HomeMy WebLinkAbout2001-08-21 Public hearing City of Iowa City
MEMORANDUM
DATE: August 15, 200:~
TO: City Council
FRON: Steven Nasby, Community Development Coordinator~~'~A~
RE: 2OOl.-2006 Consolidated Plan (CITY STEPS) Amendments
At your August 21 meeting, the City Council will be setting a public hearing for September
11 to receive input regarding Iowa City's 2001-2006 Consolidated Plan (CITY STEPS). This
public hearing provides an opportunity for citizens to discuss the strategies, goals and
priorities of CITY STEPS and to request amendments to the existing plan.
Once the public hearing is held any proposed amendments to the CITY STEPS plan will be
considered by the Housing and Community Development Commission (HCDC). At their
September 20 meeting, HCDC will make recommendations to the City Council regarding
significant changes or amendments to the C[I'Y STEPS plan.
On September 25, the City Council will be asked to vote on proposed amendments to the
CITY STEPS plan. Amendments adopted by the City Council will be incorporated into the
CITY STEPS plan and implemented starting with the FY03 Community Development Block
Grant (CDBG) and HOME Investment Partnership Program (HOME) funding cycle.
If you have any questions about the CiTY STEPS plan or the proposed schedule for
amendments please contact me at 356-5248 or via e-mail at Steven-Nasby@iowa-city.org.
Cc: Housing and Community Development Commission
Karin Franklin, Director of Planning and Community Development
David Schoon, Economic Development Director
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
t
7:00 p.m. on the 21 h day of August, 2001, in
Harvat Hall, Civic Center, 410 E. Washington
Street, Iowa City, Iowa, or if said meeting is
cancelled, at the next meeting of the City Council
thereafter as posted by the City Clerk; at which
hearing the Council will consider:
An ordinance to rezone approximately 30.11
acres of property from Rural Residential, RR-1,
to Sensitive Areas Overlay - Low Density Single
Family Residential, OSA-5, located at the west
end of Bristol Drive.
A copy of the proposed ordinance is 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.
MARlAN K. KARR, CITY CLERK
E08-21-01 J
6b
Prepared by: John Yapp, PCD, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5247 (REZ01-00011)
ORDINANCE NO.
ORDINANCE AMENDING THE ZONING ORDINANCE BY CHANGING THE
ZONING DESIGNATION OF 30.11 ACRES OF PROPERTY FROM RURAL
RESIDENTIAL, RR-1, TO SENSITIVE AREAS OVERLAY-LOW DENSITY
SINGLE-FAMILY RESIDENTIAL, 0SA-5, FOR PROPERTY LOCATED AT THE
WEST END OF BRISTOL DRIVE.
WHEREAS, the applicant, Oakes Construction, Inc., is owner and legal title holder of
approximately 30.11 acres of property located at the west end of Bristol Drive, south of
Interstate 80; and
WHEREAS, the applicant has requested the rezoning of approximately 30.11 acres
from Rural Residential, RR-1, to Sensitive Areas Overlay-Low Density Single-Family
Residential, OSA-5, for said property; and
WHEREAS, the property has been zoned Rural Residential up to this point due to the
lack of access to the gravity-flow public sanitary sewer system; and
WHEREAS, the applicant has proposed to construct a sewer lift station, to be
dedicated to the public, in order to enable the property to be divided into lots served by the
public sewer system, and it is in the public interest to connect properties to the sewer
system to minimize the use of septic fields in the area; and
WHEREAS, the property contains regulated sensitive environmental features,
including steep, critical, and protected slopes, woodlands, and a stream corridor; and
WHEREAS, the Sensitive Areas Development Plan submitted with the rezoning
application and which is associated with the Sensitive Areas Overlay zoning, is in technical
compliance with the Sensitive Areas Ordinance; and
WHEREAS, the Sensitive Areas Development Plan includes the dedication of 20.35
acres of open space, well over the 0.69 acres of open space required under the City's
Open Space Ordinance.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SECTION I The property described below is hereby reclassified from its current designation
of Rural Residential, RR-1, to Sensitive Areas Overlay-Low Density Single-Family Residential,
OSA-5, and the associated Sensitive Areas Development Plan is hereby approved:
Beginning at the Northwest Corner of Dean Oakes Fifth Addition, to Iowa City, Iowa in
accordance with the recorded plat thereof; Thence S07(E)16'30"W, along the West Line of said
Dean Oakes Fifth Addition, 127.75 feet; Thence Northwesterly 26.64 feet, along said line and
an arc of a 1676.74 foot radius curve, concave Southwesterly, whose 26.64 foot chord bears
N83010'49"W; Thence S06021'53"W, 90.29 feet; Thence S00038'48"W, along said line,
108.00 feet; Thence S89e08'51"W, 192.99 feet; Thence S57059'59"W, 240.00 feet; Thence
S87E)10'32"W, 261.73 feet; Thence N8501 1'39"W, 345.00 feet; Thence S04030'30"W, 365.49
feet; Thence S89e2.0'39"E, 56.51 feet; Thence S00039'21"W, 126.58 feet; Thence
N890031'01"W, 349.44 feet; Thence N00017'59"E, 910.99 feet; Thence N87052'02"W, 9.40
Ordinance No.
Page 2
feet; Thence N00617'46"E, 327.47 feet; Thence S86030'09"E, 1214.50 feet; Thence
N85654'10"E, 605.31 feet; Thence S77641'56"E, 392.04 feet; Thence S07645'54"E, 229.57
feet; Thence N88602'12"W, 788.90 feet, to the Point of Beginning. Said tract of land contains
30.11 acres, and is subject to easements and restrictions of record.
SECTION II 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 the
final passage, approval and publication of this Ordinance as provided by law.
SECTION III CERTIFICATION AND RFCORDING. The City Clerk is hereby authorized and
directed to certify a copy of this ordinance.
SECTION IV. RFPFALFR. All ordinances and parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION V SFVFRABII ITY. 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 as a whole or any section, provision or part thereof not adjudged invalid or unconsti-
tutional.
SECTION VI EFFECTIVE DATE. This Ordinance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this day of ,20
MAYOR
ATTEST:
CITY CLERK
ppdadm/ord/oakesdcc
STAFF REPORT
To: Planning and Zoning Commission Prepared by: John Yapp, Associate
Planner
Item: REZ01-001 l/SUB01-0009 Date: June 21, 2001
Oakes Sixth Addition
GENERAL INFORMATION:
Applicant: Oakes Construction, Inc.
PO Box 1456
Iowa City, IA 52244
Phone: 338-1144
Contact person: MMS Consultants
1917 S. Gilbert Street
Iowa City, IA 52240
Phone: 351-8282
Requested action: Approval of a rezoning from Rural
Residential, RR-1, to Sensitive Areas
Overlay - Low Density Single Family
Residential, OSA-5, and preliminary plat
approval.
Purpose: To allow development of an 18-1ot single
family residential subdivision.
Location: West end of Bristol Drive.
Size: 30.11 acres
Existing land use and zoning: Undeveloped, Rural Residential zone
Surrounding land use and zoning: North: Interstate 80
South: Residential; RR-1
East: Residential; RS-5
West: Residential; RS-5
Comprehensive Plan: The North District Plan identifies this area
as single-family residential.
File date: June 13, 2001
45-day limitation period: July 28, 2001.
SPECIAL INFORMATION:
Public utilities: Water service is available to the site.
Sanitary sewer is proposed to be
provided in conjunction with a lift station
proposed at the southwest corner of the
subdivision.
Transportation: Access to the site is via Quincent Street
and Bristol Drive.
Physical characteristics: The site contains a woodland, a steam
corridor and steep, critical and protected
slopes.
BACKGROUND INFORMATION:
The applicant, Dean Oakes Construction, is applying for a rezoning from Rural Residential, RR-1,
to Sensitive Areas Overlay - Low Density Single Family Residential, OSA-5, for 30.11 acres of
property located at the west end of Bristol Drive, and preliminary plat approval for a 18 single
family lots with one outlot. The applicant initially requested RS-5 zoning. Because the property
contains critical and protected slopes and woodlands, a Sensitive Areas Overlay is required. The
property has been zoned Rural Residential due to the inability to serve the property with gravity
sewer. The applicant is proposing to overcome the sewer constraint by constructing a sewer lift
station in association with the development. The applicant is proposing to dedicate 2/3's of the
property (Outlot A) to the City for open space. If it is accepted it will need to be rezoned to P,
Public.
ANALYSIS:
Plat Design: The applicant is proposing to extend Bristol Drive to the west, ending in a cul-de-
sac. Eighteen (18) single family lots are proposed to be subdivided off of Bristol Drive. These
lots are between ¼-acre and 1.6 acres in size. Gas and electric utility easements extend
across the rear of lots 1-9, under what is proposed to be the rear yards of these lots.
Consistency with Comprehensive Plan: The recently adopted North District Plan identifies
this area as appropriate for single family residential development. However due to the sewer
constraint that exists in the area it was assumed that development would be limited to one acre
and larger lots. By constructing a lift station, the applicant is making it possible for more lots to
be created. Because the proposed lots are single family, and are consistent in size to other lots
along Bristol Drive, staff feels the proposal is consistent with what was contemplated in the
North District Plan.
The Nodh District Plan also depicts a wooded open space buffer between the pipeline
easement and Interstate 80 and a pubic or private open space along Rapid Creek. The
applicant is proposing to dedicate these areas (Outlot A) equaling 20.35 acres to the City for
open space. Although much of these areas may be too rugged for development of active
parkland, dedication will assure preservation of the woodland and slopes and will allow for
development of a trail as envisioned in the North District Plan. The Parks and Recreation
Commission has agreed to accept this property.
Sensitive Area Rezoning: The property contains woodlands, a stream corridor as well as
areas of steep, critical and protected slopes. Therefore a Sensitive Areas Overlay Zone is
required. The stream corridor and most of the woodland and slope areas are located within
Outlot A, which will be dedicated to the City. A swath of woodland will be removed to allow for a
City-installed water main, as well as the extension of Bristol Drive and individual home sites. It
appears approximately 20% of the woodland will be removed for this development. The amount
of woodland to be retained needs to be recalculated by the applicant's engineer due to wooded
areas, both in areas to be graded and in areas to be reserved, missing from the plat. The
Sensitive Areas Ordinance allows up to 50% of the woodland to be removed. It appears the
applicant will easily meet this requirement. Staff recommends that a conservation easement be
added to the lots containing woodlands to be retained. This will help assure that future property
owners are aware that trees can not be clear-cut. A conservation easement label should be
added to the plat.
With the exception of lots 11 and 12, the critical and protected slopes are located towards the
back of the proposed lots where no grading is proposed. These areas should also be covered
by the conservation easement to assure long term protection. Some grading will occur on
critical slopes to allow construction of houses on lots 11 and 12. The Sensitive Areas
Ordinance permits such grading if it is done in accordance with the design standards contained
within the ordinance. The PubIic Works Department is reviewing the grading plan.
Secondary Access: The need for secondary access is determined by factors including the size
of the subdivision, the topography of the roads, the density and type of housing, and the
proposed and potential development of adjacent land. Secondary access may be required
when there are physical features that make it difficult to provide emergency vehicle access,
such as steep slopes, abridged or culverted roadway and tall, wide-diameter trees within the
right-of-way. Secondary access may also be required when there are special populations that
increase the potential for emergency vehicles to access the area, such as elderly housing
facilities, or housing for persons with disabilities. To determine when secondary access might
be required due to the level of traffic, Iowa City has used a guideline of 500 vehicles per day for
local streets, and 2,500 vehicles per day for collector streets. This has been used as a
guideline and not an adopted standard due to other factors that can increase or decrease the
need for secondary access, including future roads planned for the area, environmental features
and the type of housing.
In the past, the point at which secondary access was measured for this area was the
intersection of Dubuque Road and Oakes Drive, and all the lots along Oakes Drive were
included in the calculation. Although lots along Oakes Drive west of Quincent Street are
currently on a single means of access, the North District Plan shows Oakes Drive continuing in
a loop back to Dubuque Road, which will eventually provide secondary access to the properties
along Oakes Drive. This connection would be made when the property to the south of Oakes
Drive is developed.
Therefore, the point at which secondary access is measured is the intersection of Quincent
Street and Oakes Drive. The secondary access guidelines allow a single means of access for to
be permitted for a temporary condition. The North District Plan also shows Bristol Drive
continuing from it's current eastern terminus back to Dubuque Road. For this analysis, staff will
begin the secondary access evaluation from the intersection of Quincent Street and Oakes
Drive.
There are 35 platted lots (not all of which are developed) to the nodh of the intersection of
Quincent Street and Oakes Drive. Using our local standard of 7 vehicle trips per day for single
family properties, these 35 homes generate an average of 245 vehicle trips per day. The
proposed 18-1ot subdivision would generate an additional 126 vehicle trips per day, for a total of
371 vehicle trips per day. This is well within the traffic threshold of 500 trips per day Iowa City
has used as one factor to judge when a secondary access is required for additional
development to occur.
Another factor to be considered is the ability of emergency vehicles to get around blockages in
the road if necessary. Quincent Street is relatively flat, has very few right-of-way trees, and has
paved sidewalks, factors that make it easier for vehicles to drive over the curb and get around
blockages in the road if necessary. If this were an area of steep topography and/or with
numerous large right-of-way trees, staff would be more concerned.
Open Space: The open space requirement is calculated according to the size of the entire
subdivision, including the area to be dedicated to the City. Using this calculation, 0.69 acres of
open space needs to be dedicated to the City for this development. The open space chapter
requires this area of open space to be suitable for 'active' open space, and defines this as land
of less than 15% grade, outside of stream corridors and wetlands. Although much of the 20.25
acres proposed to be dedicated as open space is rugged, there is adequate area to the west of
Lots 9 and 10, to be accessed via a trail easement, that meets the open space requirements.
The Parks and Recreation Commission has recommended approval of accepting the 20.35-
acre Outlot A as open space.
Infrastructure: The City is planning on extending a water main through this property along the
same alignment as the proposed Bristol Drive extension. This water main is part of the supply
system associated with the new Water Plant, to be completed in 2002.
In the North District Plan, this property is identified as being appropriate for larger lots with
septic systems. This was due to the fact that it is not possible for gravity-flow sewer to be
extended to the property, because the property drains to the north. To solve this constraint, the
applicant will construct a sewer lift station at the southwest corner of the property, which will
pump to the existing sewer line on Bristol Drive. This sewer lift station will become part of the
public sewer system once it is constructed and dedicated to the City. It is to the City's benefit to
allow for properties to develop with access to the public sewer system as opposed to septic
systems, as this minimizes the potential for groundwater to be contaminated. There are other
properties in this neighborhood, to the south and southwest of this subdivision, that may be able
to tie into this lift station when their septic systems begin to fail.
Staff has heard some concern from neighbors about water pressure in the area. According to
Water Division staff, the water pressure is about 40 pounds per square inch (psi) in this
neighborhood, which is within standards. Twenty (20) psi is the minimum amount of pressure
the Water Division would find acceptable. The addition of 18 single family lots will not reduce
the existing water pressure a significant amount. With the construction of the sewer lift station
and the extension of Bristol Drive and associated utilities, there is sufficient infrastructure for
this development.
Tap on fees: A water main extension fee of $395 / acre will be required.
5
Stormwater Management: There is an existing stormwater management facility formed by a
ravine to the west of this property. Storm water calculations must be approved by the Public
Works Department prior to approval of the subdivision,
STAFF RECOMMENDATION:
Staff recommends that REZ01-0011, a rezoning from RR-1, Rural Residential, to OSA-5,
Sensitive Areas Overlay Low Density Single Family, and SUB01-0008, a preliminary plat for
Cakes Sixth Addition, a 30.1 l-acre, 18 lot single family subdivision with one outlot, be deferred
pending resolution of the deficiencies and discrepancies noted below. Upon resolution of the
deficiencies and discrepancies staff recommends approval of the rezoning and preliminary plat.
DEFICIENCIES AND DISCREPANCIES:
1. The extent of woodlands needs to be shown on the plat (some existing woodlands are not
identified on the plat), and the calculations for the amount of woodlands to be removed needs
to be revised. The required 50-foot woodland buffer needs to be included in the calculation
for trees to be removed.
2. The stormwater calculations for this development need to be revised and approved by the
Public Works Department.
3. The required 50-foot woodland buffer needs to be shown on the south, east, and west sides
of Lot 10, and the west side of Lot 11.
4. The protected slope buffer needs to be shown around all protected slopes.
5. A conservation easement should be shown over the woodlands to be retained.
ATTACHMENTS:
1, Location Map
2. Proposed plat
Approved by:
Robert Miklo. Senior Planner
Department of Planning and
Community Development
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing wil~
be held by the City Council of Iowa City, iowa, at
7:00 p.m. on the thirty-first day of July, 2001, in
Emma J. Harvat Hall, 410 E. Washington Street,
Iowa City, iowa, or if said meeting is cancelled, at
the next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
1. A resolution approving the annexation of
approximately 26.88 acres of property
located south and east of Scott Boulevard
and Rochester Avenue, and 6.25 acres of
property located east of Scott Boulevard and
south of Lower West Branch Road.
2. A resolution approving the annexation of
approximately 95.2 acres of property located
north of Court Street, south of Lower West ~t
Branch Road, and east of Hummingbird
Lane / Scott Park Drive, and approximately
10 acres of property located south of Lower
West Branch Road and east of
Hummingbird Lane.
3. An ordinance to rezone approximately 105.2
acres of property from Suburban
Residential, County RS, to Low Density
Single Family, RS-5 (45.08 acres) and.~
Medium Density Single Family, RS-8 (60.13
acres), for property located north of Court
4. An ordinance to fezone approximately 38.24
acres from Low Density Single Family, RS-5,
County Highway Commercial, CH, County
Local Commercial, C1 and County Multi-
Family, RaA to Community Commercial, ~2/,,._),,./
CC-2 (10.99 acres), Medium Density Single
Family, RS-8 (21 acres), and Low Density
Single Family, RS-5 (6.25 acres) for property
located east of Scott Boulevard and south of
Rochester Avenue and Lower West Branch
Road.
Copies of the proposed ordinances and
resolutions 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,
MARlAN K. KARR, CITY CLERK
NOTICE OF PUBLIC HEARING ON PLANS, SPECIFICATIONS, FORM OF
CONTRACT, AND ESTIMATE OF COST FOR THE RIVERSIDE FESTIVAL STAGE
SEATING PROJECT IN THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA CITY, IOWA, AND TO OTHER
INTERESTED PERSONS:
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 estimate of cost for the Riverside
Festival Stage Seating Project, in said City at 7:00 p.m. on the 21st day of August, 2001, said
meeting to be held in the Council Chambers in the Civic Center in said City, or if said meeting is
cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk.
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 interested
persons.
Any interested persons may appear at said meeting of the City Council for the purpose of making
objections to and comments concerning said plans, specifications, contract or the cost of making
said improvement.
This notice is given by order of the City Council of the City of Iowa City, and as provided by
law.
MARIAN K. KARR, CITY CLERK