HomeMy WebLinkAbout07-18-2002 Planning and Zoning CommissionIowa City Planning & Zoning Commission
Informal Meeting
Jul_v 15, 2002
7:00 or Following Meeting With City Council
Recreation Center- Meeting Room B
Formal Meeting
July 18, 2002
Thursday- 7:30 p.m.
Emma J. Harvat Hall - Civic Center
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Department of Planning & /~'"~
Community Development ~i
CITY OF 10 WA CITY
Thursday, July 18, 2002
5:30 - 6:30
Emma J. Harvat Hall
(Civic Center)
A. Southwest District Presentation
Agenda
Informal Meeting
Planning and Zoning Commission
Monday, July 15, 2002 -
7:00 or Following Meeting With City Council
****** 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 I
THURSDAY, July 18, 2002, 7:30 P.M., Emma J. Harvat Hall Civic Center
I
A. REZONING ITEMS'
1. REZ02-00010 Discussion of an application submitted by Craig Petit for a rezoning
from Low Density Multi-Family (RM-12) to Sensitive Areas Overly Low Density Multi-
Family (OSA-12) on 1.06 acres to allow a 12-unit multi-family building located on the
west side of First Avenue south of Stuart Court. (45-day limitation period' July 18)
2. REZ02-00011 Discussion of an application submitted by Arlington L.C. for an
amended Preliminary OPDH-12 Site Plan for Lot 259 of Windsor Ridge
Part 15, Glen Brook Condominiums, a 46-unit residential development at the
intersection of Court Street and Cambden Road. (45-day limitation period: July 27)
3. CZ02-00007 Discussion of an application submitted by Kris Wingate for a
rezoning from A1 (9.75 acres) and RS (1.6 acres) to RS-5, for an 11.35 acre
property located in Fringe Area C at 3125 Rohret Road SW.
B. VACATION ITEM-
VAC02-00002 Discussion of an application submitted by CRANDIC Railway
Company and the University of Iowa for a vacation of the right-of-way of portions of
Front Street and Prentiss Street generally located south of Burlington Street and
west of Madison Street.
C. COMPREHENSIVE PLAN:
Setting of a public hearing for August 1,2002 for an amendment to the
Comprehensive Plan to adopt the Southwest District Plan for the area located
generally South of Melrose Avenue West of the Iowa River, North of Highway 1 West
and East of the Iowa City Landfill.
D. Consideration of the June 20, 2002 Meeting Minutes.
E. OTHER:
F. ADJOURNMENT
Upcoming Planning & Zoninq Commission Meetings:_
Informal July29 August 12 Holiday- Labor Day September 16 September 30 October 14
Formal August 20 August 15 September 5 September 19 October 3 October 17
Agenda
Formal Meeting
Planning and Zoning Commission
Thursday, July 18, 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. REZ02-00010 Discussion of an application submitted by Craig Petit for a rezoning
from Low Density Multi-Family (RM-12) to Sensitive Areas Overly Low Density Multi-
Family (OSA-12) on 1.06 acres to allow a 12-unit multi-family building located on the
west side of First Avenue south of Stuart Court. (45-day limitation period: July 18)
2. REZ02-00011 Discussion of an application submitted by Arlington L.C. for an
amended Preliminary OPDH-12 Site Plan for Lot 259 of Windsor Ridge
Part 15, Glen Brook Condominiums, a 46-unit residential development at the
intersection of Court Street and Cambden Road. (45-day limitation period: July 27)
3. CZ02-00007 Discussion of an application submitted by Kris Wingate for a
rezoning from A1 (9.75 acres) and RS (1.6 acres) to RS-5, for an 11.35 acre
property located in Fringe Area C at 3125 Rohret Road SW.
E. Vacation Item:
VAC02-00002 Discussion of an application submitted by CRANDIC Railway
Company an~l the University of Iowa for a vacation of the right-of-way of portions
of Front Street and Prentiss Street generally located south of Burlington Street and
west of Madison Street.
F. Comprehensive Plan:
Setting of a public hearing for August 1,2002 for an amendment to the
Comprehensive Plan to adopt the Southwest District Plan for the area located
generally South of Melrose Avenue West of the Iowa River, North of Highway 1
West and East of the Iowa City Landfill.
G. Consideration of the June 20, 2002 Meeting Minutes.
H. Other:
I. Adjournment
Upcoming Planning & Zoning Commission Meetings:
Info~mal J~ly 29 ~.ugust 12 Holiday - Cancelled ~eptember 16 September 30 October 14
Formal August 1 August 15 September 5 September 19 October 3 October 17
City of Iowa City
M E ORAN DU
Dato: July 12, 2002
To: Planning and Zoning Commission
From: John Yapp, Associate Planner
Re: REZ02-00010 Lot 3, First and Rochester Part 1, Sensitive Areas Rezoning
Staff has received a revised Sensitive Areas Site Plan for Lot 3, First and Rochester
Subdivision, Part 1. A Sensitive Areas Overlay rezoning is required due to the presence of
critical slopes on this property. Consideration of the Sensitive Areas Overlay rezoning and site
plan was deferred from the Commissions June 20 meeting to allow the applicant time to
redesign the site plan. At the June 20 meeting, the Commission discussed the need for a
development on a property such as this to be designed according to the lay of the land in order
to minimize overall slope disturbance.
Critical Slopes
The Sensitive Areas Ordinance states that grading and excavation shall be minimized on
steep and critical slopes, and that cut slopes shall be constructed to eliminate sharp angles of
intersection with the existing terrain, and shall be rounded and contoured as necessary to
blend with existing topography to the maximum extent possible. Existing vegetation shall be
retained to the maximum extent possible (14-6K-11(4)).
Much of the property contains steep and critical slopes. It is staff's opinion that development
could not occur on this property without impacting the steep and critical slopes. In this type of
situation, the goal of the Sensitive Areas Ordinance is to minimize disturbance to the steep
and critical slopes while allowing a reasonable amount of development. One of the purposes
of the Sensitive Areas Ordinance is to "foster urban design that preserves open space and
minimizes disturbance of environmentally sensitive features and natural resources" (14-6K-
1A(5)). The intent of the ordinance is to encourage building designs that take into account the
existing topography when a development is being designed in order to minimize overall slope
disturbance.
Revised Design Plan
The layout of the proposed site design, in staffs opinion, is little different from the previous
design plan. A 12-unit apartment building is proposed on the north side of the property, with
surface and garage parking proposed on the south side of the property. While the aisle
between rows of parking / garages has been reduced to 26 feet from 30 feet in width, the
depth of the garages has increased from 20 to 22 feet. One fewer parking space is proposed.
The main difference is that the larger and more extensive retaining walls are proposed to
reduce the extend of grading around the perimeter of the development. In the letter submitted
with the design plan, it is noted that 2,249 square feet of retaining walls are proposed. Much
of the retaining wall would be 8+ feet in height; at the western side of the site a portion of
retaining wall would be 13+ feet in height. With this design, 64.1% of the steep slopes would
be disturbed, and 50.7% of the critical slopes would be disturbed. In total, approximately 56%
of the slopes would be disturbed.
While the use of extensive retaining walls has the result of reducing the level of slope
disturbance, staff does not feel this approach meets the intent or the spirit of the Sensitive
July 12, 2002
Page 2
Areas Ordinance. The goal is not to require large walls to reduce the extent of grading at the
perimeter of the development. The goal is to "foster urban design that preserves open space
and minimizes disturbance of environmentally sensitive features and natural resources" and to
encourage designs that take into account the topography of the land in their design, therefore
minimizing overall disturbance to the steep and critical slopes. On a property such as this that
is crossed with steep and critical slopes, a building designed for the landscape is likely what is
necessary.
The letter submitted with the revised plan also notes that some steep and critical slopes will be
reconstructed and created. Reconstructing or creating steep and critical slopes does not meet
the intent of the ordinance, which is to preserve existing slopes that have evolved over time,
and have reached a certain stability with existing vegetation, drainageways, and surrounding
landscape.
Summary
Staff does not feel this design meets the intent or the criteria of the Sensitive Areas Ordinance,
which is to minimize disturbance to steep and critical slopes. Due to staff receiving this
revised plan late in the week, we have not been able to undertake a complete review of the
plan details. However, a number of technical deficiencies have been noted. If the
Commission is inclined to support the general design of this plan, staff recommends it be
deferred pending resolution of the deficiencies and discrepancies noted below.
STAFF RECOMMENDATION:
Staff recommends REZ02-00010, a request for a rezoning from Low Density Multi-Family to
Sensitive Areas Overlay - Low Density Multi-Family, for a 1.06 acre property located at Lot 3
of First and Rochester Subdivision, Part 1, be denied.
DEFICIENCIES AND DISCREAPANCIES:
1. Silt fence locations and more detail on erosion control techniques should be noted on the
plan.
2. Add notes regarding the water lines: 12"x 6" tapping sleeve and valve; tap and valve fire
and domestic separately; show 24" water main on west side of First Avenue.
3. It looks like this plan will require more than 500 cubic yards of grading. In that case, prior
to a grading permit being issued, an engineered grading plan must be submitted and
approved.
4. Drainage details for the retaining walls should be shown on the plan.
5. An accessible walkway should be provided to the public sidewalk; this can be located
adjacent to the proposed access drive.
ATTACHMENTS:
1. Location Map
2. Sensitive Areas Site Plan
3. Letter regarding slope disturbance
Approved by:
Robert ~iklo, Senior Planner
Planning & Community Development Dept.
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535 Southgate Avenue
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STAFF REPORT
To: Planning and Zoning Commission Prepared by: Shelley McCafferty
Item: REZ02-00011
Windsor Ridge Part 15, Lot 259 Date: July 18, 2002
Glen Brook Condominiums
Amended Preliminary OPDH-12
GENERAL INFORMATION:
Applicant: Arlington, L.C.
C/o Gary Watts
2346 Mormon Trek Boulevard
Iowa City, IA 52246
Phone: 351-8811
Contact Person: Duane Musser
MMS Consultants
1917 S. Gilbert
Iowa City, IA 52240
Phone: 351-8282
Requested Action: Amend Preliminary OPDH-12 Site Plan
Purpose: To allow 4 additional townhouse-style dwelling units
Location: Northeast corner of Court Street and Camden Road
Size: 4.06
Existing Land Use and Zoning: 42 dwelling units, OPDH-12
Surrounding Land Use and Zoning: North: RS-8; future residential
South: OPDH-8; future residential
East: RS-5; future residential
West: OPDH-12; residential
Comprehensive Plan: 2-8 dwelling units per acre
File Date: June 12, 2002
45-day Limitation Period July 27, 2002
BACKGROUND INFORMATION:
The applicant, Arlington, L.C., is requesting an amendment to the Preliminary OPDH-12 Site Plan
for Lot 259 of Windsor Ridge Part 15. Lot 259 is the parcel of property bounded by Court Street to
the south, Camden Road to the west and Ashford Place to the north. The Preliminary OPDH-12
Site Plan was approved with two 12-plex buildings, a 6-plex building and three 4-plex buildings for
a total of 42 dwelling units on Lot 259. After the approval of the OPDH Plan, the applicant
received staff approval to substitute the 4-plex buildings for a design with a smaller footprint due
to incompatibility of the original 4-plex with the site topography. The design that staff approved is
the same 4-plex, townhouse-style building that will be located on the west side of Camden Road.
The amended OPDH plan illustrates an additional 4-plex building for a total of 46 dwelling units.
ANALYSIS:
The smaller footprint allows room to locate an additional 4-plex building at the northern end of the
Lot 259, facing Ashford Place. The driveway configuration remains similar to the approved OPDH
Plan, however access to the driveway from Ashford Place has been eliminated. Adequate fire
access is available to these units from the street, therefore removal of the Ashford Place entrance
is not problematic. The addition of four units increases the density of Lot 259 from 11.9 units per
acre to 13 units per acre, which it is still Within the acceptable density of the underlying zoning.
The configuration of Lot 258 and the southern portion of Lot 259 of Windsor Ridge Part 15
remains as previously approved. The Planning and Zoning Commission found that Windsor Ridge
Part 15 was in compliance with the Comprehensive Plan and City Code, and staff feels that the
amended OPDH Plan is also in compliance.
In summary, this amendment does not significantly alter the design of the original OPDH Plan, nor
does it significantly increase the density of the entire Windsor Ridge Part 15 OPDH. The increase
in density conforms with the neighborhood design principle of compact, efficient development as
recommended in the Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends that REZ02-00011, an amendment to the Preliminary OPDH-12 Site Plan for
Lot 259 of Windsor Ridge Part 15, Glen Brook Condominiums, a 4.06-acre, single-lot
subdivision at the intersection of Court Street and Camden Road be approved.
ATTACHMENTS:
1. Location map
2. Site Plan
Approved by:
Robert Miklo, Senior Planner,
Dep~rtment of Planning and Community Development
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City of Iowa City
M E MORAN DU M
Date: July 12, 2002 (for July 18, 2002 meeting)
To: Planning & Zoning Commission
From: John Yapp, Associate Planner
Re: CZ02-00007. Proposed rezoning of property within unincorporated Johnson
County at 3125 Rohret Road SW
The applicant, Kris Wingate, has submitted an application to Johnson County to'rezone
an 11.35 acre tract from A-1 (9.75 acres) and RS (1.6 acres) to RS-5. The Johnson
County/Iowa City Fringe Area Agreement provides the City with the opportunity to review
and comment on proposed rezonings within the two mile fringe area, prior to
consideration by Johnson County's Planning & Zoning Commission and Board of
Supervisors.
The property at 3125 Rohret Road is in Fringe Area C, outside of Iowa City's growth
area. For properties outside of Iowa City's growth area in fringe area C, the fringe area
agreement states:
"Any rezonings in this area will be considered on the basis of conformity with the
Johnson County Land Use Plan and other related policies. The land in fringe
area C, currently zoned A-l, Rural, and outside the City's growth area will be
considered, upon receipt of an application, for rezoning to RS, 10 (1 dwelling unit
per 10 acres). RS-5 (1 dwelling unit per 5 acres) will be considered if the
application to rezone includes a concept plan designating a minimum of 80% of
the property as an outlot for open space or agriculture."
The existing tract contains one house on a 9.75 acre parcel, and a vacant 1.6 acre
parcel which is zoned RS. Under Johnson County's zoning ordinance the RS parcel
would be permitted one residential dwelling. The applicant desires to rezone the entire
11.35 acre tract to RS-5, eliminating the RS zoned parcel, but creating a new lot
adjacent to the existing house on the property. In the letter submitted with the rezoning
application, the applicant notes the intent of the rezoning is to allow her to construct a
house next to her mother's house (the existing house). While the intent of the rezoning is
related to family members desiring to live close to each other, the City and County must
consider the rezoning in the context of the Fringe Area Agreement and land use policies.
A concept plan for the eventual subdivision of the property has been submitted, as is
required when RS-5 zoning is being sought. The concept plan shows one additional lot,
and 80% of the property being set aside for future development. The outlots should be
labeled as either 'open space' or 'agriculture,' as required under the Fringe Area
Agreement. This is to ensure the preservation of the lots as open space until such time
they are annexed into the City.
As proposed in the concept plan, Lot 2 and Outlot B do not have frontage on a street
and have the potential to be landlocked parcels. Under County standards, Lot 2 will be
required to have frontage on a street, with the street being developed according to the
July 12, 2002
Page 2
rural design standards in the Fringe Area Agreement. Therefore, the concept plan
should show the location of a road to provide access to Lot 2, and an easement to
provide access to Outlot B. Staff feels the most appropriate place for the road and
easement is along the western property line of Outlot A, though another location may be
acceptable as long as access is provided to Lot 2 and an easement is provided to Outlot
B. The applicant is exploring alternatives for the location of street access to Lot 2.
Staff feels an access easement should also be extended to the eastern property line of
Outlot A to provide possible future access to the property to the east if the outlots are
developed in the future. This helps to put all future property owners on notice that
access is to be provided to the western property if the outlots are developed. This
should be shown on the concept plan.
Staff finds the proposed RS-5 and the concept plan entitled "Wingate Acres" for the
eventual subdivision of the property is in conformance with the intent of the fringe area
agreement, provided the access and road issues are addressed on the concept plan
prior to City Council consideration. Should the rezoning be approved, the applicant
intends to follow with a subdivision application in conformance with the concept plan for
Wingate Acres.
STAFF RECOMMENDATION
Staff recommends that the City forward a letter to the Johnson County Board of
Supervisors recommending that CZ02-00007, a request to rezone an 11.35 acre tract
located at 3521 Rohret Road SW from A-1 and RS to RS-5, be approved, subject to the
street and access easement issue being addressed on the concept plan prior to City
Council consideration.
ATTACHMENTS:
1. Location map
2. Concept plan for Wingate Acres
3. Letter of intent for rezoning from Kristin Wingate
Approved by:
Robert Miklo, Senior Planner
Planning & Community Development Dept.
Ppdadmin\memos\CZ02-00007yapp.doc
Sent by: MMS CONSULTANTSj [NC. 3193518476; 06/18/02 9:47AU;Jet,ax #901;Page 1/1
Letter of Intent for Rezoning
Kristin Wingate
June 12, 2002
I am writing in regard to the rezoning of 3521 Rohret Road SW. This land
was purchased by my parents, Roy and Laney Wingate, in 1974. They
build their home there at that time. My mother has remained living in this
home on her own since my father's death five years ago. I would like to
purchase approximately three acres from her. I plan to build a house on
approximately 1.15 acres of this land. Although my mother has gotten
along well living there on her own, my being close by would allow her to
remain on the homestead longer than will otherwise be possible.
My mother's property currently consists of: her house; a detached two car
garage; and a barn. The driveway is positioned between the house and
detached garage and extends to the barn..This driveway would become an
easement and would be extended to the building site of the new dwelling.
My mother has a well system in place on her property. If this well has the
capacity to support two dwellings, it will be shared. If not, a new well will
be drilled to meet county codes. A private waste water system will be put
in place. The electrical and phone systems will be tied in through Rohret
Road.
The property consists of pasture/meadow land which is filled with wild
flowers and a section of timber. Plans for the future include enhancing this
habitat for wildlife through the increase use of wild prairie flowers,
cleaning out some of the dead tree area, and planting more trees along the
far end of the property. The County Extension Service and DNR will be
used as consultants for the above projects.
Kristin Wingate
City of Iowa City
MEMORANDUM
To: Planning & Zoning Commission
From: John Adam, Planning Intern._~
Date: 12 July 2002
Re: Agenda item VAC 02-00002
The application for the vacation of portions of Front and Prentiss Streets requires
further discussion and negotiation between the applicant and City staff. As of this
writing, I am waiting on a response from the applicant to our latest proposal and believe
that it would be best to defer this item until the meeting of Thursday, I August 2002.
T:\PCD\John A~Active Files\VAC02-00002 memo 12 July 02.doc