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HomeMy WebLinkAbout11-07-2002 Planning and Zoning Commission Agenda Informal Meeting Planning and Zoning Commission Monday, November 4, 2002 - 7:30 ****** RECREATION CENTER MEETING ROOM B ****** 222 SOUTH GILBERT STREET PUBLIC DISCUSSION OF ITEMS ON THE INFORMAL AGENDA WILL BE HELD AT THE FORMAL MEETING ON THURSDAY, November 7, 2002, 7:30 P.M., Emma J. Harvat Hall Civic Center Agenda Formal Meeting Planning and Zoning Commission Thursday, November 7, 2002 - 7:30 p.m. Emma J. Harvat Hall (Civic Center) A. Call to Order B. Public Discussion of Any Item Not on the Agenda C. Announcement of Vacancies on City Boards and Commissions D. Rezoning Items: 1. REZ02-00018/SUB02-00018 Discussion of an application submitted by Tom Lewis for a preliminary plat of Lewis Addition, a 4-lot, 5.6-acre subdivision and for a rezoning from Low Density Single Family Residential (RS-5) to Sensitive Area Overlay (RS-5/OSA) for property located at 1520 N. Dubuque Road. (45-day limitation period: November 10, 2002) 2. REZ02-00018/SUB02-00021 Discussion of an applicatiOn submitted by Charles Ruppert et al. for a preliminary plat of Ruppert Hills for a 22.91-acre, 4-lot subdivision, and an application submitted by Callaway Development Inc. for a rezoning on 10.15 acres from Medium Density Multifamily (RM-20) to Sensitive Areas Overlay and Planned Housing Development Overlay (RM-20/OSA/OPDH) to allow the development of a 198-unit apartment complex and clubhouse located at the Northwest comer of Highway 1 and Ruppert Road. (45-day limitation period: December 1, 2002) E. Development Items: 1. SUB02-00019 Discussion of an application submitted by CB Development for a final plat of Whispering Meadows Part Three, a Resubdivision of Whispering Meadows Part Two Lots 139-156, an 18-lot, 26.14 acre residential subdivision located south and west of Whispering Meadow Drive. (45-day limitation period: November 10, 2002) 2. SUB02-00020 Discussion of an application submitted by Mark Kennedy for a preliminary plat of Kennedy Subdivision, a 40.2 acre, 4-lot residential subdivision located in Fringe Area C southwest of the intersection of Dane Road SW and Osage Street SW. (45-day limitation period: December 1, 2002) F. Vacation Item: 1. VAC02-00006 Discussion of an application by Eagle View Properties for a vacation of approximately 5,900 square feet of Lafayette Street right-of-way, located west of Capitol Street. 2. VAC02-00007 Discussion of an application submitted by Mercy Hospital for the vacation of the east to west alley in Block 27 of the Original Town Plat, located between Market and Bloomington Street west of Dodge Street. G. Other: II. Consideration of the October 17, 2002 Meeting Minutes. I. Adjournment Upcomit, g Planning & Zonit ~g Commission Meetings: Infor~nal -November 18 -December 2 De~ember 16 December 30 January 13 February 3 Formal November 21 December 5 December 19 January 2 January 16 February 6 STAFF REPORT To: Planning and Zoning Commission Prepared by: Shelley McCafferty Item: SUB02-00018/REZ02-00019 Date: October 17, 2002 GENERAL INFORMATION: Applicant: Tom Lewis 2944 Orchard View Lane Iowa City, IA 52240 Requested Action: Preliminary subdivision plat, and rezoning from Low Density Single Family Residential (RS-5) to Sensitive Area Overlay (RS-5/OSA) Purpose: To permit a 4-lot subdivision. Location: 1520 N. Dubuque Road Size: 5.6 acres Existing Land Use and Zoning: RS-5, single-family residence Surrounding Land Use and Zoning: North: RS-5, Low Density Single Family South: RS-5, Low Density Single Family East: RS-5, Low Density Single Family West: RS-8, Medium Density Single Family Comprehensive Plan: Single Family/Duplex Residential File Date: September 26, 2002 45-Day Limitation Period: November 10, 2002 BACKGROUND INFORMATION: The applicant, Tom Lewis, has requested that 5.60-acres located at 1520 N. Dubuque Road be subdivided into 4 lots. There is currently a single-family residence and three accessory structures located on this property. The majority of the property is relatively flat, however there are wooded, regulated slopes on the eastern portion of the property. The size of the four lots is relatively large, ranging from 1.21 acres to 1.60 acres. ANALYSIS: Comprehensive Plan The North District Plan depicts this area as being appropriate for single-family/duplex residential. Furthermore, the Plan recommends Iow-density residential redevelopment in the North Dubuque Road vicinity due to the rural character, sewer constraints and topography of this area. The proposed 4-lot subdivision complies with the North District Plan. Subdivision Requirement This subdivision does not propose any new streets. Access to the four lots will be provided from Dubuque Road. Staff feels that the general considerations of the Design Standards have been met. Sanitary Sewers: The sanitary sewer will be connected to the existing sewer located in the ravine on the northeast corner of the property. This will require disturbance of sensitive areas. New sewer will be installed along the Dubuque Road right-of-way. Stormwater Management: Based on City code, this subdivision requires stormwater management. A retention basin would be located at the lowest elevation on the property, which is within the sensitive areas. Because staff feels it is more critical to minimize the disturbance of the sensitive areas, and because of the relatively small area that will be covered with impervious surfaces, staff recommends that the stormwater management requirement be waived. Attached is a memo from Public Works that further explains this issue. Water: The applicant will be required to pay a water main extension fee of $395 per acre when each lot is developed. Sidewalks: Sidewalks along the Dubuque Road right-of-way will need to be provided by the applicant. These are not illustrated on the preliminary plat Sensitive Areas: This property contains steep, critical and regulated slopes. The Sensitive Areas Inventory Map also illustrates a wooded area on this property. The applicant is not proposing any development within 50 feet of the sensitive areas. However, this subdivision will require connecting to the sanitary sewer that is located at the bottom of the ravine within the sensitive areas. This will require disturbance of protected and critical slopes. Under the Sensitive Areas Overlay Ordinance, disturbance of these slopes is allowed for the installation of essential public utilities. For this reason, a rezoning to Sensitive Areas Overlay rezoning and Development Plan are required. Because disturbance of the slope will be minimal, staff feels this is acceptable. STAFF RECOMMENDATION: Staff recommends that SUB02-00018/REZ02-00019, an application by Tom Lewis for a rezoning from Low Density Single Family Residential (RS-5) to Sensitive Areas Overlay (RS-5/OSA), and a preliminary plat of Hearthside Refuge, a 4-lot, 5.6-acre subdivision located at 1520 N. Dubuque Road be approved. DEFICIENCIES AND DISCRPENCIES: 1. Sidewalks on the east side of North Dubuque Road required. ATTACHMENTS: 1. Location map Preliminary Plat ;~: Lettersfrom~sa~~S Consulta~nts. Karin Franklin, Directo~ Department of Planning and Community Development 0 0 ~ 0 -' E ~ I:1: 0 OVO~ N31HD FK] I 10 3A¥ ONrIIH~ Preliminary Pla[ Lewis Addi[ion / :/' Iowa Ci[y, Ia PIAT PREPARED BY; 0~NEI~ 1917 SO~ G~E~ ST. 1010 ~T A~ N : IO~A C~. I0~ 52240 ~ ~ON. I0~t 52314 / : ; kOl 4 ~PHC~ ~PHC~S A~Y: / 2944 ORC~ ~ ~ 1~ ~ S~ IO~l C~, IO~l 52240 IOIl C~, IO~A 52240 / : I LEGEND AND NOTES ' '~~~ LOT 5 ~T~-~Y ~ - ~ ~s I / ~ ~'~T 7 ~ONTOU~ IN~V~ ~ ~ I~XT. TO A F(]IiT ON 1~ ~/BELy iHT ~ W~y UII[ ~ ~ ~ ~ NI~ ~ ~ ~y I ' : I I 1.70 I : / / L.t_. :~- ~ ~:: ] ~ ~CA~ON ~ NOT TO SC~ . ~ . ~S ADDITION _ a IOWA CITY, IA Sent b..y: IdMS C0NSULTANTS~ ]~NC. 319:3518476; 10/:31/02 3:18PM;Jef~dx #160;Page 2/2 1917 S. GILBERT STREET IOWA CITY IOWA 52240~363 (;~e,, D. Meisner L S a e I': Runald I. OFFICE: 319-351-8282 - FAX: 319-351-g476 R~,dy [.. Willlatn.~M.C.P. Kelly J. ~' October 29, 2002 Mr. Chuck Sc~adeke, P.E. Ci~ of lowa Public Works 410 ~t Washinbqoa Street Iowa Ci~, IA 52240 EE: Ha~hs[da Sterm Water ManasamenI ~ar Mr. Schmadeke: With t~s la,er we ~e rcqua~ing that th~ Ci~ of Iowa Ci~ Storm Water M~agsn~ant requirements bc waived for this proposed suMivisiom The above referenced subdivisioa contains four lo~ on 5.60 acres ~d lies c~t of Dubuque Road and nogh of Dodge Street. Wa request this variance b~cd on th~ following; !) The cuffcnt Prelim~n~y P~I m~d S~itive ~e~ ~erlay PI~ shows that appr,ximately the e~terly m~e-half of the su~ivision ~~ of Sensitive Features. If stom~ water ma~agumant were required, the det~fion b~in would need to be co~structed within these ~nsitiw Features ~d would have a~ adve~ effect on them. 2) As shown on the a~ched S~orm Waler Calculations, lhe co~guction of Ihis su~ivisi~)n will have a minimal effect on the runoff from this site. ThC ~off ~om the easterly watershed will r~mai~t essentially ~e s~ ~r dev¢]opment. ~e runoff from the westerly watershed will increase by approximately 60%. Howavar, ~is watershed is approximately 1. I acres ~d ~es not r~uim sto~ wa~r m~agement according to ~c Ci~ of Iowa City's Storm Wamr M~ag~mant Ordin~ce. If you ~ve any additional questions or concerns, ple~e contact us accordingly, Sincerely, MMS Consult~, Inc. Kelly J. B~kier, P.E. ~c. F~tcm~~S~,4c~ma4~-OOl~a~HUCKS November 1, 2002 Kelly J. Beckler, P.E. MMS Consultants, Inc. 1917 South Gilbert Iowa City, IA 52240-4363 Re: Storm Water Management Requirement Dear Kelly, The Public Works Director has reviewed your letter dated October 29th and agrees that the storm water management requirement for the Hearthside Refuge Subdivision can waived. In addition to the reasons you brought up in your letter, the City also feels that the large lot size and the abundant capacity of the existing drainage way also needs to taken into account. If you have any questions please feel free to call me at 356-5149. Sincerely, Ross Spitz Civil Engineer Cc: Chuck Schmadeke, Public Works Director 410 EAST WASHINGTON STREET · IOWA CITY, IOWA 52240-1826 · (319) 356-5000 · FAX (319) 356-5009 STAFF REPORT To: Planning and Zoning Commission Prepared by: Shelley McCafferty Item: SUB02-00021 Date: November 7, 2002 REZ02-00018 GENERAL INFORMATION: Applicant: SUB02-00021 Charles Ruppert Etal. C/o Charles Meardon 122 S. Linn Street Iowa City, IA 52240 REZ02-00018 Callaway Development Inc 1250 N.E. Loop 410, Ste. 800 San Antonio, TX 78209 Contact Person: MMS. Consultants Inc. 1917 S. Gilbert St. Iowa City, IA 52245 Requested Action: SUB02-00021 Subdivision of 22.91 acres REZ02-00018 Rezoning of 10.15 acres from Medium Density Multifamily (RM-20) to Sensitive Areas Overlay and Planned Housing Development Overlay (RM- 20/OSA/OPDH) Purpose: SUB02-00021 To establish property lines that .correspond to zoning boundaries REZ02-00018 To construct Callawy Lodge, a 198-unit apartment complex and club house. Location: North of Highway 1, west of Miller Avenue and south of Benton Street Size: SUB02-00021 - 22.9 acres REZ02-00018 - 10.15 acres Existing Land Use and Zoning: Medium Density Multifamily (RM-20), undeveloped Community Commercial (CC-2), undeveloped Medium Density Single Family (RS-8), undeveloped Surrounding Land Use and Zoning: North: RS-8, RM-20 & RM-44, single & multifamily residential South: CC-2 & C1-1, Highway 1 & commercial East: CC-2, commercial West: RS-8, single family residential Comprehensive Plan: Low to Medium Density Multifamily Residential, Commercial & Medium Density Single Family Residential File Date: October 17, 2002 45-Day Limitation Period: December 1,2002 BACKGROUND INFORMATION: The analysis of two applications is included in this staff report. The first application was submitted by the Charles Ruppert Etal. for a preliminary plat of a 4-lot subdivision of 22.91 acres of property located at north of Highway 1 and west of Miller Street. The purpose of this subdivision is to establish the legal boundaries in accordance with the recent rezoning of this property. This will allow the property owner to sell the lots for development and dedicate a lot to the City for the expansion of Miller Orchard Park. The zoning of this property, which was recently adopted and is subject to a conditional zoning agreement, is as follows: 1. Lot 1 Medium Density Multifamily Residential (RM-20) 2. Lot 2 Community Commercial (CC-2) 3. Lot 3 Medium Density Single Family Residential (RS-8) 4. Outlot A Medium Density Single Family Residential (RS-8) The second application was submitted by Callaway Development Inc. for a Preliminary Planned Development Housing (PDH) Plan and a Preliminary Sensitive Areas Development Plan for Lot 1, which is10.15 acres located north of Highway 1 at Ruppert Road. This property will also require an PDH and SAO rezoning. Lot 1 was recently downzoned from High Density Multifamily (RM-44) to RM-20 with a conditional zoning agreement to ensure that future development is sensitive to the natural topography and is designed with appropriate buffering, pedestrian amenities, and vehicular access. The conditional zoning agreement is attached. ANALYSIS: SUB02-00021 Compliance with the Comprehensive Plan: This property was recently rezoned in accordance with recommendations of the Southwest District Plan, which was recently adopted. This subdivision establishes the legal boundaries of the lots to correspond with the zoning boundaries and therefore, is in compliance with the Comprehensive Plan. Public Improvements: This subdivision will also allow the sale and development of Lot 1, which will be discussed with the analysis of the Sensitive Areas and OPDH Development plan for Lot 1 later in this report. However, this subdivision application does not propose any development on any of the four lots. Because it is likely that Lot 2 and Lot 3 will be further subdivided in the future, staff recommends that public improvements not be required at this time. As these lots are subdivided, the developer will be required to submit construction drawings for grading, paving, utilities and storm water detention. The subdivider's agreement however, should establish an escrow fund for the construction of sidewalks along Miller Avenue on Lot 3 when it is developed. Because Outlot A is to be dedicated to the City to satisfy the neighborhood open space requirements for both the subdivision and the OPDH plan for Lot 1, sidewalks should be installed on Benton Street and Miller Avenue on Outlot A when Lot 1 is developed. Due to the topography on Outlot A, the alignment of the sidewalk will need to be determined. This subdivision is also subject to the conditional zoning agreement that was adopted when this property was rezoned. A 15' wide pedestrian walkway easement is to be granted to allow opportunity for a pedestrian trail as per conditions I., m., n., and o. of the CZA. The preliminary plat illustrates these easements. However, staff recommends that at the time Lots 2 and 3 are developed, if the trail has not yet been constructed, that the subdivider's agreement allow the location of the easement to be renegotiated to a location that may be more compatible with the topography, a more direct route to Miller Orchard Park and responsive to the development. If the trail is constructed prior to development, the proposed easements will provide a location for the trail. Neighborhood Open Space: The neighborhood open space required with this subdivision is 1.41 acres. The applicant has proposed the dedication of Outlot A (1.5 acres) to the City for the expansion of Miller Orchard Park. This complies with the concept plan for this property in the Southwest District Plan. The Parks and Recreation Commission will review this dedication at their November 13 meeting. Outlot A is in compliance with the standards for neighborhood open space. REZ02-00018 Compliance with Comprehensive Plan: During the Southwest District planning process, a concept plan was developed for the Ruppert property north of Highway 1. Appendix C of the Southwest District Plan describes and illustrates this concept plan. To ensure that the issues that were' addressed in the plan are incorporated into the development of this property, at the time it was rezoned to RM-20 the owners agreed to a conditional zoning agreement. The fifteen conditions that were included in the CZA and comment regarding the proposal's compliance with the CZA are as follows: a. Prior to any development of the subject property, the Owner shall submit an OPDH plan for review and approval in accordance with City ordinances. The OPDH plan shall address the elements and conditions outlined in the CZA. The applicant has submitted and OPDH plan and this will be analyzed later in this report. b. Vehicular access to the subject property will not be permitted from Harlocke Street. The OPDH plan illustrates a single lane access from the northern most parking lot to Harlocke Street. A gate will be provided per the Fire Department's specification to allow for emergency access only. Public vehicular access from Callaway Lodge to Harlocke Street will not be permitted. c. A 100-foot buffer area will be maintained along the western property line of Lot 1 to provide adequate separation between single family zoning and larger multifamily buildings and parking lots. The first 50 feet from the property line shall remain landscaped open space free of buildings and parking areas. Landscaped parking lots and buildings no greater than 25 feet in height may be established within the l O0-foot buffer area between 50 feet and 75 feet from the western property boundary of Lot 1. Landscaped parking lots and buildings no greater than 60 feet in height may be approved as part of the OPDH plan within the 100-foot buffer area between 75 feet and 100 feet from the westem boundary of Lot 1. This buffer has been illustrated on the OPDH plan. A parking lot is located 5 feet into approximately 270 feet of the northern portion of the buffer. At the southern portion of the buffer, parking lots and a driveway is located within the 50 to 100 foot zone. A building not taller than 58 feet 6 inches, is located 5 feet into the 100-foot buffer. Landscaping of the parking lots is proposed. A landscaped private open space is also proposed in the northwest corner of the development. This open space is within the 100' buffer and will further serve to mitigate the transition from this development to the adjacent single family neighborhood. Staff feels that the buffer requirements have been met. d. The property will be developed in a manner that is sensitive to the topography, with buildings located in a manner that will minimize disturbance to critical slope. To minimize impervious surfaces, at least 75 percent of the required parking must be provided underneath the buildings. Discussion of the condition addressing the topography and slopes will be addressed below under the Sensitive Area Development Plan analysis. In terms of the parking requirement, the applicant is proposing 607 parking spaces, 493 (80%) of which are located below the building, thereby satisfying this condition. e. Access to the property will be permitted from the IDOT-approved access point along Highway 1 directly across from Ruppert Road. The City will cooperate with the Owner in their efforts to obtain appropriate IDO T approval for upgrades to the access point to serve the development. The proposed plan illustrates access to the development only from this approved location. Access to the future commercial development will also be provided here, therefore, meeting this condition. f. If, based on the City's trip generation model, streets within the development will carry more than 500 vehicles per day, such streets shall be designed and constructed in accordance with City specifications for collector streets, including provisions for pedestrian facilities. Exceptions to the collector design standards may be approved by the Director of Planning and Community Development if warranted based on the private nature and function of the street. It has been determined that collector street standards are warranted for Ruppert Drive. The proposed development however deviates from these standards in a number of respects. The standard width for collector streets is 31 feet. The proposal illustrates a 28-foot private street. Sidewalks should be located on both sides of the street. The radius of the S-curve driveway also does not comply with these standards. As will be discussed later in this report, staff feels that it is acceptable to require an 8-foot sidewalk on one side of the street at the location of the S-curve. It may also be justifiable to reduce the width of the street where the additional the 31- foot width would cause additional disturbance to the critical slopes. More information is required from the applicant regarding the justification for deviation from this standard. g. If, due to the intensity of development on the subject property, a traffic signal and turn lanes are warranted at the intersection of Highway 1 and Ruppert Road, the owner of the property must at that time contribute funds to pay for any IDOT required intersection improvement and funds equal to haft the cost of a traffic signal and associated installation costs. Shoemaker & Haaland conducted a Traffic Signal Warrant Study for the intersection of Ruppert Road and Highway 1. This study recommends a new configuration for this intersection and a traffic signal. Attached is the study and a memo from Transportation Planner Jeff Davidson. Davidson is in general agreement with the conclussions of the report, however he points out some flaws in the report that need to be addressed by the applicantl h. A public or private street must be stubbed to the west property line of Lot 1 in a location to be determined by the City of Iowa City. The proposal illustrates an easement for an extension of the private street to the west property line. Staff feels the easement and its location is satisfactory. If and until a street connection is made to the west, a turnaround must be constructed and maintained to standards that will accommodate fire apparatus and emergency vehicles. The turnaround proposed by the applicant has been approved by the Fire Marshall. The Fire Marshall has also requested that "No Parking" signs be posted at all fire lanes and that the emergency access at Harlocke Street must be posted No Parking and remain free of snow and obstruction at all times. j. A public access and fire apparatus access easement will be granted over and across all private streets within any future development. This easement has not been noted on the plan, however, the applicant has agreed correct the submittal plans. k. The emergency access easement must extend to the north property line of Lot 1 at a location to be determined by the City. This access easement will provide emergency vehicle access to the property in the event that the primary access from Highway 1 is blocked. The access easement must remain clear of structures and landscaping or trees that might obstruct emergency access. The location for said access will be determined during the OPDH process. The OPDH plan illustrates a single-lane access from the northern most parking lot to Harlocke Street. A gate that complies with the specifications of the Fire Marshall will be provided to prevent public access. This access lane must be posted with "No Parking" signs. Although emergency access is illustrated, the easement has not been noted on the plan. L A 15' wide pedestrian walkway easement will be granted to allow the opportunity for a pedestrian trail to be constructed generally along the Owner's northern property line of Lot 1 and Lot 2 from the end of Harlocke Street eastward and then northward following the Owner's' western boundary of Lot 3 to provide the opportunity for the eventual connection to the public park space located along Benton Street near its intersection with Miller Avenue. To maintain public safety, views to and from the pedestrian trail shall not be permitted along the pedestrian easement. (See comments are after condition o. for conditions I. through o.) m. A 15' wide pedestrian walkway easement will be granted from the property's northem boundary of Lot 2 generally southward to connect with the street on the property that provides public access to Highway 1. This easement should connect should with east-west trail described in paragraph L n. A 15' wide pedestrian walkway easement will be granted from the northern property boundary of Lot I beginning at the end or Harlocke Street and extending generally southward following the western boundary of Lot 1 to end at the southwest comer of the property adjacent to the highway 1 right-of-way. o. The grant of pedestrian easements described in paragraphs L, m., and n., above, does not represent an obligation on the property owners' part to construct pedestrian trails. However, this paragraph should not be construed in a manner that exempts the property owner from constructing adequate pedestrian facilities to serve development on the subject property. These easement conditions as they apply to the subdivision are discussed in the analysis of SUB02-00021 above. Staff recommends that the trail easement coincide with the sidewalk along the S-curve drive on the eastern portion of the property. In this case, the sidewalk should be widened to 8 feet along the S-curve. This will also mitigate to some extent the deviation from the collector street standard for sidewalks on both sides of the street. An easement will need to be provided from the 8-foot sidewalk to the east property line connecting with the trail easement that runs north through Lots 2 and 3. Trees, stairs and retaining walls must not obstruct the trail easement, which is a deficiency of this application. Because Callaway Lodge will likely be marketed to University students, staff feels that it is particularly important that adequate pedestrian connections are provided to north, which will make it easier to walk and bicycle to major destinations. The sidewalk from the northern most parking lot needs to be connected to the Harlocke Street sidewalk. This also requires that well- connected pedestrian facilities be provided within the development. The proposed buildings are relatively long, therefore entrances and connections to the sidewalks need to be located more frequently than illustrated on the preliminary plan. OPDH Plan Density: The preliminary OPDH plan is for the development of Callaway Lodge, a 198-unit apartment complex in three buildings and a clubhouse. There will be a total of 555 bedrooms. The applicant has provided concept sketches of the south elevation of the development, which are attached. The density of this development provides 1964 square feet per dwelling unit or 22 units per acre. The maximum allowable density based on the underlying RM-20 zoning is1800 square feet per dwelling unit or 24 units per acre. Open Space: Dedication of open space requirements was met with the subdivision of Lots 1,2 3 and Outlot A. Public Improvements: This development will require a water main extension fee of $395 per acre. An extension fee will not be required for the sanitary sewer. Due to the constraints involved in developing this property, it is necessary to locate a public sanitary sewer line beneath a retaining wall. Public works recommends that this be permitted provided that structural calculations of the sewer pipe are provided, the City videotapes the installation of the sewer, and if the City is required to excavate the sewer in the future, the Owner is responsible for reinstallation of the retaining wall. Storm water management is required and a basin located in a natural drainage way has been illustrated. The developer will have to obtain permission from IDOT to allow the grading necessary for this basin as well as the installation of the storm sewer in the right-of-way of Highway 1. The applicant proposes to route storm water that is not retained by the basin to the Highway 1 storm sewer main. The City Engineer has identified a number of minor deficiencies related to public works issues and it is likely that these will be corrected prior to action by the Planning and Zoning Commission. Tree Requirements: The tree regulations require ones tree for every 550 square feet of building coverage and that one large tree be located every 40 feet along a street frontage. This calculates to 203 trees. This proposal is short by three trees. Airport Overlay Zone. This development is located within the Airport Overlay Zone. The height of the proposed buildings complies with the standards of this zone. Sensitive Areas Development Plan Regulated Slopes: Due to the presence of critical slope on the property, a Sensitive Areas Overlay rezoning and Development plan is required. The CZA also requires that the property be developed in a manner that is sensitive to the topography and minimizes disturbance to these slopes. The requirement that the private street be constructed to collector standards, storm water management, and buffer requirements also cohstrain the development of the property. Therefore, it is necessary to balance the need for these requirements with the condition to minimize disturbance of the slopes. This property contains 1.35 acres of critical slopes. Approximately .87 acres (65%) will be disturbed to accommodate the private street and access to the below grad parking. Fewer slopes could be undisturbed if the collector street standards were not required. The purpose for this standard is because there is only one entrance to this development, and the wider street helps to ensure that any obstruction to the street will not completely block it. Although an emergency access has been provided via Harlocke Street, it is preferred that emergency access be maintained throughout the length of the street for the safety of the public. Furthermore, slope disturbance could be reduced if additional retaining walls were used. However, the applicant has proposed grading the site such that it reduces the grade of the slope. This solution will be more likely to minimize erosion and soil instability than the use of retaining walls. The applicant also proposes landscaping the disturbed areas in a manner that will further stabilize the slopes. Therefore, staff feels that given the constraints of the CZA and the intent the Regulated Slopes Ordinance, the applicant has satisfactorily met the standards for critical slopes. The applicant is requesting that a variance be granted to allow a maximum building height of 58'-6" The underlying zoning allows a maximum 35-foot building height. The purpose of this increased height is to allow 75% of the parking to be located below the building as required by the CZA. The parking is in two levels located below three levels of dwelling units. The sloping character of the site further contributes to the increased height. The uphill sides of the buildings will mostly fall within the 35-foot height limit. This downhill side faces Highway 1 and commercial development. Although staff feels that there is probable justification for the increased height, additional information is necessary to determine if the exposed parking levels on the south side of the buildings is designed in a manner that mitigates the negative visual impact of the parking. Wooded Areas: Although wooded areas is illustrated on the Sensitive Areas Inventory map, because the wooded area is less than 2 acres in size it is not regulated by the SOA. Archeological Sites: The Office of the State Archeologist has determined that further study of this property is not warranted. STAFF RECOMMENDATION: SUB02-00021, an application for a 3-lot subdivision with one outlot that is to be dedicated to the city for open space be deferred pending correction of deficiencies and discrepancies. REZ02-00018, an application for rezoning from Medium Density Multifamily (RM-20) to Sensitive Areas Overlay and Planned Housing Development Overlay (RM-20/OSA/OPDH) to allow the development of a 198-unit apartment complex and clubhouse located at Highway 1 and Ruppert Road be deferred pending correction of deficiencies and discrepancies. DEFICIENCIES AND DISCREPENCIES: SUB02-00021 1. Sidewalks along Benton Street and Miller Avenue required. 2. Rename Outlot A to Lot1, Outlot B to Lot 2, Outlot C to Lot 3 and Outlot D to Outlot A. 3. Show all existing utilities. 4. Clearly label and illustrate all sensitive areas. 5. Corrections to plans per notes from Public Works. REZ02-00018 6. Remove obstructions from the pedestrian easements. 7. Submit information regarding the screening of parking levels. 8. Show all required pubic access and emergency easement. 9. Justification of deviation from the collector street standards. 10. Show street name. 11. Add all required dimensions to plans. 12. Submit typical cross section of parking. 13. Show all existing and required utilities. 14. Submit detailed lighting plan and photometrics. 15. Submit details of retaining walls. 16. Show location and screening of dumpsters. 17. Correct development and erosion plans per the notes from Public Works. 18. Add earth berm to divert water to storm water retention basin. 19. Show required silt fences per notes from Public Works 20. Add name and address of owner to all plans. ATTACHEMENTS: 1. Location map 2. Conditional zoning agreement 3. Traffic Signal Warrant Study 4. Memo from Jeff Davidson 5. Sketches of proposed buildings Karen Franklin, Department of Planning and Community Development ;-.',".il,, ~I! II ~1~ ,, iP ~ -- - I~, It ¢i ~!!1 ~ ;~!i " · I~ I~1~1~ "'. "~ I ifill,!i!llli , ;. o ". ".~ , , ....... '..,,~.- ,. ~,'~ ~ ' , .. ', , , % ~ , Traffic Signal Warrant Study Ruppert Road and Highway 1 Iowa City, Iowa October 15, 2002 ::~.~' Mr. Larry Schnittjer RLA ...... ~ .... MMS Consultants, Inc. - .... 1917 South Gilbert Street -: '"- '.-..- ~2 '-~ ' . .~ Iowa City, Iowa 52240-4363 Re: Callaway Development Highway 1 South Iowa City, Iowa Dear Larry, Pursuant to your request, we have performed a traffic count and preliminary traffic improvement study for the site noted above. We used available traffic count data provided by the City and supplemented that with an 8-hour count to determine the breakdown of existing traffic and Ruppert Road movements at the intersection. Our study has been prepared to help you and your client as well as City officials to determine the scope of highway intersection improvements, which will be required by virtue of the proposed residential and commercial development of the Ruppert Property. At the proposed area of development, currently there is a three-leg intersection at Ruppert Road (minor road) and Highway 1 (major road). The speed limit is 45 mph along Highway 1 crossing Ruppert Road. Highway 1 is a four lane divided highway with a leR turn bay on the east approach. Ruppert Road has two lanes, a right turn lane and a left turn lane, exiting onto Highway 1. There is Wal-Mart and Cub Foods to the southwest of the intersection and other small commercial businesses southeast of the intersection and along Ruppert Road. To the north of Highway 1 is the Ruppert Property that is currently undeveloped. Two signalized intersections are approximately 0.5 miles in either direction from the Ruppert Road and Highway 1 intersection. The area along Ruppert Road to the south has been subdivided by the City to be developed in the future and is zoned as CI-1. It is 57.13 acres in size (including right-of- way and easements). The proposed development for the Ruppert Property consists of a 600-person residential apartment complex along with a 3.5-acre commercial development. The proposed development will change the intersection from a three-leg intersection to a four-leg intersection. The new development will increase the traffic volume at the intersection as will ever-increasing traffic on Highway 1 and Ruppert Road South. Determining the amount of increase, where it is generated from and thus a study of a traffic signal warrant is necessary. The proposed alternatives include keeping the intersection stop sign controlled at both approaches of Ruppert Road or adding traffic signals. The Manual of Uniform Traffic Control Devices, Millennium Edition has eight warrants that indicate whether or not a traffic signal is to be considered. These eight warrants are listed as follows: 1) Eight-hour vehicular volume 2) Four-hour vehicular volume 3) Peak hour 4) Pedestrian volume 5) School Crossing 6) Coordinated Signal System .... -~.:_.:'/' 7) Crash Experience 8) Roadway Network After determining whether or not a signal is warranted, the other alternatives to be considered would consist of the number of lanes in each direction to operate the intersection efficiently. Adding a left turn and right turn bay along Highway 1 may be necessary to have the intersection function properly. Single or double lane access to Highway 1 from Ruppert Road North could be another alternative to the intersection design. The analysis included traffic projections, for the residential and commercial development on the Ruppert Property and commercial development along Ruppert Road South. Current counts at the intersection ahd signal warrant analysis using Manual on Uniform Traffic Control Devices, Millennium Edition (MUTCD) were completed. Traffic flow analysis using geometric design was also considered such as storage bay, taper lengths and comrol radius. Preliminary geometric design recommendations contained herein should be refined during the final design. Using the Institute of Traffic Engineers Trip Generation Handbook, 6~ Edition, traffic projections were estimated for the residemial apartment complex and the two commercial areas that will affect the intersection. Traffic projections for the Ruppert Road South commercial developmem were obtained from the City of Iowa City. Projections for Ruppert Road South are 5019 ADT. According to the City of Iowa City projections, approximately 50% will use the Ruppert Road/Riverside Drive intersection while the other 50% will use the Ruppert Road/Highway 1 intersection. Therefore, 2510 ADT was used for the projections at the intersection of Highway 1 and Ruppert Road South. Using the number of residents and percentages of two bedroom units vs. four bedroom units you provided us, the total number of units is estimate to be 195. The average trip generation rate for residential apartment traits is 6 vehicles per day (vpd) per unit. Traffic projections for the residential complex are 1170 vpd. For the 3.5-acre commercial development on the Ruppert Property, the business park trip generation rate best describes the proposed area. The trip generation rate yields approximately 350 vpd. An 8-hour traffic count including 15-minute peak hour counts were needed to check the MUTCD warrants for signalization. The results of this count are shown in Table 1.1. Table 1.1: Existing 8-hour Traffic Count performed 10/01/02 ~_ ,,~ii'~..~ APPROACH SOUTH- SOUTH- EAST- EAST- WEST- WEST~_. _ RT LT LT TllRU RT THRU;- TOTAL BY ' ' ~' .... LANE 512 132 560 7737 182 5831~ ' · TOTAL PER '-L' '- HOUR 64 17 70 967 23 731 -- The current intersection volumes without any new development is nearly satisfying Warrant 1 and 2 to justify signalization. The intersection satisfies Warrant 8 but does not satisfy any of the other remaining warrants. Tablel.2: Projected Traffic Volumes Eastbound Westbound Northbound Southbound L T R L T R L T R L T R 16 732 23 70 968 16 142 79 189 16 16 16 Using trip generation for the Ruppert Property trips, the approximate distribution of volumes is 50% exiting-50% entering. Then estimating that 1/3 of the volume will come from each approach of possible entry and exit, these volumes were added to the current totals, see Table 1.2. The full 50% from Ruppert Road South was shown exiting and split 40-20-40 between the le~ turn, thru and fight turn northbound offRuppert Road South onto Highway 1. Using the trip generation projections, the warrant criteria were evaluated by individual warrant as shown in Table 1.3. Four of the eight are satisfied, while three of the criteria were not analyzed for this study. The final warrant is pedestrian volume. Pedestrian volume could be enough to warrant a signal if the volume of students walking to Wal- Mart and Cub Foods is large. The pedestrian volume was not known at this time and therefore was not evaluated for this project. Table 1.3: Warrant Criteria Warrant I 8-hour vehicular volume Satisfied Warrant 2 4-hour vehicular volume Satisfied Warrant 3 Peak hour Satisfied Warrant 4 Pedestrian volume Not applicable Warrant 5 School Crossing Not applicable Warrant 6 Coordinated Signal System Not applicable Warrant 7 Crash Experience Not analyzed Warrant 8 Roadway Network Satisfied After obtaining trip generation fi'om the proposed development and checking signalization warrants, Highway Capacity Software 2000 (HCS) was used to evaluate the appropriate number of lanes for the intersection. Using the volumes in Table 1.2, HCS was used to evaluate the appropriate level of service for intersection with and without left and right turn bays and a single and double lane exit from Ruppert Road North. HCS was also used to evaluate the level of service using the 1 O-year growth rate fi'om the year 2000 predicted by the City of Iowa City for the intersection area The recommended solutiOn for this intersection is shown in Figure 1 with conceptual locations of the signal poles. Using this signal system, the intersection performed at a Level B with current anticipated trip generation volumes, which include full Ruppert Property development. Using the 1 O-year growth volumes, the level of service is C. The intersection performed at a level of service B without the left turn lane on the west approach and the without the right turn lane on the east approach. The reason for adding a left turn lane on the west approach is that there is currently one on the east approach. The Iowa DOT Design Manual recommends that if one approach has a left turn bay the other approach should also. The warrant for the right turn bay on the east approach is the approach speed. Allowing for a lane for deceleration will add to the safety of the intersection at 45 mph and keep the level of service at or above level C in the future. The estimated turn bay length for the right turn lane is 350 feet including a 15:1 taper. The turn bay length for the left turn lane is 150 feet plus a 10:1 taper. This should also be verified for appropriateness during intersection design. The Iowa Department of Transportation Design Manual suggests 50 feet for design of all right turn radii. The suggested phasing of the signal would be a simple two phase with permitted lefts and final analysis of the left turn operation should be completed shortly after opening the intersection. A protected left turn fi'om Highway 1 may be appropriate after development is completed. Pedestrian analysis was not included in this study due to lack of data. A recommendation of the count down timers, as installed east on Highway 1/Highway 6, could be an option for pedestrian walk signals. The large intersection crossing of Highway 1 from the residential development to the Wal-Mart or bus stop would require more analysis of the pedestrian walk with the signal. Signal timing is also a future analysis but coordination with the two signals surrounding this intersection would be recommended to keep smooth flow progression through the corridor. In conclusion, a signal is almost warranted by present volumes and certainly warranted, once the development is completed. The recommended number of lanes for 1 O-year design life is shown in Figure 1. For further intersection or signal design or questions,,.. feel free to contact me. Very truly yours, Anissa Williams, E.I. 5 PO ose ew Gnes ~ ~ ~ECOMMENDED INEE~$ECEION AT HIGI IWAY1 AND RUPPERT ROAD FIGURE 1 N.T.S. City of Iowa City M E MORAN DU M Date: October 24, 2002 To: Bob Miklo, Senior Planner From: Jeff D avidson, Transportation Planner ~I~'// Re: October 15, 2002 traffic study for the intersection of Ruppert Road and Iowa Highway 1 At your request I have reviewed the October 15, 2002 traffic study prepared by Shoemaker and Haaland for the proposed development project on the north side of Iowa Highway 1 at the intersection with Ruppert Road. The project consists of 90 four-bedroom apartments, 87 two- bedroom apartments, and 21 one-bedroom apartments; as well as a 3.5-acre commercial development parcel. The purpose of the traffic study is to determine what improvements should be required to the intersection of Ruppert Road and Iowa Highway 1 as a condition of approval of the proposed development project. I am in general agreement with the report's recommendations of installation of a traffic signal at the intersection, as well as the proposed geometric improvements shown on Figure 1. However, I would like to point out some flaws in the analysis. 1. The report states that the total number of dwelling unit is 195; it is actually 198. The trip generation analysis of the residential units assumes that each of the units, whether one bedroom or four bedroom, constitutes a single unit. The analysis shows 195 dwelling units multiplied by the standard six trips per day per dwelling unit, totaling 1,170 vehicle trips per day at build-out of the residential portion of the project. I believe this analysis understates the prospective trip generation from the residential dwelling units. The trip generation figures for apartment dwelling units are predicated on each unit consisting of a single household. In fact, in student apartment complexes a four-bedroom unit may consist of four separate households. If one went to the other extreme and assumed that the 555 bedrooms in this project each constituted a separate dwelling unit, then the estimated daily trip generation would be 3,330. This is likely an over estimation of the trip generation which will result from this project, but I believe that the actual number will be closer to 3,330 than 1,170. 2. The trip generation estimation for the 3.5-acre commercial development uses the "Business Park" trip generation rate. This results in a total daily trip generation according to the report of 350 vehicles per day. I do not believe the Business Park trip generation rate is appropriate for this parcel. Page 1,178 of the 6th Edition of the ITE Trip Generation manual provides the following description of the Business Park classification: Business parks consist of a group of flex-type or incubator one or two story buildings served by a common roadway system. The tenant space is flexible and lends itself to a variety of uses; the rear side of the building is usually served by a garage door. Tenants may be start-up companies or small mature companies that require a variety of space .... The average mix is 20-30 percent office/commercial and '70-80 percent industrial/warehousing .... October 24, 2002 Page 2 I believe more appropriate trip generation classifications should be used which reflect the commercial uses currently found in the area. Examples are Convenience Market with Gasoline, which results in 1,953 trips per weekday for the 3.5-acre parcel, or Specialty Retail Center, which depending on the size of the center would result in 1,000 to 1,500 trips per weekday. The report shows that current intersection volumes do not satisfy any traffic signal warrant. The report states that Warrant 8 is satisfied, but Warrant 8 is not appropriate to be applied to this intersection because it is not the intersection of two major routes. The report shows that four traffic signal warrants are met with the projected traffic volumes from the proposed development project (which I feel are substantially underestimated), as well as build-out of the Airport Commercial Park, and the overall traffic increase we have projected for Iowa Highway 1. Once again, Warrant 8 is not appropriate to be applied to this intersection. There is no signal warrant analysis detail provided in the report, but it appears using projected traffic volumes that signalization of the intersection is warranted. The report leaves some uncertainty to the justification for geometric improvements based strictly on the capacity analysis. However, as the report states, there are other considerations which I believe justify the proposed geometric improvements shown in Figure 1. These relate to geometric design principles of the Iowa DOT Design Manual as well as the relatively high speed of traffic in the area. Let me know if you have any questions. cc: Karin Franklin Karen Howard Jccogadm\memos\trafstudy. doc STAFF REPORT To: Planning & Zoning Commission Prepared by: John Yapp, Associate Planner Item: SUB02-00019 Whispering Meadows Part 3 Date: November 7, 2002 GENERAL INFORMATION: Applicant: CB Development Limited 437 Butternut Lane Iowa City, IA 52246 Applicant's Engineer: MMS Consultants 1917 South Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Applicant's Attorney: Michael Pugh 321 Market Street Iowa City, IA 52245 Phone: 354-1104 Requested Action: Final plat approval Purpose: To approve a 41-lot subdivision Location: South terminus of Whispering Meadow Drive Size: 9.75 acres Existing Land Use and Zoning: Undeveloped; RS-8 Surrounding Land Use and Zoning: North: Residential; RS-8 South: Undeveloped; RS-8 East: Residential; RFBH West: Undeveloped; RS-8 Comprehensive Plan: This property is in the South Planning District. The South District Land Use Map identifies this area as appropriate for small lot, single-family or duplex development. File Date: October 17, 2002 45 Day Limitation Period: December 1,2002 BACKGROUND INFORMATION: The applicant, CB Development Limited, is applying for a final plat of Whispering Meadows Part 3, which is a resubdivision of Lots 96-136 of Whispering Meadows Part 2. The final plat of Whispering Meadows Part 2 which includes 103 lots over 26.14 acres, was approved in 1993. The applicant would like to break out lots 96-136 as a separate subdivision in order construct infrastructure and sell lots without being required to install or pay escrow fees for the infrastructure in the remainder of Whispering Meadows Part 2. ANALYSIS: Escrow funds: The legal papers for Whispering Meadows Part 2 state that if the subdivider desires a building permit for any lot in the subdivision before all the improvements (infrastructure) is constructed, the subdivider shall pay in escrow "an amount equal to 110% of the cost of said improvements as determined by the City Engineer.'' This is intended to prevent a situation from arising where a developer constructs only ~ a street, or does not extend a sewer line all the way to the property line, or goes bankrupt before all the infrastructure is in place, etc. If the subdivider becomes insolvent, the City may use the escrow funds to complete the infrastructure necessary for the neighborhood. In this case, Whispering Meadows Part 2 is a large subdivision (103 lots), and is not selling as quickly as was contemplated by the subdivider in 1993. Smaller final plats in the range of 10-30 lots are much more common in this market, because the subdivider is able to finance that amount of infrastructure. The subdivider wishes to split off Lots 96-136 from the remainder of Whispering Meadows Part 2 (Lots 137-156) in order to avoid paying the escrow fees for the infrastructure in Part 2. Subdivision Design: The design of this subdivision is consistent with the design for lots 96-136 as approved in 1993. The subdivision consists of 41 lots situated around an extension of Whispering Meadows Drive and Primrose Court, a new cul-de-sac. The lots ranqe in size from 5,625 square feet to 18,099 square feet in size. Whispering Meadows Drive, and ~ater and sewer lines, extend to the south property line, which allows the property to the south to tie into them. The consequence of not developing the remainder of Whispering Meadows Part 2 is that no street will extend to the west boundary of the subdivision. Because the subdivider, CB Development, owns the property to the west beyond the boundaries of this subdivision, not extending a street to the west does not have consequences for any property except the subdivider. The City's South Sycamore Greenspace stormwater system lies beyond the west CB Development property line. ' The City has no interest in having a street extend to the South Sycamore Greenspace in this vicinity. Neighborhood Open Space: The 1993 subdivision for Whispering Meadows Part 2 pre-dated the Neighborhood Open Space ordinance. However, the subdivider dedicated an 11.75-acre public open space, Whispering Meadows Park, as part of the Whispering Meadows subdivisions. This more than satisfies today's open space requirement. Tap-on fees: A water main tap-on fee of $395 per acre will be required. This tap-on fee was not in place when this area was first subdivided but upon resubdivision the property owner is required to comply with current tap-on fees. Stormwater management: This property was designed to drain to the Whispering Meadows wetland / basin, which is existing. Legal Papers and Construction Plans: Legal Papers and Construction Plans are under review. STAFF RECOMMENDATION: Staff recommends that SUB02-00019 a final plat of Whispering Meadows Part 3, a 41-lot, 9.75 acre subdivision located at the south terminus of Whispering Meadows Drive, be approved, subject to approval of legal papers and construction plans prior to Council consideration. ATTACHMENTS: 1. Location Map 2. Final Plat 3. 1993 Whispering Meadows Part 2 Final Plat Karin/Franklin, Director Dep~irtment of Planning and Community Development Sjyapp\subdivisions\SUB02-00019 Whispering Meadows Part 3.doc STAFF REPORT To: Planning and Zoning Commission Prepared by: John Yapp Item: SUB02-00020. Kennedy Subdivision Date: November 7, 2002 GENERAL INFORMATION: Applicant and Property Owner: Mark Kennedy 931 Maiden Lane Iowa City, IA 52245 Phone: 351-5454 Applicant's Engineer: MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Applicant's Attorney: James Martinek 510 Iowa State Bank Building Iowa City, IA 52240 Phone: 338-9453 Requested Action: Preliminary plat approval. Purpose: To create a four-lot residential subdivision. Location: Southwest corner of Dane Road, SW and Osage Street, SW. Size: 40.2 acres Existing Land Use and Zoning: Residential and Agricultural; RS-5 and A-1 Surrounding Land Use and Zoning: North: Residential; County RS South: Agricultural; CountyA-1 East: Agricultural; County A-1 West: Agricultural; County A-1 Comprehensive Plan: Fringe Area C File Date: October 17, 2002 45-day Limitation Period: December 1, 2002 BACKGROUND INFORMATION: The applicant, Mark Kennedy, is requesting a preliminary plat of Kennedy Subdivision, a 40.2 acre four lot residential subdivision located at the southwest corner of Dane Road, SW and Osage Street, SW. The property contains one single-family residence and pasture. This plat would create three additional building lots located on higher ground near Dane Road, all to be accessed off of a proposed private street, Justin Court. This property is located outside of the City's growth boundary, but within Fringe Area C of the City's two-mile extraterritorial review area. This property was rezoned to RS-5 in 1997 and at that time a concept plan was submitted illustrating a development similar to that proposed with this plat. A preliminary plat for this property was approved in 1999, that has since expired due to the two- year time limit on preliminary plats. The applicant would like to have the preliminary plat re- approved. ANALYSIS: The proposed preliminary plat appears to be in general conformance with the subdivision regulations for Fringe Area C. Fringe Area Agreement: The development policies of the fringe area agreement for Area C indicate that for property outside of the growth area, rezonings to RS-5 (one dwelling unit per 5- acres of lot area) will be considered on a case by case basis provided that at least 80% of the lot area is set aside for open space or agricultural purposes. When this property was rezoned a concept plan was submitted that indicated this requirement would be met. The proposed preliminary plat is in conformance with the concept plan and does meet the 80% open space requirement. Subdivision Regulations: The proposed plat appears to be in general conformance with the subdivision regulations for the fringe area. City rural design standards are required, and it appears are being followed with this plat. Justin Court is proposed to have a chip seal surface, as is required in the rural design standards. The plat includes the creation of three additional building lots at the east end of the property. Two of the lots are proposed to have frontage along Dane Road but will be required to have access points on Justin Court. Three outlots are being proposed. Outlot C represents the portion of the property that was not rezoned to RS-5 in 1997, and remains zoned A-1 and will be used for agricultural purposes. Outlot A makes up the bulk of the required 80% open space and is labeled that it will be used for agricultural purposes. Outlot B is a smaller open space near the intersection of Dane Road and Justin Court, and is intended to be a smaller common area within the residential development as well as the site for the proposed well and well easement area. Storm Water Management: Because this property lies within the Old Man's Creek watershed, storm water management is not required. STAFF RECOMMENDATION: Staff recommends that SUB02-00020, a preliminary plat of Kennedy Subdivision, a 40.2 acre, 4 lot residential subdivision located at the southwest corner of Dane Road, SW and Osage Street, SW, be approved. ATTACHMENTS: 1. Location map. 2. Preliminary plat, 3. 1997 Rezoning Exhibit.Approved by.'(~~~~ '~~f~--._j~ Karln Franklin, Director Department of Planning and Community Development ppdadmin\sffrep\sub02-00020.doc STAFF REPORT To: Planning and Zoning Commission Prepared by: John Yapp Item: VAC02-00006. Lafayette Street Date: November 7, 2002 Right-of-Way West of Capitol Street GENERAL INFORMATION: Applicant: Eagle View Properties, LLC 3 E. Benton Street Iowa City, IA 52240 Phone: 351-2848 Applicant's Attorney: Robert N. Downer 122 S. Linn Street Iowa City, IA 52240 Phone: 338-9222 Requested Action: Vacation of Lafayette Street right-of-way west of Capitol Street. Purpose: To add to adjacent property at 729 Capitol Street. Size: Approximately 5,900 sq. ft. Existing Land Use and Zoning: Vacant right-of-way; C1-1 Surrounding Land Use and Zoning: North: Vacant; C1-1 South: CRANDIC Railroad; C1-1 East: Commercial; C1-1 West: Industrial; C1-1 Comprehensive Plan: Intensive Commercial File Date: October 9, 2002 BACKGROUND INFORMATION: The applicant, Eagle View Properties, has applied for the vacation of an approximate 5,900 sq. ft. portion of undeveloped Lafayette Street right-of-way, west of Capitol Street. Until recently, this property functioned as an access point to CRANDIC railroad property to the west, and a portion of it was leased to the property owner of 729 Capitol Street. Eagle View Properties has recently purchased the 729 Capitol Street property as well as the CRANDIC Railroad properties to the west. Because this right-of-way is no longer needed for access by CRANDIC Railroad, the applicant would like to acquire it and add it to the 729 Capitol Street property. This is the last remaining piece of Lafayette Street right-of-way west of Capitol Street. ANALYSIS: Release of a street or alley right-of-way should not be recommended when it would result in 1) detrimental vehicular or pedestrian circulation; 2) interference with the rights of access to any private property; or 3) inhibiting the access of fire, emergency or utility vehicles. Access: The right-of-way, which is unimproved to street standards, had provided access to CRANDIC Railroad property to the west. Since the adjacent properties to the north and west have been purchased by Eagle View Properties, the right-of-way is no longer needed for access by CRANDIC Railroad. To avoid the property to the west from becoming landlocked, staff recommends that the applicant have an auditor's plat prepared and recorded to incorporate the former CRANDIC property to the west and the 729 Capitol Street property as one lot, with frontage on Capitol Street. This will prevent a landlocked parcel from being created due to this vacation. This right-of-way is not being used for pedestrian or vehicular circulation, nor are there plans to use it for pedestrian or vehicular circulation. Some concern has been expressed with other right- of-way vacations in the area due to their potential to provide pedestrian access to the Iowa River. This right-of-way only extends 150 feet west of Capitol Street, and does not provide access to the river. Because of the industrial zoning and railroad tracks between this right-of-way and the Iowa River, staff would not recommend that pedestrian access be pursued in this vicinity. Fire/emergency vehicle access: The property does not appear to be needed for fire or emergency vehicle access, provided the properties acquired by Eagle View Properties are incorporated into one lot with access from Capitol Street. Public storm and sanitary sewers are located in the right-of-way, and a blanket utility easement should be created for these utilities. This will prevent the property owner from placing structures on the right-of-way, though it may be used for parking or open space/set back area. CRANDIC Railroad operates the railway bordering the south side of this right-of-way, and has been notified of the vacation request. STAFF RECOMMENDATION: Staff recommends that VAC02-00006, an application for the vacation of approximately 5,900 sq. ft. of Lafayette Street right-of-way west of Capitol Street be approved, subject to Eagle View Properties incorporating their properties west of Capitol Street and north of the CRANDIC Railroad into one lot by auditor's plat, prior to the right-of-way being conveyed. ATTACHMENTS: 1. Location map. 2. Letter from applicant's attorney. 3. Photographs of propertYApproved by: Karin/Franklin, Director DepArtment of Planning and Community Development ppdadmin\stfrep\vac02-00006.doc 0 0 0 I 0 ~,~ '~ > ~/~EARDON, SUF-.PPEL & DOWNER P.L.C. WILLIAM L. MEARDON LAVVYF_.RS ( I ~ I ~- I ~97) WILLIAM F. SUEPPEL 122 SOUTH LINN STREET T~LEPHONE: (3 I ~) 3384222 ROBERT N. DOWNER FAX: (31~) 338'7250 JAMES D. MCCARRAGHER IOWA CITY, IOWA 52240 - 1830 MARK T. HAMER THOMAS D. HOBART OF COUNSEL: MARGARET T. LAINSON JEAN BARTLEY DOUGLAS D. RUPPERT TIMOTHY J. KRUMM WILLIAM J. SUEPPEL CHARLES A. MEARDON DENNIS J. MITCHELL JENNIFER E. MORRISON DAVID O. BRIGHT October 22, 2002 MR. JOHN YAPP DEPARTMENT OF PLANNING & COMMUNITY DEVELOPMENT 410 E WASHINGTON IOWA CITY IA 52240 Re: Eagle View Properties, LI..C. Request for Vacation of a portion of Lafayette Street Dear John: Pursuant to our telephone conversation of yesterday afternoon, I am enclosing a copy of the plat of survey of Auditor's Parcel No. 2001-092 which depicts all of the property north of West Benton Street which Eagle View Properties, L.L.C. purchased from the CRANDIC Railroad late last year. As I believe I mentioned to you, Eagle View Properties is an affiliate of City Carton Company, Inc., which occupies all of this property. The parcel of .42 acre located in the northwest corner of the plat is the property to which the CRANDIC gained access from the portion of Lafayette Street that we are asking to have vacated. The north-south alley in Block 15 has, at least at the southerly end, also beton vacated and, therefore, the CRANDIC would have been left without vehicular access to this tract had Lafayette Street been vacated when that was requested by Richard Strauss. As I mentioned to you, Eagle View Properties has also purchased Lot 4, the east half of Lot 5 and the adjacent vacated alley in Block 15 from the Strauss family. As I believe these materials and this explanation will indicate, no other party would be affected by the proposed vacation. As I mentioned to you yesterday, the old buildings Mr. John Yapp October 22, 2002 Page 2 of 2 on the Strauss property have been demolished in order to remove four underground storage tanks located on the Strauss property. Those tanks have all be-~n removed, and we are awaiting a "no action" letter from the Iowa DNR to conclude the real estate transaction with the Strauss'. Our clients are aware that there are underground utilities beneath the portion of Lafayette Street proposed to be vacated, and understand that utility easements would be reserved by the City in any conveyance of the property. I assume that that would be handled in much the same way as the sale of West Benton Court to Oaknoll. If you or other members of the Planning Staff would like to discuss this at any time I would be happy to meet with you. I will be gone this Thursday and Friday but should be available thereafter. ~~*t~ yours, Robert N. Downer RND/bjf Enclosure Cc: Mr. John Ockenfels Mr. Tom Rowland STAFF REPORT To: Planning and Zoning Commission Prepared by: Robed Miklo Item: VAC02-00007. Vacation of alley between Date: November 7, 2002 Johnson and Dodge Street GENERAL INFORMATION: Applicant: Darrell Lamb Mercy Hospital 500 E. Market Street Iowa City, IA 52245 Requested Action: Vacation of alley in Block 27 of Original Town Plat. Purpose: To allow Mercy Hospital to control this property. Location: East/west alley between Johnson and Dodge Street. Existing Land Use and Zoning: CO-1, Medical Office and Parking Surrounding Land Use and Zoning: North: CO-1 and RNC-12, Office and Residential South: CO-1, Office and Residential East: RNC-12, Residential West: CO-1, Mercy Hospital File Date: October 17, 2002 BACKGROUND INFORMATION: Mercy Hospital has acquired all property within the block bounded by Bloomington, Dodge, Market and N. Johnson Street (Block 27 of Original Town Plat). The south half of the block contains a parking structure for Mercy Hospital. The northwest corner of the block contains the Mercy Cancer Center. The remainder of the north half of the block contains parking or vacant properties where residential structures were recently demolished. Mercy Hospital would like the alley vacated in order to allow it to control the entire block. The hospital plans to add on to the Cancer Center and provide additional parking areas. ANALYSIS: Three general criteria determine the advisability of the release of a street or alley right-of-way. A release would be inadvisable if it would interfere with vehicular or pedestrian circulation and interfere with the right of access to private property or inhibit the access of emergency or utility services. In this location Mercy Hospital owns all properties that have access to this alley. Therefore, vacation would not interfere with access to any private property. Previously the alley did serve as vehicular access to individual lots when this area was developed for residential purposes. With the redevelopment of this entire block for one user, access to individual lots is no longer needed. Staff would caution, however, that vacation of this alley should be done so that it does not result in future requests for access directly on to Market Street, an arterial street. The current alley intersects with Dodge Street, a State Highway and an arterial street. When the alley served residential uses it handled a Iow volume of traffic. With the intensification of uses on this block, there is the potential for a considerable increase of traffic being directed to and from Dodge Street. It is preferable that traffic enters and exits Dodge Street from Bloomington Street rather than from the current alley location. Therefore staff recommends that as a condition of the City's vacation of the alley, the current alley intersection with Dodge Street be closed and no additional direct vehicular access be permitted from Block 27 onto Dodge Street. The existing exit-only from Mercy's parking structure to Dodge Street may remain. The property does not contain City water, sewer or storm sewer lines and therefore is not necessary for municipal utilities. Staff has sent a letter to the private utility companies advising them of this request for a vacation and asking if they have any need for the alley. If there are any private utilities such as gas, electric, cable or telephone lines within this alley, an easement should be retained for these utilities unless the applicant make provisions for their being moved to an acceptable location. The applicant has indicated that they have reached agreement with MidAmerican Energy Company to relocate the existing power line that runs through the alley. To assure that the overhead line is not moved to a more visible location along Bloomington or Market Streets, staff recommends that the City's vacation of the alley be subject to any relocated overhead utilities being located at least 100 feet from Bloomington and Market Streets or placed underground. It does not appear that this alley is needed to serve a public purpose. As long as there is an agreement specifying: 1) no direct vehicular access will be sought by Mercy Hospital to Market Street, 2) the current alley intersection with Dodge Street will be closed and there will be no additional direct vehicular access from Block 27 onto Dodge Street; the exit-only from the existing parking facility onto Dodge Street will be allowed to remain, and 3) any overhead utilities relocated from the alley will be located at least 100 feet from Bloomington and Market Streets or placed underground. There does not seem to be a reason for the City to retain this alley right-of-way. STAFF RECOMMENDATION: Staff recommends that VAC02-00007, a request to vacate the east/west alley in Block 27 of the Original Town Plat be approved subject to 1) no direct vehicular access will be sought by Mercy Hospital to Market Street, 2) the current alley intersection with Dodge Street will be closed and there will be no additional direct vehicular access from Block 27 onto Dodge Street; the exit-only from the existing parking facility onto Dodge Street will be allowed to remain, and 3) any overhead utilities relocated from the alley will be located at least 100 feet from Bloomington and Market Streets or placed underground. ATTACHMENTS: 1. Location map. 2. Alley vacation exhibit. Approved by: Kar.~n Franklin, Director Department of Planning and Community Development ppdadmin\stfrep\vac02-00007.doc Mercy Hospital 500 East Market Street Iowa City, Iowa 52245 '. ,.Il., MERCY Exrraordinar~y Care. October 17, 2002 319-339-0300 phone .... www.mercyiowacit¥.org Attention: City Council of Iowa City Planning and Zoning Commission ...... 410 E. Washington Street ,----: :,..:: . ..... Iowa City, Iowa 52240 .... :~ .2. Dear Council and Commission Members: Mercy Hospital has submitted an application to the City of Iowa City to vacate the alley in Block 27 of the Original Town. Mercy owns alt parcels of land on either side of this alley, and would, therefore, like to purchase this parcel as well in order to continue to provide adequate space to support programs that meet the health care needs of the community. Mercy staff will be available to meet with City personnel as needed to facilitate this process. We would like to request the City to look favorably on this application. Sincerely, Darrell J. Lamb, CPE, FASHE Director of Engineering DJL:nv copy: Glen Winekauf, Vice President, Marketing and Support Services- Mercy Tom Gelman, Phelan Tucker Mullen Walker Tucker & Gelman, LLP 2~20Cl' t7 PH I: 16 ~ ALLEYVACATION EXHIBIT 1112" pipe N/ N I/2" r~bar Inside I" bol~ 12" d~p ~ BLOOMINGTON ST . . .~ N ~0'00'00" E - ~0.00' (~09 ...... ~o~ ~ ~ I I l B - la" Im pip~ ~/~~ o.~' ~H'IN ~ ~" I ~ Z ~ A I I ·T t ~ ~ ~ ~ a ~ a t ~ J' (~O'RO~ = I ~ N o ~ N ~'~S'I~"H - ~lq.~a' (~o') - 0 om _ I I ~o ~ 5 I 8 7 I 8 cop - I I - ~/4" N aq'~4~" H - 4=q~' (4ao') ~ ~ A R K E T. S T (8o'Ro~ q _~ 4~.o2' (4809 ~ 5/¢ rebar found unless noted ~. oF ~h 0 5/¢ rebar w/ cap ~8295 set ..... ( ) Recorded dimension or Bk - Pg .EGAL DESCRIPTION: ~ ~ ~ ~11 of the platted alley in Block ~~ 27, Original Town, Iowa Oity, Iowa., .~~ %opriefor ~ person requesting ~ ¢ r~. ;u~ey: Herc~ Hospital 0 ~ 80 160 u~ ~ ~1~ I" = ~0' ~ ~ ~1 TITLE J  i ¢o/~I ,=~, ' SURVEYINg AND ENgINEERINg. ALLEY VACATION EXHIBIT j.mo/o~ 5~5 SOUTHgATE AVENUE I~wa Ol~ Oan~er-Tr~atm~nt..O~nt~r - rA II IOWA C~, IOWA 52240 - BI~R ~7, ORIGINAL TOWN J~ ,o. I: :~ I PHONE (~9) ~54--~984 Iowa 'Oil[, I~a i~1 ~o~lI ALLEY VACATION for IOWA CITY CANCER TREATMENT CENTER LEGAL DESCRIPTION All of the platted alley in Block 27, Original Town, Iowa City, Iowa described as follows: . Beginning at the SE corner of Lot 1 of said Block 27; thence S 00°03'12" E - 20.00 feet to the NE corner of Lot 8, said Block 27; thence N 89°57'18" W - 319.82 feet (recorded 320 feet) to the NW corner of Lot 5, said Block 27; thence N 00o06'52" W- 20.00 feet to the SW corner of Lot 4, said Block 27; thence S 89°57'18" E - 319.84 feet (recorded 320 feet) to the Point of Beginning. Said AJley Vacation contains 6397 sq. ft. or 0.15 Acre.