RS-5 Residential, OPDH-5. Residential, 2-8 dwelling units per acre July 17, 1997 August 31, 1997 City water and sewer will be provided Municipal police and fire services will be provided. Private refuse service will be necessary. Transportation: Physical characteristics: Sensitive Areas Ordinance: Transit service is available at the inter- section of Wayne Avenue and Village Road via the Towncrest route. This property is generally flat. A stream corridor is shown on the Sensi- tive Areas Inventory Map along the east line of Lot 43, and hydric soils on the south side of Outlot A. A stormwater detention basin is pro- posed in the stream corridor. The stream corridor was altered as part of the construction of a storm water basin to the west. BACKGROUND INFORMATION: The Village Green area began developing in the mid-1960s as Village Green Part One. Since that time, several subdivisions covering Village Green Parts 1 to XIV have been approved. When Village Green Part Xll was reviewed by the City in 1992, the applicant submitted a concept plan for approximately the southern half of the Village Green area. The plan anticipates the intersection of Village Road and Wellington Drive with Scott Boulevard. The concept plan depicts several clusters of townhouse-style condominiums located around a water detention basin between Wellington Drive and Village Road. The proposed Wellington Condominiums on Lot z~3 require the approval of a rezoning from RS- §, Low-Density Single Family, to OPDH-5, Planned Development Housing. Future phases of the development will require additional rezoning and subdivision approval. The proposed development on Lot z~3 will complete the development on Somerset Lane. The development of townhouses on the west side of Somerset Lane was approved with Village Green Part XIII. ANALYSIS: OPDH Design: As stated in the Zoning Ordinance, the OPDH zone is established to permit flexibility in the use and design of structures and land in situations where a conventional development may be inappropriate, and where modifications of requirements of the underlying zoning will not be contrary to the intent and purpose of the Zoning Ordinance, inconsistent with the Comprehensive Plan or harmful to the neighborhoods in which they are located. In this case, the proposed OPDH would allow attached housing units on a common lot versus single-family detached dwelling units on individual lots normally required in the underlying RS- 5 zone. The applicant has stated the purpose of the OPDH in this area is to assist in creating an amenity out of the required stormwater management facility. In staff's view, the proposed design of the OPDH plan has the appearance of a sufficient amount of open space to make the design compatible with the surrounding existing and anticipated single-family development in Village Green. As shown on the plan, much of the open space will be contained within the wet bottom basin-stormwater management facility. This facility will provide an aesthetic amenity for the development; however, its use as active open space will be limited. To address concerns that the basin may become an attractive nuisance, a fence will be used to restrict access to the basin. When Village Green Part XII was approved, the Commission and Council were satisfied with this method of regulating access to the pond. Additional open space is shown on the front of the proposed units around the private street, Somerset Lane. The resulting density of the proposed OPDH plan is not inconsistent with underlying RS-5 zoning. The 16 dwelling units on Lot 43 have a density of 4.64 units per acre. The proposed townhouses are similar to the existing condominium units built in earlier phases of Village Green development. The townhouse clusters will be larger in size than the adjacent single-family homes. The proposed design (shown on the attached plan), however, contains features, such as varied rooflines and staggered facades, which will lessen the appearance of bulk. The proposed design of the townhouses provides for off-street parking within garages and on driveways in front of the garages. Additional off-street parking is shown in clusters off of the private street. Traffic: As discussed above, the density of the proposed condominium development is not significantly greater than what would be anticipated for conventional single-family development. Therefore, any increase in traffic as a result of the approval of the proposed OPDH should be negligible. The street layout shown on the concept plan provides for Wellington Drive, a collector street, which will eventually funnel traffic from the proposed and existing development in this area to Scott Boulevard. The proposed dwelling units on Lot 43 will have access to Somerset Lane, a private street. Subdivision Design: In addition to Lot 43, the subdivision includes Outlots A, B, and C. The area between Outlots B and C provides for the extension of Wintergreen Drive south to the Village Green South subdivision. When extended through Village Green South, Wintergreen Drive will contribute to providing secondary access and a neighborhood traffic circulation route for both subdivisions. It is anticipated that Outlots A, B, and C will be subject of future OPDH rezonings and/or subdivisions. Public Utilities: The planned Scott Boulevard Trunk Line extension will provide adequate sanitary sewer capacity to serve this development and the remainder of the Village Green area. A water tap-on fee will be required for development of Lot 43. As the outlots within the subdivision are subdivided and developed, the water tap-on fee will be collected for them. Stormwater management: Stormwater storage for this development will be provided in a wetbottom stormwater basin on the eastern side of Lot 43 with the bulk of the basin being located on Outlot A. Because of the high water table in this area, the legal papers for Village Green Part XII-XIV contained requirements for a private tile system to drain the area to allow the construction of dwellings with basements. Similar stipulations should be required for the final plat of Village Green Part XV. Sensitive Areas Ordinance: Because this property contains a stream corridor and hydric soils a sensitive areas site plan is required. The site plan requires staff approval. The stream corridor in this area was severely altered during construction of previous phases of Village Green, prior to adoption of the Sensitive Areas Ordinance. Most of the natural features of the corridor have been removed. The Sensitive Areas Ordinance allows storm water management facilities in stream corridor buffers. The landscaping plan includes natural planting areas along the edge of the proposed pond. Staff is currently reviewing the sensitive areas site plan. Open space: At the time Village Green Part XIV was subdivided, .35 acres of neighborhood open space was designated to be dedicated to the City. The legal papers for Part XIV specified that when Outlots A and C are subdivided the remaining neighborhood open space requirement should be satisfied by fees in lieu of neighborhood open space dedication. The remaining open space requirement for Village Green equals .57 acres (24,877 square feet). At the time Village Green Park XV is to be final platted, an appraisal of the property will be needed to establish the fee equivalent to .57 acres. This fee will be due upon issuance of building permits. Summary: The proposed OPDH design and preliminary plat of Village Green Part XV will continue the development pattern begun with the approval of Village Green Part XII-XIV. As designed, the proposed townhouses appear to be compatible with the adjacent single-family neighborhood and existing condominiums in this area. STAFF RECOMMENDATION: Staff recommends that the requested rezoning from RS-5 to OPDH-5 and the preliminary OPDH plan and preliminary plat for Village Green, Part XV, a 36.75 acre, 1-lot residential subdivision with 3 outlots be approved. ATTACHMENTS: 1. Location map. 2. Preliminary Plat/ODPH Plan/Sensitive Areas Site Plan Approved by: Jeff Davidson, Assistant Director Department of Planning and Community Development ppdadmin\stfrep\REZ9712.RM I1 PDH 5 SITE LOCATION RS 5 RS 5 RS 8 RFBH -:; RFBH ~ CI 1 I1 LOCATION MAP REZ97-0012 SUB97-0016 VILLAGE GREEN, PT. 15 EXISTING POND y il II II It 7