HomeMy WebLinkAbout11-20-2003 Planning and Zoning Commission Agenda
Informal Meeting
Planning and Zoning Commission
Monday, November 17, 2003 - 7:30 p.m.
****** RECREATION CENTER MEETING ROOMB ******
222 SOUTH GILBERT STREET
Agenda
Formal Meeting
Planning and Zoning Commission
Thursday, November 20, 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
D. Rezoning/Development Items:
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, 379-1ot subdivision
located south of Pepperwood Addition and east of South Gilbert Street.
REZ03-00024: Discussion of an application submitted by the Paddock L.L.C. for a
rezoning of approximately 16.1 acres from Residential Factory Built Housing (RFBH)
to Planned Development Housing Overlay -12 (OPDH-12) for property located on
Heinz Road south of Paddock Blvd.
E. Other Items:
F. Consideration of the November 6, 2003 Meeting Minutes.
G. ADJOURNMENT
Upcom 'rig Planning & Zoning Commission Meetings:
Infoimal I~ecember~ December 15 January 12 February 2 February 16 March 1
Cancelled
Formal December 4 December 18 January 15 February 5 February 19 March 4
City of Iowa City
MEMORANDUM
Date: November 12, 2003 (for November 20 Planning and Zoning Commission meeting)
To:
From:
Re:
Planning and Zoning Commission
John Yapp, Associate Planner -~'"i--z;'/¢¢~--
Update on SUB03-00028 / REZ03-00020, Sandhill Estates rezoning and preliminary 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 garages
along the street. In order to accommodate street-facing garages on these narrower lots, the
residential portions of the house, including windows, doorways, and any porch area, are often
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. The
cumulative effect of a garage-dominated streetscape results in a less pedestrian-friendly
neighborhood.
These concerns are 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. These proposed garage-placement standards are based on houses with street-facing
two-car garage houses that have been recently constructed in Iowa City. To date, the applicant
has indicated an unwillingness to meet this standard.
STAFF RECOMMENDATION:
Please note some of the lot numbering has changed from the original staff recommendation due
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:
1. 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.
2. 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 faCade, 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.
3. Vehicular access to Lots 161-204, 304-330 shall be from the alley.
4. 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 M~lo, Senior Planner,
Department of Planning and Community Development
STAFF REPORT
To: Planning & Zoning Commission
Item: REZ03-00024, Lots 4, and Lots 6-8
of Saddlebrook Addition, Part 2
GENERAL INFORMATION:
Applicant:
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:
SPECIAL INFORMATION:
Public Utilities:
Public Services:
Prepared by: Robert Miklo
Date: November 20, 2003
The Paddock L.L.C.
Brenda Nelson
112 West Fifth Street
West Liberty, IA 52776
(319) 627-6818
Rezoning from RFBH to OPDH-12
To allow the construction of 27 2-dwelling
buildings, 2 4-dwelling buildings and 2 8-
dwelling buildings
Heinz Road south of Paddock Blvd.
16.1 acres
Vacant RFBH
North: RFBH and OPDH 12, club house,
and Multi-family residential
South: Wetland Conservation Area, RR-1
East: Agricultural, county zoning
West: Residential, RFBH
Residential duplex or small-lot single-family
October 30, 2003
December 14, 2003
Municipal water and sewer service are
available to serve this property.
Police and fire services will be provided by
the City. Garbage collection will be
provided by a private hauler.
2
BACKGROUND INFORMATION:
The Saddlebrook development was annexed into the City in 1994. At that time this property and
the large area to the west were zoned Residential Factory Built Housing (RFBH). The area to the
north was zoned Medium Density Multi-Family (RM-20). In early 2003, 2.8 acres to the north and
east of this property were rezoned from RFBH to High Density Single Family (RS-12) with a
Planned Development Overlay (OPDH-12) to allow construction of 26 townhouse-style dwellings.
Those units are currently under construction. The applicant is now requesting that Lot 4 and Lots
6-8 of Saddlebrook Addition, Part 2 be rezoned to High Density Single-Family (RS-12) with a
Planned Development Housing Overlay to allow the development of 78 multi-family units in the
form of duplex-style, townhouse-style, and multi-family dwellings rather than the 66 manufactured
housing units that the current RFBH zone allows.
ANALYSIS:
Comprehensive Plan: The land use plan for this area indicates that it is appropriate for small-lot
single-family or duplex dwelling units. This designation was given to the property in 1997 and
recognized the development plan that had already been approved for Saddlebrook, including
small-lot single family homes in the RFBH zone. The current RFBH zone and the manufactured
housing site plan approved for this property allow 66 dwelling units. The proposed RS-12 zone
allows single-family dwellings, duplexes and zero lot line dwellings and townhouses on separate
lots. The minimum lot size in the RS-12 zone is 5000 square feet (6000 for a duplex). The RS-
12 zone does not allow multi-family buildings or multiple buildings on a lot. Therefore the
applicant is requesting the Planned Development Overlay to allow multiple buildings per lot and
to allow the multi-family buildings. In staff's view the proposed RS-12 zone with the Planned
Development Housing Overlay is compatible with the Comprehensive Plan. Although the OPDH
plan will result in two 8-unit apartment buildings the overall character of the development will be
that of a duplex development. Out of the total 78 units, 16 will be in the two apartment
buildings, 54 will in duplex style buildings and 16 will be in townhouse style buildings. The
proposed apartment buildings are small in scale, being only 2 stories tall. The resulting mix of
housing types will meet the Comprehensive Plan's goal of a diverse mix of housing.
The applicant has designed the buildings and layout according to the housing policies
contained on pages 6-7 of the South District Plan. The two apartment buildings, the tOwnhouse
style buildings and 3 of the two-unit buildings will be served by a rear lane or private alley and
will have parking behind the buildings in garages. Where rear lanes are not proposed the
applicant has designed buildings so the garages do not dominate the streetscape as often
occurs in medium density development or on smaller lots. For many of the units the garages
are entered from the side so that residential portion of the building is more visible from the
street. Where the garages are entered from the front they constitute 50% or less of the faCade
and are generally flush with the fa~;ade or a porch so that they do not sit forward of the
residential part of the building. This design generally meets the garage placement standards
being considered in the new zoning code. These design techniques will allow a higher density
development yet the buildings will present a more residential appearance to the streets in
accordance with the policies of the Comprehensive plan.
In addition to presenting more of a residential appearance the rear lane and side entry units will
cut down on the number of curb cuts along Heinz Road. The currently approved Manufactured
Housing Site Plan illustrates 30 driveways onto Heinz Road. The proposed plan includes only
14 driveways. This will reduce the amount of paving in the front yards, and will allow more on-
street parking spaces and enhance the function of Heinz Road.
The applicant has proposed two areas of common open space on lots 4 and 6 that may be
used by the residents of this development. A trail is proposed in the center of the common area
and will connect to a larger trail network in the Saddlebrook Development. A storm water
management pond will be located on lot 6.
Because this rezoning will allow an increase in density of 12 units, greater amounts of traffic will
be generated from this development. Heinz Road is a collector street and therefore should be
able to accommodate the additional traffic. However, because Heinz Road currently is the only
means of vehicular access to over 500 potential housing units, a previous Conditional Zoning
Agreement on this property has limited development of the overall Saddlebrook development to
460 housing units prior to the construction of secondary vehicular access. There are currently
293 housing units within Saddlebrook and 39 under construction. Therefore, the 78 housing
units permitted by this rezoning will be allowed at this time. But once 460 units are built, no
further units may be located in the development until a second means of street access is
provided.
The proposed mix of dwelling units will lend to the housing diversity in this neighborhood and
will provide a transition between the existing apartments and the single-family homes in the
Saddlebrook development. The buildings and site layout have been designed according to the
policies of the Comprehensive Plan. Although this rezoning will allow an increase of the total
number of dwellings permitted in Saddlebrook, its design results in fewer curb cuts onto Heinz
Road.
STAFF RECOMMENDATION:
Staff recommends that the rezoning of 16.1 acres from RFBH to OPDH-12, and a preliminary
Planned Development Housing Overlay Plan for 78 units including multi-family buildings and
multiple buildings on lots located on Heinz Road south of Paddock Boulevard, be approved.
ATTACHMENTS:
2.
4.
5.
Location Map
OPDH plan
Building Elevations
Applicant's statement
Previously approved site plan
Karin/~:ranklin, Director
Dep/artment of Planning and Community Development
ppdadn~n~stfrep\rezO3-OOO4.doc
CITY OF I0~ CITY
RFBH
Proclor
Gamble
Warehouse
ID-RS
RS8
Regional
RS8
RFBH
SITE LOCATION: Saddlebrook Addition Part 2 REZ03-O0024
LOt 7 and Lot 8 and pcrMcn c~ LOt 4 and Lot 6 o~ 5adcleb~o3k Additlcrl Part 2 t~
the City of Iowa City as recorded in Plat Book 42 - Pages 246 & 247 ly~g in the
w 1/2 NE 1f4 9~'lmn 25, T. 79 N., P,. 6 W., o[ tJ'e 5th P.M., )ohnsoq Coup,
bwa, c~cril:~d as fdlows',
Begiming at the ncr ~east corner of said Lot 7;
~ S~7~2~8"W - 315,94 fee~
~ we~rl¥ 37B07 feet ~mg a g~],~O foot ractus curve o~mave ncr~erly
v~n a cor~ & an~e c~ 22~33~53" ard a d~r d o~ S7g~O~J~'W- 375,54 feet;
~ NlgN0'31~ - ~s,§5 fee~
fl'~nco NO0~Sg~'W - ~52 fee~
fl-~nce N0~I~6~V - ~g,83 feet;
~her~e N10~21~I~E - G7,35 fee~
~ ncr ~e~¥ 03,25 feet ~ a 150,m fo~ ra~s c~ve c~ncave westerly
~th a ~a~a ar~e d 31~7T~" ard a d-~rd ~ NO~°1520'W - ~2,1~ fae~
~nence r~r~eastar~ 141,71 feet abng e 114,00 foot radMs mrYe cmcaYe
r~r~asta~¥ ~h a cen~ an~e of 71°13~1'' and a ch~rd o~ N32~57~§"E -
~henm ncrfl~a~ta~y 197,75 f~ acr~ a ~,G] fo~ radu~ ctx~ cor~_aYe
sou~e~tafly ~th a om~ ar~e of 37°~'m' and a chord of N22~13'~3"W-
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~th a c~ ar~e o~ 20~31~" and a o~ord of S1O°i§'12"E - 1~?,52 f~;
NELSON
DESIGN
-- P.L.C. --
N
The Paddock, LLC
805 S. Gilbert St. Iowa City Ia. 52240
Ph: 319-354-1961 Fax: 319-351-0070
Part of lots 4 and 6, lot 7 and lot 8 of Saddlebrook Addition Part 2
Statement of Intent
It is the intention of The Paddock, LLC to rezone part of lots 4 and 6, lot 7 and lot 8 of Saddlebrook Addition Part 2 fiom its current
RFBH zoning to a PDH 12 zoning. The purpose of this rezoning isto allow the construction of 78 condominium units on these lots.
Description of Development
Saddlebrook is a 320 acre development located on Heinz Rd. on the SE side of Iowa City. Currently there are 4 different zones in the
development plus 160 acres of preserved wetlands. Lot 1 is The Triple Crown Condominiums which is 156 quality built, affordable
condo units selling for a base price of under $85,000. Lot 2 is The Mane Gate Apartments, 60 luxury apartments focusing on non-
student residents who live and work in the Iowa City area. Both of these lots are zoned RM-20.
Lot 5 is the Belmont Townhomes which is 26 townhome units currently under construction. These units are all 2-story and range in
price fi'om $135,000-$155,000. This lot is zoned PDH-12
Lots 3, 4, and 6-8 is The Paddock and is approximately 80 acres zoned RFBH. Lot 3 includes a 4,000 sq. ft. clubhouse that serves all
of the residents of Saddlebrook plus 54 mini-storage units. Lots 4 and 6-8 are currently platted for 285 manufactured home sites.
There is also 62 acres zoned RS-8 just to the West of lots 4 and 6.
The concept plan in this application is approximately 16 acres, not including private streets or public right-of-ways and is currently
zoned RFBH and is platted for manufactured homes. The concept calls for 27 2-unit condo buildings, 2 4-unit condo buildings and 2
8-unit condo buildings. Emphasis is placed on an attractive street front on Heinz Rd., the public street serving this area, and on
eliminating the number of curb cuts and driveways along Heinz Rd. Included in the concept plan is an extensive trail system that will
link up with the existing trails system in the Saddlebrook Development, a pond and a picnic area. There is adequate green space to
serve this concept and the Saddlebrook development as a whole. The density is 4.8 units per acre.
The 8-plex buildings will feature units that have about 1,000 sq. ft. of living space, 2 bedrooms, 2 baths and a 2-car detached gm,age.
The kitchens will feature a complete appliance package including a built-in microwave oven. The units include a washer/dryer
hookup. These units will offer 1 level living.
The 4-plex buildings will be 2-story townhome type units. They will be about 1450 sq. ft., 3 bedroom, 2 ½ bath and an attached 2-car
garage. The kitchens will feature a complete appliance package including a built-in microwave oven. The units include a washer/dryer
hookup. Each of these units has a large fiont porch.
The duplex buildings will be combination of ranch style and 2-story. On the site plan, Type II, Type IV and Type V will be the ranch
style and the Type I will be the 2-story. They will all feature 2-3 bedrooms, 2-2 ½ baths and an attached 2-car garage. Many will have
front porches and some will have basements. They all will have kitchens that feature a complete appliance package including a built-in
microwave oven. All units will have a washer/dryer hookup.
The trail system will link the development along Heinz Rd. with the rest of development to the West, and as the 62 acres is developed
the Saddlebrook trail system will eventually hook up with the City trail system. The pond will be stocked with a variety offish and
also serve as the water detention system for part of the Saddlebrook Development.
All streets and access points are to be privately owned and maintained by the homeowners association except Heinz Rd., Shetland
Lane and the part of Mustang Lane to the East of Heinz Rd. These 3 streets will be built by the developer and then be dedicated to the
City. Heinz Rd. will be built to connect into the proposed parkway that runs between Mormon Trek and Scott Blvd. The parkway is
slated to run along the south edge of the development in this area.
All owners of units in this concept plan will have full rights to all of the Saddlebrook amenities, including the Clubhouse and the many
activities that are part of the Saddlebrook Community.
The Paddock, LLC
805 S. Gilbert St. Iowa City Ia. 52240
Ph: 319-354-1961 Fax: 319-351-0070
Intended time schedule for completion
Upon approval of the proposed project, it is the intent of the developers to begin the project immediately. Infrastructure work will
begin as soon as weather allows in the spring of 2004, Heinz Rd. will be continued to the south and Mustang Ln. will be built to the
east. Buildings will begin once infrastructure is complete and it is expected that the first units will be available for sale in the early
winter of 2004. It is anticipated that the project will be absorbed in 4 years; therefore all units will be complete and sold by the fall of
2008.
The Paddock, LLC
805 S. Gilbert St. Iowa City Ia. 52240
Ph: 319-354-1961 Fax: 319-351-0070
Part of lots 4 and 6, lot 7 and lot 8 of Saddlebrook Addition Part
Statement as to why zone change is warranted )> ~-
The vision of the Saddlebrook Development to provide to its residents a real sense of community through diversity anocy~amenities,
value in their housing choice and a lifestyle that is unique in the Iowa City Area. With a 4,000 sq. ft. clubhouse complete with a full
kitchen, gathering room, conference room, fitness center and media room, walking trails throughout the development and the wetlands
area, 2 ponds, a picnic shelter, 2 playground areas, a basketball court and ample green space we feel we offer an amenity package
second to none in this area. We currently offer 4 types of housing; luxury, affordable apartments for the professional person who is not
yet ready to buy a home, quality condo units under $85,000 for those buying their first home or others looking to downsize, large,
single family manufactured homes for those that want and need a detached home at an affordable price and well appointed 2-story
townhomes that are perfect for the person needing more than a small condo can offer but also needs the convenience of condommmm
living.
This current concept plan, the Clubhouse Condos at Saddlebrook, will allow us to continue the vision of Saddlebrook by expanding
the diversity of housing we offer, while at the same time providing value and lifestyle. Traditional neighborhood design is a popular
trend, and we have tried to follow those concepts in this site plan by placing garages and driveways away from public streets and
designing homes with inviting front porches. We also have included ample green space, a trail system, several outdoor meeting areas
such as playgrounds and picnic shelters and of course the community clubhouse, all of which promote interaction among the residents.
. ' chane from RFBI-I to PDH-12 we were able to improve the design
vma, ,Lo heln and ~uidance of City Staff and the propose_d zo.n.m,,g - g ...... bet of curb cuts and driveways along Heinz Rd. Rd
· , ,,, ..... r °- · ' ' e able to substantmlly reouce me uu,,~ trail s stem ano a
and diversity of housing in this ar.ea..W.e wet ---, ,,th~.r than n nd and create several large open spaces, a Y
we were also able to take an area mat had no green spa~; .......... the ,o
picnic shelter.
The housing units will include a design that is a step up from the typical 12-plex, 2 bedroom unit that has been very popular in the
Iowa City area. These units will be a single level design in a 2 story building with 4 units on each level. They will include 2 bedrooms,
2 bathrooms, a separate dining room and a 2-car garage. While an upgrade from the current offerings in the Iowa City area, they will
still be an affordable housing choice in a quality neighborhood.
2 unit condo buildings will also be introduced to the Saddlebrook Development with this phase. These duplexes offer the convenience
and easy financing of fee simple ownership, the feel of a single family home with front, back and side yards and the carefree living
found in a condominium regime.
The Clubhouse Condos at Saddlebrook will offer the residents of Iowa City several quality housing choices to meet their needs, along
with an improved streetscape, more green space and an enhanced trail system. We feel the proposed site plan meets the needs of all
parties involved and will continue to enhance the quality of housing in southeast Iowa City.
Thank You for the consideration of our request.
Steve Gordon
General Manager
AM Management
The Paddock, LLC
T~?~ V
FILED
CITY CL_/!{Rt(
IOWA O/TY, IOWA
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Copyright Almumn Home Plans, Inc.
Ahmann Design, Inc.
2202 llerit~e Green Drive
Hiawatha, IA 52233
I..800-72.¢b4J852
FILED
ZOO30Cl 30 ~f 9: ~ 7
CiTY
~OWA O/r~ ~OWA
O ~ Almmm Hame Plans, Inc.
Almmm ~ Inc.
220~ Heritsp~ Green Drive
HJmuflm. IA $2233
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Copyright Ahmann Home Plans, Inc.
Alunann Design, Inc.
1-800..725-68,52
Copyrighl Ahmann Home Plans, Inc.
Ahmann l)~si~n, Inc.
2202 l'~-~'it~e
Hiawalim, IA 52233
NOW_:
No otewp al~pew are located within
baundary of LOtJi 4, 5, S, 7, & &
RFBH
a re-lubdMMan
RR!
LOCATION MAP
NI~
TYPICAL LEASE LOT
N'I~
PLAT & EASEMENTS
APPROVED BY
Ula-~m~can Efl~r~ (Ga~ at E]~k:) dm
ATatT
Smlar e
Manufactured Hame Seniitlve
She Plan ~
NOT~
See Preliminary plot for all erosion
cantral, and proposed eontounL
Lease La~a 87, 200, 207, 208, 215,
end 221 I~all not harm dlnlot
vehicular occewa to ar fYom Hienz
Road.
DESCRIPTION:
Late 4., 5, 6, 7, and 8 of the
SaddJebraak AddlUan, Part 2, Iowa
Cqty, Iowa.
Said Lot cantalna 77.B51 Awee,
more or lee*,
Kordick
Surveying
& Engineering
689 185th Street
Tipton, Iowa 52772
(563) 432-8424
N
Scale: 1" = 100'
Legend:
Fully Hydrla ~aa.
Bnme Haupe~
222 ~, ann ~et
~ Su~ and ~
~ERE ARE NO LOTS NUMBERS:
17. 27, ~0. 55, 56. 115
116, 121, 1~1, 155, 216-220
~e Paddock at Saddlebrook
contains 285 residential Pease
3ad=.
Toble of Contents:
1. Plan ~ - ewrall
2, Plan Vitae - NE g~adran~-50 made
3. P'mn View - NW auadmnt-3O seals
4.. Plan View - ~/ guadm,'ff--~O ramie
O. Ran View - SE Quadrant-aa mate
o4-1o-a3 lOO'
AMENDED MANUFACTURED HOME
SENSITIVE AREA SITE PLAN
~DD~K ADDmON
Iowo City Iowa
01212-02 1 ac 5