HomeMy WebLinkAbout10-16-2003 Planning and Zoning Commission Agenda
Informal Meeting
Planning and Zoning Commission
Monday, October 13, 2003 - 7:30
****** RECREATION CENTER MEETING ROOM B ******
222 SOUTH GILBERT STREET
Agenda
Formal Meeting
Planning and Zoning Commission
Thursday, October 16, 2003 - 7:30 p.m.
Emma J. Harvat Hall
(Iowa City City Hall)
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Announcement of Vacancies on City Boards and Commissions
El. Zoning / Development Item:
1. SUB03-00028/REZ03-00020: Discussion of an application submitted by Southgate
Development for a rezoning of 119.94 acres from Interim Development Single-Family
and Multi-Family Residential (ID-RS and ID-RM) to Planned Development Overlay,
OPDH-5 and a Preliminary Plat of Sandhill Estates, a 146.48-acre, 378-1ot subdivision
located south of Pepperwood Addition and east of South Gilbert Street.
(45-day limitation period: October 25, 2003)
E. Development Items:
1. SUB03-00036: Discussion of an application submitted by Kennedy-Hilgenberg
Enterprises for a preliminary plat of Wild prairie Estates, Part 5, a 35-1ot, 25.77-acre
residential subdivision located north of Wild Prairie Drive.
(45-day limitation period: October 26, 2003)
SUB03-00037: Discussion of an item submitted by Southgate Development
for a final plat of Lindemann Subdivision Part 2A, a four outlot, 63.22 acre residential
subdivision located north of Court Street and east of Scott Park Drive. (45-day
limitation period: November 9, 2003)
SUB03-00038: Discussion of an item submitted by Southgate Development
for a final plat of Lindemann Subdivision Part 3, a 64 lot, 18.21-acre residential
subdivision located north of Court Street and east of Scott Park Drive. (45-day
limitation period: November 9, 2003)
4. SUB03-00039: Discussion of an item submitted by Southgate Development
for a final plat of Lindemann Subdivision Part 4, a 40 lot, 14.85-acre residential
subdivision located north of Court Street and east of Scott Park Drive. (45-day
limitation period: November 9, 2003)
F. Other Items:
G. Consideration of the October 2, 2003 Meeting Minutes.
H. ADJOURNMENT
Upcom?,ng Planning & Zoning Commission Meetings:
Info'mai l~ovember'~ November 17 December ~' December 15 January 12 February 2
Formal November 6 November 20 December 4 December 18 January 15 February 5
City of Iowa City
MEMORANDUM
Date: October 10, 2003 (for October 16 Planning and Zoning Commission meeting)
To: Planning and Zoning Commission
From: John Yapp, Associate Planner
Re:
Update on SUB03-00028 / REZ03-00020, Sandhill Estates rezoning and
preliminary plat
The applicant, Southgate Development, has submitted a revised preliminary plat for
Sandhill Estates based on discussions and public input received at the September 18
and October 2, 2003, Planning and Zoning Commission meetings. The most recent
submittal is dated Obtober 8, 2003.
Central open space: The significant changes in the October 10, 2003 submittal of the
Sandhill Estates preliminary plat are that five lots along Covered Wagon Drive adjacent
to Outlot I (the central open space) have been relocated to open up a view-shed from
Covered Wagon Drive, and one lot has been relocated from the Settlers Road /
Sandusky Drive intersection, to open up more of a view-shed into the open space from
the south end of Settlers Road. These lots have been relocated to Ornate Circle, and to
the west end of Settlers Road near Birch Street. Overall, one lot has been added to the
subdivision, for a total of 379 lots. As a result of these changes, the central open space
is slightly larger, approximately 17.9 acres in size.
Trail connection to Wetherby Park: The applicant has added the trail connection to
Wetherby Park from Sandusky Drive as discussed at past meetings. This will be
constructed by the applicant along with other infrastructure, but will be dedicated to the
City as an outlot and maintained by the City.
Open space management: The applicant has asked for discussions leading to an
agreement regarding the management of the central open space. While the applicant is
not concerned about burning of the open space for a prairie restoration project early on
before homes are constructed, they do have concerns about burning while homes are
being constructed and marketed. Staff agrees that a management plan should be
developed, to give predictability to the developer, real estate staff, home buyers, and
other interested parties regarding how this area is to be managed. In staff's opinion this
does not need to be a condition for the rezoning or preliminary plat, but it will need to
occur prior to the open space being dedicated to the City in conjunction with the first final
plat.
Garage setback issue: The remaining unresolved issue regarding the Sandhill Estates
is the setback and size of the garage in relation to the street and the house. As lots
become narrower (in this case narrower than the 60 foot permitted in the Low Density
Single Family, RS-5 zone), the dominance of the garage on the street becomes more of
a concern because of the cumulative effect of the garage on the street. The residential
portions of the house, including windows, doorways, and any porch area, are pushed
into the background. The appearance of the public street and the neighborhood is less
residential and the integrity and function of the neighborhood is compromised as a
result.
This position is consistent with the South District Plan, which states "as housing density
increases and lot sizes are reduced, attention will need to be paid to design issues, such
as garages and driveway locations, to assure that the new neighborhoods are attractive
and livable" (Page 7, South District Plan).
Staff is recommending the garage be flush with or set back from the front wall of the
house, and in general be no more then 50% of the house, as measured along the street
frontage. Staff is recommending a provision for wider garages (up to 60% of the facade
of the house) be included to allow wider garages under certain conditions. Staff's
recommendations are summarized below. The applicant has indicated an unwillingness
or inability to meet this standard.
STAFF RECOMMENDATION:
Please note some of the lot numbering has changed from the original staff
recommendation do to plat revisions.
Staff recommends that REZ03-00020, a request for a rezoning of 119.94 acres from ID-
RS, Interim Development Single-Family and ID-RM, Interim Development Multi-Family,
to OPDH-5, Planned Development Overlay-Single-Family Residential, be approved
subject to a Conditional Zoning Agreement with the following conditions:
A separate left-turn lane on Gilbert Street for southbound to eastbound traffic must
be constructed before more than 25 units are constructed. This can be added to the
existing roadway as a temporary feature, or can be constructed as part of the
permanent improvements including a 4-lane PCC roadway with left turn lane.
For lots with less than 60 feet of lot width the following shall apply:
A. The length of any garage wall that faces a street may not exceed 50 percent of
the length of the street-facing building fa(;ade, as measured along the same
street frontage. On corner lots, only one street-facing garage wall must meet this
standard. This percentage may increase to 60 percent if the garage is set back
at least 6 feet behind the longest street-facing wall of the dwelling unit.
B. A street-facing garage door must be located no closer to the front lot line than the
longest street-facing wall of the dwelling, with the following exception. A street-
facing garage door may be located up to 6 feet in front of the longest street-
facing wall of a dwelling unit, if the following conditions are met:
1. There is a porch at the main entrance of the dwelling along the same street-
facing wall of the dwelling as the garage door;
2. The garage door is located no closer to the front lot line than the front of the
porch;
3. The porch is at least 48 square feet in area, with no dimension less than 6
feet;
4. The porch has a solid roof, the eave of which is not more than 10 feet above
the floor of the porch.
Vehicular access to Lots 161-204, 304-330 shall be from the alley.
The design of the homes on Lots 161-204, 304-330 be subject to Planning and
Zoning Commission approval, along with the final plat according to the following
criteria:
A. A variety of facades and variation on rooflines, such as the use of gable and hip
roofs, to minimize a cookie-cutter appearance - a different facade at least every
third unit.
B. The side walls of lots 161, 177, 178, 190, 191,204, 304, 316, 317, and 330 that
face the street should include elements of the front fa~:ade.
C. Front porches that are at least 6 feet in depth.
D. Slightly staggered footprints, also to avoid a monotonous appearance.
E. Ten feet between buildings to meet normal setback requirements between
buildings, and to allow for eaves or overhangs at the side of the buildings
F. Planning and Zoning Commission review of the building elevations and footprints
as a condition of approval of the final plat.
Staff recommends that SUB03-00028, a preliminary plat and sensitive areas site plan of
Sand Hill Estates, a 146.48 acre, 379-1ot subdivision located east of Gilbert Street, south
of Pepperwood Addition, be approved, subject to the REZ03-00020 being approved as
recommended above.
If the applicant is unwilling to accept conditions 1-4 as summarized above, staff
recommends that SUB03-00028 and REZ0300020 be denied.
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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STAFF REPORT
To: Planning and Zoning Commission
Item: SUB03-00036
Wild Prairie Estates, Part 5
Preliminary Plat
Prepared by: Shelley McCafferty
Date: October 16, 2003
GENERAL INFORMATION:
Applicant:
Kennedy-Hilgenberg Enterprises
1811 Dubuque Road
Iowa City, IA 52240
Phone: 338-2192
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45-day Limitation Period
MMS Consultants
1917 S. Gilbert
Iowa City, IA 52240
Phone: 351-8282
Approval of preliminary plat
To create a 35-1ot subdivision
Wild Prairie Drive and Prairie Grass Lane
25.79 acres
RS-5, undeveloped
North: IDRS; undeveloped
South: RS-5; residential
East: P; open space
West: Public; open space
RS-5; residential
2-8 dwelling units per acre
September 11,2003
October 26, 2003
2
BACKGROUND INFORMATION:
The applicant, Kennedy-Hilgenberg Enterprises, is requesting approval of a Preliminary Plat for
Wild Prairie Estates Part 5, a 25.79 acre, 35-1ot residential subdivision located at Wild Prairie
Drive and Prairie Grass Lane. This development would allow the construction of 35 single-family
dwellings with three outlots. Outlot A is reserved for future development and Outlots B and C will
be dedicated to the City.
ANALYSIS:
Conditional Zoning Agreement: When this property was annexed and rezoned, it was done
subject to a conditional zoning agreement (CZA). These conditions had to do with the timing of
the development of the property with respect to planned improvements to Rohret Road and the
Westside Trunk Sewer (both of these projects have been completed). The CZA requires the
owner to pay the pre rata share of the cost to upgrade the Westside Trunk Sewer, which is $700
per acre.
Subdivision design: The subdivision as submitted generally complies with the subdivision and
zoning code. It consists of 35 single-family lots and three outlots. The single-family lots range
in size from 10,572 square feet to 27,460 square feet, with one lot of 110,127 square feet. This
large lot, Lot 110, is also laid out as a "flag" lot. Flag lots are generally not acceptable because
they typically do not comply with the street frontage requirement of the subdivision regulations,
they can be difficult for emergency vehicles to locate, and they reduce the privacy of the lots
located in front of them. However, this lot does comply with the subdivision regulations as it
has 60 feet of frontage on a public street. In order to ensure that any building constructed on
this lot does not encroach on the privacy of the adjacent lots, a 40-foot easement along the
west and south property lines is provided. Adequate signage will be required at the intersection
of Wild Prairie Drive and the driveway to Lot 110 to ensure this property may be easily located
by emergency vehicles.
The applicant is proposing that Wild Prairie Drive be terminated at the south boundary of
proposed outlots. City policy typically requires that new streets be extended to the edge of a
subdivision. In this case, the Johnson County Poor Farm Planing Study calls for the property
directly to the north of Wild Prairie Estates to be a parkland reserve. Therefore, staff feels that
Wild Prairie Drive need not be extended to the north property line. However, based on similar
conditions in other subdivisions, the location of the proposed termination will likely result in
erosion of the area north of this termination. Staff is recommending that if Outlot A is to be
developed in the future, that Wild Prairie Drive be extended to the northwest corner of Outlot C.
Termination at this location will allow an inlet to be constructed at the Iow point of Wild Prairie
Drive and prevent erosion of the stream corridor. This extension will also provide the necessary
access to the outlots that are to be dedicated to the City.
Neighborhood Open Space: At time that Part 3 of Wild Prairie Estates was subdivided, the
Parks and Recreation Commission, and the Planning and Zoning Commission agreed to accept
open space along the Willow Creek corridor when the north portion of Wild Prairie Estates is
subdivided. Outlots B and C includes the Willow Creek corridor and will be dedicated to the City.
This open space will allow for an extension of the trail and the Willow Creek greenway system.
Trail Connections: The Willow Creek trail provides connection from the neighborhoods to West
High School, Walden Square commercial area, Willow Creek Park and Kiwanis Park. During the
Southwest District planning process with residents of this area, it was identified that: "Trails, wide
sidewalks, and bicycle lanes are viewed as important transportation links to neighborhood
destinations;" and "With regards to parks, opens space and trails, there is overwhelming support
for creating an interconnected system of neighborhood and regional parks throughout the district."
To comply with the Comprehensive Plan, staff recommends that Outlet B be extended to include
the 20-foot sanitary sewer easement between Lots 133 and 134 to allow for public access to
Willow Creek Trail from this neighborhood. In addition to the extension of Outlet B, the applicant
should construct the 10-foot trail connection from the street to the rear lot line of Lots 133 and
134.
Sensitive Areas Site Plan: A Sensitive Areas Site Plan is required due to the presence of the
stream corridor. This plan should delineate the stream corridor and buffer required by the
Sensitive Areas Ordinance.
Water/sewer extension fees: A water main extension fee of $395 per acre will be required for
this development. A sanitary sewer tap-on fee at a rate of approximately $700 per acre will also
required and will need to be addressed in the legal papers for the final plat.
Storm water management: Storm water management will be provided on Outlet B, which is to
be dedicated to the City. Stormwater from the northern portion of Wild Prairies Estates Part 4 will
also be retained in this basin.
Summary:
Staff feels that this preliminary plat will comply with the subdivision regulations and the
Comprehensive Plan if a connection is provide to the future extension of the Willow Creek Trail
and Wild Prairie Drive is extended to the northwest corner of Outlet C.
STAFF RECOMMENDATION
Staff recommends that REZ03-00036, a preliminary plat for Wild Prairie Estates Part 5, a 25.79-
acre, 35-1ot subdivision located at Wild Prairie Drive and Prairie Grass Lane, be approved subject
to resolution of the deficiencies and discrepancies listed below.
DEFFICIENCIES AND DISCREPENCIES:
Extension of Outlet B between Lots 133 and 134.
Construction of a 10-foot trail connection from Columbine Court to the rear property lines
of Lots 133 and 134.
Extension of Wild Prairie Drive to the northwest corner of Outlet C
ATTACHMENTS:
1. Location map
2. Preliminary plat
Approved by: f~*~'~~F
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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STAFF REPORT
To: Planning & Zoning Commission
Prepared by: John Yapp, Associate Planner
Item: SUB03-00037 Lindemann Subdivision Part 2A
SUB03-00038 Lindemann Subdivision Part 3
SUB03-00039 Lindemann Subdivision Part 4
Date: October 16, 2003
GENERAL INFORMATION:
Applicant:
Southgate Development
755 Mormon Trek Boulevard
Iowa City, IA 52246
Phone: 337-4195
Property Owner:
Robert Lindemann, Charles Lindemann, &
Ruth Kabela Estate c/o Walden Wood
Associates II
755 Mormon Trek Boulevard
Iowa City, IA 52246
Applicant's Engineer:
MMS Consultants
Phone: 351-8282
Applicant's Attorney:
Joe Holland
Brewery Square - Suite 300
Iowa City, IA 52245
Phone: 354-0331
Requested Action:
Final plat approval
Purpose:
Part 2A: 4 outlots
Part 3:64 lot residential subdivision
Part 4:40 lot residential subdivision
Location:
North of Court Street, east of Scott Park
Drive, west of Manchester Lane
Size:
Part 2A: 63.22 acres
Part 3:18.21 acres
Part 4:14.85 acres
Existing Land Use and Zoning:
Undeveloped; OSA-5 & OSA-8
Surrounding Land Use and Zoning:
North: Undeveloped; OSA-5 & OSA-8
South: Residential; OSA-5 & OSA-8
East: Residential; PDH-12 & RS-8
West: Residential; RS-5
2
Comprehensive Plan:
The Northeast District Plan identifies this
area as a predominately single-family
neighborhood, with the potential for larger
estate lots, duplexes, and zero-lot line
dwellings to be integrated into the larger
neighborhood.
File Date:
September 25, 2003
45 Day Limitation Period:
November 9, 2003
60 Day Limitation Period:
November 24, 2003
BACKGROUND INFORMATION:
The preliminary plat for the Lindemann Subdivision was approved in February, 2002. The
preliminary plat for the larger subdivisions consists of 262 residential lots, with a north-south
greenway / trail / drainageway bisecting the neighborhood. A total of 62 lots have been final-platted
in the first two final plats of the Lindemann Subdivision; Lindemann Subdivision Path Three is the
continuation of this development.
ANALYSIS:
Lindemann Subdivision Part 2A: The purpose of establishing the four outlots in this subdivision is
related to how the applicant is purchasing the property from the Lindemann family in parcels
described by these outlots. Outlot E establishes the north boundary of Lindemann Subdivision Part
3; Outlot F establishes the area for Lindemann Subdivision Part 4; and Outlot G is the remaining
area associated with the Lindemann Subdivision Preliminary Plat. The establishment of these
outlots will allow these parcels to be purchased as separate parcels.
Subdivision Design for Lindemann Subdivision Parts 3 and 4: The final plats are in general
conformance with the preliminary plat and the City's subdivision regulations. Staff is reviewing
construction plans and legal papers which accompany the final plats. Construction plans and legal
papers must be approved by staff prior to City Council consideration of the final plat.
One issue staff has identified is that the streets in Lindemann Subdivision Part 4 do not extend all
the way through Outlot L, an outlot set aside for future development. While it is not normally
required for streets to be required to extend through outlots set aside for future development, in this
case, there is the potential for Outlot G to be sold or transferred to a property owner other than
Southgate Development, and would need access to be developable. To address this concern, the
applicant has agreed to state in the legal papers that Southgate Development is responsible for
dedicating the right-of-way and constructing the infrastructure in Outlot L upon it's development,
generally consistent with the approved preliminary plat, or upon the development of what is
described as Outlot G.
Conditional Zoning Agreement: The Conditional Zoning Agreement for this property contains
standards for certain design elements of the Lindemann Subdivisions. These design elements
include:
\\citynt\jyapp$\subdivisions\Lindemann Part 3.doc
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1. The construction of a trail and greenway corridor along the drainageway / wet/and system that
bisects the property.
The trail and greenway corridor are identified on the plat, in accordance with the preliminary
plat. Outlots I and J will become part of the greenway. The trail will need to be shown in the
construction plans.
If a sewer easement is extended parallel to the rear lot lines of properties fronting on
Hummingbird Lane, one-half of the easement shall be within the rear yards of the properties
fronting on Hummingbird Lane, and one-half of the easement will be in the subject property.
This sewer easement is shown as required.
Prior to any final plats being approved for the property north of the midway point between Court
Street and Lower west Branch Road, the reconstruction of Lower West Branch Road must be
within a funded year in Iowa City's Capita/Improvements Program. Additional/y, prior to any
plats or development being approved for the property north of the midway point between Lower
West Branch Road and Court Street, the Owner Applicant agree to contribute funds to City for
the reconstruction of Lower West Branch Road. The Owners and Applicant agree that the
amount of funds to be contributed to City for the reconstruction of Lower West Branch Road is
$217,500, including $31,755 for the area to be rezoned RS-5, and $185,745 for the area to be
rezoned RS-8. The funds to be paid to City for the reconstruction of Lower West Branch Road
may be paid on a per-acre basis, as part of final plat approval....
With the approved preliminary plat, the 'midpoint between Court Street and Lower West Branch
Road' is further defined by a note that states "Prior to final plat approval for Lots 56 through 67
and 188 through 261 [according to lot numbers in the preliminary plat], the reconstruction of
Lower West Branch Road must be in a funded year in the City's Capital Improvement
Program."
The lots proposed for final platting in Lindemann Subdivision Part 4 are the last lots that can be
subdivided before the requirement for financial contributions toward the reconstruction of Lower
West Branch Road is triggered. The reconstruction of Lower West Branch Road is currently in a
funded year, FY07, in the City's Capital Improvements Program.
Tap-on fees: A watermain extension fee of $395 per acre will be required. A sanitary sewer tap-
on fee of $1,263 will be required, based on the accepted bid, design fees, and other associated
costs of the project to extend sanitary sewer to the north. This City project will occur this fall.
Outlot K: Outlot K, from information provided in the preliminary plat, is intended to function as a
drainage and sanitary sewer construction access easement, as well as a walkway to Scott Park
Drive / Hummingbird Lane. The subdivider is installing the trail and walkway; the City will maintain it
upon it's dedication to the City.
Outlot D: Outlot D is a walkway to the property to the east, that will connect to a private trail behind
the condominiums on the west side of Manchester Lane. Because this is a private trail system
(open to the public but privately maintained), it is proposed Outlot D will be private. When
discussing the preliminary plat, the Parks and Recreation Commission agreed to accept the main
greenway and Outlot K as public, but not Outlot D.
\\citynt\jyapp$\subdivisions\Lindemann Part 3.doc
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STAFF RECOMMENDATION:
Staff recommends that SUB03-00037, Lindemann Subdivision Part 2A, a four outlot, 63.22 acre
subdivision located north of Court Street and east of Scott Park Drive, be approved, subject to
approval of legal papers prior to City Council consideration.
Staff recommends that SUB003-00038, Lindemann Subdivision Part Three, an 18.21 acre, 64-1ot
residential subdivision and SUB03-00039, Lindemann Subdivision Part Four, a 14.85 acre, 40-lot
residential subdivision, located north of Court Street and east of Scott Park Drive, be approved,
subject to legal papers and construction plans being approved prior to City Council consideration.
Approved by:
Ro~klo,~Se n'/~r Planner,
Department of Planning and Community Development
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