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HomeMy WebLinkAbout09-18-2003 Planning and Zoning Commission Agenda Informal Meeting Planning and Zoning Commission Monday, September 15, 2003 - 7:30 ****** RECREATION CENTER MEETING ROOM B ****** 222 SOUTH GILBERT STREET Ae B. C. D. 1. Agenda Formal Meeting Planning and Zoning Commission Thursday, September 18, 2003 - 7:30 p.m. Emma J. Harvat Hall (Iowa City City Hall) Call to Order Public Discussion of Any Item Not on the Agenda Announcement of Vacancies on City Boards and Commissions Zoning / 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, 378-1ot subdivision located south of Pepperwood Addition and east of South Gilbert Street. (45-day limitation period: October 25, 2003) 2. REZ03-00021: Discussion of an application submitted by University View Partners for a rezoning of ap. proximately 13,500 square feet located at 512 S. Dubuque Street from Central Business Service (CB-2) zone to Planned High Density Multi-Family Residential (PRM) zone. (45-day limitation period: October 12, 2003) fi. Vacation Item: 1. VAC03-00002: Discussion of an application submitted bY University View Partners for the vacation of the alley located to the east of 512 S. Dubuque Street. F. Subdivision Item: 1. SUB03-00034: Discussion of an application submitted by KG Bird L.L.C. for a Final Plat of Oakmont Estates, an 8.7 acre, 16-lot residential subdivision located west of Foster Road. (45-day limitation period: October 12, 2003) G. Other: H. Consideration of the August 7, 2003 Meeting Minutes. I. ADJOURNMENT Upcomi ~g Planning & Zoning Commission Meetings: Informal '~eptembe['29 October 13 November 3 November 17 December 1 December 15 Formal October 2 October 16 November 6 November 20 December 4 December 18 To: Planning & Zoning Commission Item: SU B03-00028/REZ03-00020 Sandhill Estates GENERAL INFORMATION: Applicant: Applicant's Engineer: Applicant's Attorney: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: STAFF REPORT Prepared by: John Yapp, Associate Planner Date: September 18, 2003 Southgate Development 755 Mormon Trek Boulevard Iowa City, IA 52246 Phone: 337-4195 MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Joe Holland 300 Brewery Square Iowa City, IA 52240 Phone: 354-0331 Rezoning from ID-RS & ID-RM to OPDH-5; Preliminary Plat and Sensitive Areas Site Plan approval To create a 378 lot residential subdivision East of South Gilbert Street, south of Pepperwood Addition Rezoning area: 119.94 acres Total area: 146.48 acres Undeveloped; ID-RS & ID-RM North: Residential; RS-5 South: Commercial; County A1 East: Residential & Park; RS-8, Public West: Undeveloped; ID-RM The South District Plan identifies much of this area as single family, with townhouse development near the south border of Wetherby Park. Duplex housing with small areas of apartments are indicated along Gilbert Street. The plan also shows a large area of open space and discusses 2 environmental issues associated with the sand hill on the property. File Date: Revised plat and stormwater calculations received September 10. 45 Day Limitation Period: October 25, 2003 SPECIAL INFORMATION: Public Utilities: Water and sewer services are available to be extended into the site. Public Services: The property is within Iowa City corporate limits - Police and Fire protection will be provided by the City. Refuse collection will by done by the City. BACKGROUND INFORMATION: This property is located in the South Planning District, east of Gilbert Street, south of Pepperwood Addition and west of Southpoint Addition. The terrain is relatively flat south and west of Wetherby Park, but begins sloping upward to a wooded sandy hill near the center of the property. From there the property slopes downward to a flat area adjacent to Gilbert Street (Outlots A & B). The South Sycamore Trunk Sewer is situated across the southwest quarter of the property; the proposed rezoning and development is east of the trunk sewer easement. Outlots A & B on the west side of the trunk sewer easement are identified as outlots for future development. In 2001 the applicant, Southgate Development, had submitted a concept plan that showed all the available land being developed, with fees in lieu of open space being proposed. The response from surrounding neighbors and from environmental advocates to that early plan was negative: a portion of the property was a known habitat for the ornate box turtle, and there had been discussion about a possible prairie remnant on the property based on the presence of some prairie plants. The Commission requested that staff investigate the question of whether there were sufficient prairie plants to constitute a prairie remnant on this property. As discussed on page 5, an amendment to the sensitive areas map would be necessary if the property were to be regulated as prairie under the sensitive areas ordinance. The property owner declined to allow a botanist access to the property to investigate the possibility of a prairie remnant. The applicant did however contract with Randall Arendt, who designs and writes about conservation and cluster development, to produce a concept plan for the property. The concept plan produced by Arendt proposed to preserve much of the sandy hill near the center of the property (copy of Arendt concept attached). The current plan is based on the Arendt design. One difference worth mentioning from the Arendt plat is the central open space contained in Outlot I has been reduced form approximately 21 acres to approximately 17 acres and does not have as much public street frontage in the proposed Sandhill Estates preliminary plat. As the concept plan evolved lots where added to the north side of Covered Wagon Drive (lots 74-77 and 120-124) and the west side of Sandusky Drive (lots 210-214 and lots 281-289) to replace potential lots shown primarily in the northwest portion of the property that were not possible due to the need 3 to accommodate an adequate curve radius for the collector street. ANALYSIS: REZONING The applicant is requesting the zoning 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. The South District Plan identifies this area as suitable for single-family residential development, with some areas of townhouse development near Wetherby Park. The South District Plan identifies a large part of the sandy hill as open space, and states that the sandy hill should be preserved. The applicant's request for OPDH-5 zoning is generally consistent with the South District Plan, which indicates that detached single family housing will be the predominate land use in the South District, and shows an area of townhouse development near Wetherby Park. In general the Comprehensive Plan supports the mixing of housing types within neighborhoods. In this case, the 'mix' of housing types is a function of the utilization of some small single-family lots. The overall density of the Sand Hill Estates proposal is 3.15 units / acre, which is in the normal range of overall density for a single family residential neighborhood. While the 17.2 acre sand hill in the Sandhill Estates plan is smaller than what is depicted in the South District Plan, it is approximately 6 % times the required open space for this 119.94 acre property. This is a 'clustered' development design in that many of the proposed lots are smaller and narrower than would normally be permitted in the RS-5 zone. This is being done to preserve various areas of open space, including the 17.2 acre sand hill (Outlot I). The three areas of 30- foot wide small-lots are one block in length. Alley access is proposed for these lots. This is consistent with the policies in the South District Plan: Improve the appearance of streetscapes by using alley access to garages. This is especially important for residential developments with narrow lots. (South District Plan) Encourage neighborhoods that support the principle of diversity of housing types and households, and provide for interaction among neighbors . . . Develop smaller lots and more common open space. (Comprehensive Plan) While the overall density is 3.15 units / acre, some variations from the standard single family dimensional requirements are proposed. The proposed variances from the RS-5 dimensional standards are: · Lots less than 8,000 square feet in size, including 71 detached townhouse-style lots (Lots 166-209, 303-329), which range in size from 3,300 sq. ft. to 6000 sq. ft. · Many lots with less than 60 feet of lot width, including some with 30 feet of lot width. Related to the small lot sizes and the OPDH zoning, staff has requested building elevations and placement details for Lots 166-209 and lots 303-329, the narrow lots with alley access. The applicant has indicated that these houses may be similar to the narrow houses located on Shannon Drive and Irving Avenue. Staff's concern is that there be some variety in the rooflines and facades of these narrow houses. While building design detail is normally required at the preliminary design stage, the applicant has requested the design details not be submitted until the 4 final plat stage. Given that these are single family lots and not multi-family, staff is comfortable with delaying receiving design details for these lots with some agreement that there will be some minimum design criteria such as: · 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. · The side walls of lots 166, 183, 195, 196, 209,303, 315, 316, and 329 that face the street should include elements of the front fa~;ade. · Front porches that are at least 6 feet in depth. · Slightly staggered footprints, also to avoid a monotonous appearance. · Ten feet between buildings to meet normal setback requirements between buildings, and to allow for eaves or overhangs at the side of the buildings · Planning and Zoning Commission and City Council review of the building elevations and footprints as a condition of approval of the final plat. In addition, staff recommends the Conditional Zoning Agreement specify some criteria for garage size and placement be implemented for lots with less than 60 feet of lot width to avoid the 'garagescape' appearance along residential streets, and in order to keep the appearance consistent with a standard single family neighborhood usually present in an RS-5 zone. The garage and driveway standards (illustrated on the following page) staff is recommending are: 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. Staff believes that with these basic standards, the lot size and widths in this development can be reduced without sacrificing the RS-5 character of the neighborhood or the principles of the Comprehensive Plan, which encourage the development of pedestrian friendly neighborhoods with attractive streets. As discussed below under subdivision design, staff believes clustering of the 14 lots to the west of the intersection of Sandusky Drive and Covered Wagon Drive would greatly improve the overall neighborhood and OPDH design. Garage and Driveway Standards Garage 50% max Street-facing building facade iI Garage ~ 60% max I I I \, Street-facing building facade ~-Longest street-facing dwelling wall Standard A1 Standard A1 - alternative Garage flush with dwelling wall or behind_ii I III I Garage Dwelling III] Street-facing building facade ~-I Longest I street-facing i dwelling wall Garage Dwelling r 48 sf rain Street-facing building facade ~-Longest street-facing dwelling wall Standard A2 Standard A2, a-b Ornate Box Turtles: This property has been a known habitat for the Ornate Box Turtle, a threatened species which is protected under Iowa Code Chapter 481B Endangered Species and Wildlife. Staff has discussed this most recent rezoning and subdivision application with the local Wildlife Biologist with the Department of Natural Resources, and he is aware of the development application. The Department of Natural Resources is aware of the proposed development on this property, and in recent years has been working with the applicant on relocating the ornate box turtle population from this property. Staff will continue to keep the Department of Natural Resources apprised of development proposals on this property. Threatened species are regulated by the State, not the City. Any development activity, even if approved by the City, will still need to be in compliance with state regulations. Gilbert Street Intersection: As part of this development, the new east-west arterial street will be established, including it's intersection with Gilbert Street. The South District Plan recommends that streets and other elements be named after historic figures important in the history of the neighborhood. Staff suggests that the arterial street be named McCollister Avenue after the McCollister Farm that was located in this area. Staff will confer with the Historic Preservation Commission regarding the appropriateness of this name. Because this segment of Gilbert Street is not yet improved to City standards, staff recommends the following condition be incorporated into the Conditional Zoning Agreement to ensure adequate infrastructure for the future population in the area: 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. Staff believes that these improvements and the trail discussed below are necessary to provide adequate vehicular and pedestrian access to a subdivision of this size. PRELIMINARY PLAT AND SENSITIVE AREAS SITE PLAN Sensitive Areas: A Sensitive Areas Site Plan is required due to the presence of hydric soils and steep slopes. A note on the plat indicates that a granular subbase and subdrain will be used beneath the pavement in areas of hydric soils. Much of the steep slope are will be preserved as part of the sand hill open space - some of the steep slopes are part of lots 76-77 & 122 near the pond. The grading and erosion control plan is under review. Due to the presence of hydric soils and potential wetlands shown on the Sensitive Areas Map, the property was investigated for the presence of wetlands. The wetland specialist for MMS Consultants determined that while some 'wetland edge' environment exists around the man-made pond on the sand hill, the area lacks the size, wetland hydrology and connection to a waterway, and hydrophytic vegetation needed to be considered a regulated wetland. There has been considerable public discussion about the possible presence of a prairie remnant on the property, specifically a sand or xeric prairie. The Sensitive Areas Ordinance states that sensitive features governed by the Sensitive Areas Ordinance include prairie remnants as shown on the Iowa City Sensitive Areas Inventory Map - Phase I, as amended (italics added). No prairie is shown on this map for the property, therefore, even if there is a prairie remnant it cannot be regulated under the Sensitive Areas Ordinance unless the Sensitive Areas Map is amended through a code amendment process. The attached memo from First Assistant Attorney Holecek goes into more detail on this conclusion. Subdivision Design: The concept behind the general design of the development is to preserve a large central open space (the sand hill), and utilizing smaller lot sizes than would normally be permitted in the standard single-family zone, so that overall density is not lost as a result of preserving open space. There are also several smaller open spaces scattered throughout the street system meant to break up the streetscape. The Arendt design commissioned by the applicant included much more of a public edge and public views into the central open space than the proposed plat, in that the east and north east sides of the open space were open to the street. Staff has suggested to the applicant that access and views of the open space can be enhanced without losing overall density by narrowing and clustering some of the lots adjacent to the southeast portion of Outlot I. For example an earlier design of the subdivision included 14 more 30-foot wide lots on the west side Sandusky Drive (vicinity of the currently proposed lots 210 to 214). Clustering some of the larger lots (Lots 74 to 77 and lots 120 to 124) as smaller lots in the vicinity of lots 210 to 214, would allow the opening up of the open space along Covered Wagon Drive in the spirit of the Arendt design. This would improve the overall neighborhood design making the open space more visible and accessible to the larger neighborhood rather than concealing it behind private lots. It would also place the same housing types on both sides of Sandusky Drive in this vicinity. A basic principle of zoning and neighborhood design is to place the same housing type on both sides of a street where possible. The applicant has indicated a willingness to remove lot 281 to allow better views of the open space from Settlers Road and to help make the existing pond more of a focal point for the neighborhood. The applicant has not agreed to other suggestions regarding improving access and views of the open space. The majority of the lots on the Sand Hill Estates plan are between 6,000 and 9,000 square feet, with some larger lots mixed in, as well as 71 small single family lots approximately 30 feet wide, between 3,300 and 5,000 square feet in size. Staff is recommending some design criteria for these smaller lots, as noted above. Some loop and cul-de-sac streets are proposed to be 22 feet wide due to their Iow volume nature. Staff is comfortable with the narrower width provided they are posted as one-way streets and parking is restricted to one side of the street only. Street network: The general design of the street network is an interconnected system surrounding the sand hill preserve, the 17.18 acre outlot near the center of the property. Street connections are proposed at Birch Street and Sandusky Drive on the north, Langenberg Avenue on the east, and Gilbert Street on the west. The east-west arterial and a new street will stub to the south property line. As per past practice, the City will pay the oversize cost for the collector and arterial streets. Outlot P, an outlot at the northwest side of the development, is identified as future right-of-way. The city's interest in this is that if a portion of the property to the west ever develops, it is able to have access from this property. There is some question, however, whether the property to the west will develop further due to it being associated with a historic house and property. Therefore, the right-of-way is available for a future street extension if necessary. If not used for a street 7 extension, the property will remain unpaved. The applicant has agreed to pay for a street extension through Outlot P if the property to the west develops within ten years. This will need to be specified in the legal papers at time of final plat approval. Trail and sidewalks: The applicant has agreed to construct an extension of the Iowa River Corridor Trail, that currently terminates in Napoleon Park, along the sewer easement through this property. This will be an important extension of the regional trail system. Because Gilbert Street has no sidewalks, this trail will provide pedestrians and bicyclist access to this development. There are connections between this trail and the neighborhood sidewalks shown on the preliminary plat. A sidewalk connection is also shown in Outlot O between Sandusky Drive and Settlers Road, as a means of improving pedestrian circulation at the approximate midpoint of this long block. Maintenance of these sidewalk connections will be the responsibility of adjacent lot owners or a homeowners association. Parks and Recreation staff has agreed to assume maintenance and ownership of a trail connection into Wetherby Park provided the trail connection is constructed to City standards. The specific location of this connection has not yet been determined. The applicant has agreed to construct a trail connection to Wetherby Park provided the City assumes ownership and maintenance of it. Open Space: As per the city's open space requirement, 2.6 acres of open space are required for this development. The applicant is proposing to dedicate approximately 17.4 acres of open space to the City, the 17.2 acre central open space (Outlot I) and a 0.2 acre outlot (Outlot K) at the northeast corner of the property to become part of Wetherby Park. At it's September 10 meeting, the Parks and Recreation Commission agreed to accept this open space as public open space. The remaining open space outlots will need to be maintained by a homeowners association. Related to the central open space, representatives from the Pepperwood neighborhood association have requested there be a written agreement to allow burning on the central open space, either by the City or another entity. Once this open space becomes controlled by the City it will be up to the Parks and Recreation Department to manage this property. The neighborhood association has also requested a fence or other demarcation be placed around this central open space to prevent encroachment be construction equipment - the applicant is not opposed to this. Also, the neighborhood association has requested to be allowed to remove certain prairie plants from the area to be developed - the applicant has agreed to work with interested parties to allow them to move plants prior to construction provided this does not delay development. Outlot C is a strip of open space at the rear of Lots 51-60 & 86 in between the rear lot line and the east-west arterial street. Without this strip of open space, Lots 51-60 & 86 are double-fronting lots. Double fronting lots are discouraged in the subdivision regulations due to the lack of privacy provided to rear yards, and the propensity for tall fences to be erected along the rear yards, creating a 'tunnel effect' along the arterial street. Staff has requested and the applicant has agreed to landscaping in Outlot C, a mixture of coniferous and deciduous species, to help screen the rear yards from the arterial street traffic. Archeological sites: the applicant commissioned an archeological study in 2002, completed by the Louis-Berger Group in October 2002. No previously unrecorded prehistoric or historic archeological sites were found on the property. Artifacts from one previously recorded site were recovered; the site had previously been determined to be not eligible for listing within the National Register of Historic Places. The conclusion of the archeological study is that no further exploration 8 can be recommended. Stormwater Management: A system of stormwater basins is proposed along the north and east portions of the property, directing and regulating stormwater as it makes its way toward a basin established in Southpoint Addition. Stormwater basins are also proposed at the southwest corner of the property in order to capture runoff from the southwest 1/3 of the development. Stormwater calculations and the basin design are under review by Engineering staff. Tap on fees: Fees of $395 / acre are required for the water main tap-on fee. Fees of $1,796.50 / acre will be required for portions of the development served by the South Sycamore Trunk Sewer. Summary: The applicant has made an effort to complete a subdivision design that sets aside much of the sand hill area, incorporates open spaces into the street network, and meets many of the goals of the Comprehensive Plan. The street network and sidewalk and trail connections will help integrate this neighborhood with the regional trail and sidewalk network. Staff is confident that this will become a valuable addition to the South District. However because of the way in which the subdivision design has evolved, some of the principles of the Arendt design - access and views of the open space - has been lost. Clustering more of the lots on the edge of the open space would allow the subdivision to have greater public views and access to the central open space, an important aspect of conservation design. STAFF RECOMMENDATION: 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 deferred to allow discussion of the cluster of units to open access and views of the open space on the north side of Covered Wagon Drive. Upon resolution of this neighborhood and OPDH design concern Staff would recommend 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 flowing 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; 9 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 166-209, 303-329 shall be from the alley. The design of the homes on Lots 166-209, 303-329 be subject to Planning and Zoning Commission and City Council 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 166, 183, 195, 196, 209,303, 315, 316, and 329 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 and City Council review of the building elevations and footprints as a condition of approval of the final plat. Staff recommends SUB03-00028, a Preliminary Plat and Sensitive Areas Site Plan, be deferred, pending resolution of the deficiencies and discrepancies below. Upon resolution of these deficiencies and discrepancies, staff recommends that SUB03-00028, a preliminary plat and sensitive areas site plan of Sand Hill Estates, a 146.48 acre, 378-1ot subdivision located east of Gilbert Street, south of Pepperwood Addition, be approved. DEFICIENCIES AND DISCREPANCIES: 1. Staff approval of the stormwater basin system - this is currently under review 2. Agreement on the location of a trail connection into Wetherby Park. Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development Attachments 0 0 0 0 I 0 0 0 0 I 0 U City of Iowa City MEMORANDUM January 31,2002 To: Zoning Code Interpretation File Re: Applicability of SenSitive Area Ordinance (SAO) Prairie Remnant Regulations The question raised was the applicability of the SAO prairie remnant regulations to property south of the Pepperwood Addition and east of Gilbert Street, which is referred to as Napolean Heights. Evidence has been presented to the City that prairie remnants of one acre or more may or do exist in this area. The initial question is not the existence of the remnants but assuming their presence, whether the SAO regulations apply in this location. Section 14-6K-1C addresses the applicability of the ordinance. Subsection one speaks to the necessity of a Sensitive Areas Overlay Zone when certain sensitive features exist. Prairie remnants are not listed. Subsection twO addresses those instances in which the lesser level of review is required, namely a Sensitive Areas Site Plan. Prairie remnants of one acre in area or larger are listed. Subsection three outlines the" Sensitive features governed by the Sensitive Areas Ordinance..." In this listing, subsection 7, are "Prairie remnants as shown on the Iowa City Sensitive Areas Inventory Map-Phase I, as amended." Of all the features listed in 14-6K-1.C.3.a, prairie remnants are the only feature qualified by reference to the Sensitive Areas Inventory Map; some other features are qualified by other references. In reviewing minutes of the committee which drafted the SAO, it appears there was concern that other prairie remnants that were not presently shown on the map be able to be included within the applicability of the ordinance, but that such inclusion would occur through an amendment to the map rather than through any other process. Since the language in the ordinance as drafted and adopted included specific reference to the Map, it is the Panel's conclusion the Sensitive Areas Ordinance prairie remnant regulations apply only to those prairie remnants on the map and that in order for the SAO to apply in Napolean Heights an amendment to the map would need to be considered and adopted through the Planning and Zoning Commission and the City Council. '~orney Zoning Code In~terpre~3t on--Prairie Remnants-January 31, 2002 Douglas-~B( Ithro~t, Dirc, g::tor, HIS ~ 2 I' ; STAFF REPORT To: Planning & Zoning Commission Item: REZ03-00021 512 S. Dubuque GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Zoning and Land Use: Comprehensive Plan: File Date: 45 Day Limitation Period: Prepared by: Robert Miklo Date: September 18, 2003 University View Partners 414 E. Market Street Iowa City, IA 52245 Rezoning from CB-2, Central Business District Service, to PRM, Planned High Density Multifamily To allow residential use. 512 S. Dubuque Street Approximately 1/3 of an acre Vacant building North: CB-2, Office South: PRM, Multi-family Residential East: OSA/PRM, Multifamily Residential West: P, School District Office Building High Density Residential August 28, 2003 October 12, 2003 BACKGROUND INFORMATION: This property was formerly the location of a veterinary clinic. The building on the property is currently vacant. It has been zoned Central Business Service (CB-2) since the creation of the CB-2 zoning district in 1983. The CB-2 zone allows commercial uses, which are intended to compliment and serve the commercial uses in the Central Business (CB-10) zone. The current zoning allows dwellings above the ground floor, but the ground floor must contain a commercial use. The applicant has requested that the property be zoned PRM to allow for it to redevelop exclusively for residential uses. ANALYSIS: Compliance with Comprehensive Plan: The 1992 Near Southside Neighborhood Redevelopment Plan, which was adopted as part of the 1997 Iowa City Comprehensive Plan identifies this property and the rest of this block as an appropriate location for high-density residential development. The logic of promoting higher density residential development near the downtown rests in the concept that people who live in and near downtown will walk to work or class, will patronize downtown businesses, will add to the after hours vitality, and create a sense of safety in the downtown. Furthermore, higher density development in the downtown vicinity will reduce housing pressures in the surrounding neighborhoods. Neighborhood Compatibility: The uses currently surrounding this property include the multifamily housing, school district offices to the west and law office to the north. The proposed PRM zoning is certainly compatible with the adjacent PRM zoning. Rezoning this lot will leave the property at 500 S Dubuque Street as the sole CB-2 property in this area. Given the adjacent land uses and the recommended land uses for this area contained in the Near Southside Redevelopment Plan, staff feels that this rezoning is appropriate. ' STAFF RECOMMENDATION: Staff recommends that REZ-03-00021, an application from University View Partners for a rezoning from CB-2, Central Business District Service to PRM, Planned High Density Residential for 1/3 of an acre, located at 512 S. Dubuque Street, be approved. ATTACHMENTS: 1. Location map 2. Applicant's statement Jeff Davidson, Assistant Director, Department of Planning and Community Development REZ02-00021 I u NNI-1 OQSQG 0 0 0 ! 0 5 I,I CD__ 0L Q_L 0 ~--0 2--7 Or¥ 0 0-~ NOSI(Z]V~ The property for which rezoning is requested is a 90 foot by 150 foot parcel in Block 9 County Seat addition. The property address is 512 South Dubuque Street. The Applicant is the Contract Purchaser of the property. The Applicant is the owner of the property immediately to the south at 522 South Dubuque. The property to the north is the office of Security Abstract Company and the Willis Law Firm. The properties to the south in this block are comprised of structures containing only dwelling units. This property and the Willis parcel to the north are currently zoned CB-2. The balance of the block is currently zoned PRM. PRM, Planned High Density Multi-Family Residential, is a more logical zoning for this property. PRM is intended to provide" high density multi-family dwellings in centrally located areas which are in close proximity to public transportation and employment and commercial centers." Rezoning this block to PRM is consistent with the City's plan for the area south of Burlington, and other properties on this block. PRM is also consistent with the current use of the structures in the area. Since the surrounding structures are generally a%ready used consistent with PRM, rezoning will have little impact upon surrounding properties. No public facilities or services will be impacted by the proposed rezoning. Y:\WPDOCS\PSHIP\CLARK PARTNERSHIPS\University View Partners\512SDubuque\RezoningStatement.wpd STAFF REPORT To: Planning & Zoning Commission Item: VAC03-00002 Alley adjacent to512 S. Dubuque GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Size: Surrounding Zoning and Land Use: Comprehensive Plan: File Date: Prepared by: Robert Miklo Date: September 18, 2003 University View Partners 414 E. Market Street Iowa City, IA 52245 Vacation of alley right-of-way. To allow use in conjunction with redevelopment of the adjacent property. 512 S. Dubuque Street 20'X 90' North: CB-2, Office South: PRM, Multi-family Residential East: OSA/PRM, Multifamily Residential West: P, School District Office Building High Density Residential August 28, BACKGROUND INFORMATION: The applicant has requested vacation of the north-south alley located adjacent to the east side of the property at 512 South Dubuque Street. It is the applicant's intent to purchase the property so that it may be used in conjunction with the redevelopment of the adjacent property. It should be noted the property owner to the east of the alley will have the right to purchase the eastern half of the alley if he chooses. If he declines the applicant will be able to purchase the entire alley from the City. ANALYSIS: This alley has never been built and steep topographic conditions indicate that it will unlikely ever be built. The alley in the southern half of this block was vacated a number of years ago. There is a sanitary sewer line located within this alley, and therefore a sanitary sewer easement will need to be retained if the alley is to be vacated. Staff has informed private utility companies of this alley vacation and has requested information about other existing utilities that may be present in the alley. If there are other utilities present, additional easements may need to be retained. 2 To the north of this property, the existing alley is paved and does provide access to the residential building located at 219 Harrison Street. This used portion of the alley will not be affected by this vacation. The alley contains regulated slopes that will be subject to the requirements of the sensitive areas ordinance. The applicant owns the adjacent property to the south, which contains similar slopes. It has been successfully developed in accordance with the sensitive areas ordinance. Staff does not believe that there is a public need for this alley. It does not provide access to other private properties in the area. Its isolated location makes it unsuitable for other public uses such as open space. STAFF RECOMMENDATION: Staff recommends that the alley located adjacent to the east side of 512 South Dubuque Street be vacated, subject to retention of any necessary utility easements. ATTACHMENTS: 1. Location Map 2. Applicant's statement Approved by: Jeff Davidson, Assistant Director, Department of Planning and Community Development 0 0 0 0 ! 0 L~ NNIq QSQ(3 0TM NOS I(]V' IAI This Application seek vacation of the Alley to the immediate east of 512 South Dubuque Street. This vacation is being requested at the same time as a rezoning of the property at 512 South Dubuque. (The Applicant is the contract buyer of 512 South Dubuque.) The Alley has been previously vacated to the south of the area requested in this Application. The Applicant intends that the portion of the Alley to the north of the portion for which vacation is requested would remain open aa a public Alley to provide access to the rear (east) of the property to the north. The Applicant desires to acquire the vacated portion of the Alley in connection with Applicants intended use of 512 South Dubuque Street. Y: \WPDOCS\PSMIP\CLARK PARTNERSHIPS\University View Partner$\512SDubuque\VacationStatement.wpd STAFF REPORT To: Planning & Zoning Commission Item: SUB03-00034 Oakmont Estates Final Plat GENERAL INFORMATION: Applicant: Contact: Prepared by: Robert Miklo Date: September 18, 2003 K.G. Bird L.L.C. c/o Douglas Ruppert 122 S. Linn Street Iowa City, IA 52240 MMS Consultants Phone: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45 Day Limitation Period: 60-Day Limitation Period: 351 8282 Final plat approval 16-1ot residential subdivision West side of Foster Road 8.7 acres Undeveloped woodland, ID-RS (pending rezoning to OSA-5) North: Woodland, ID-RS South: Residential, OSA-5 East: Golf Course, ID-RS West: Iowa River Residential, 2-3 dwelling units per acre August 14, 2003 September 28, 2003 October 13, 2003 BACKGROUND INFORMATION: In July the Commission reviewed and recommended approval of a Sensitive Areas rezoning and preliminary plat for this property. The rezoning is currently pending before the City Council. A final vote on the rezoning and preliminary plat is anticipated in October. The applicant is now seeking final plat approval assuming that the rezoning and preliminary plat will be approved. 2 ANALYSIS: The final plat is in general conformance with the pending preliminary plat and Sensitive Areas Development Plan as well as the subdivision regulations. Staff is reviewing construction plans and legal papers, which accompany the final plat. They must be approved by staff prior the City Council consideration of the final plat. This subdivision includes an approximately 1.5-acre outlot to be dedicated to the City for parkland. Based on the Neighborhood Open Space Ordinance this subdivision is required to dedicate 8,942 square feet of neighborhood open space or pay fees in lieu of. The ordinance also stipulates that no more than 10% of the land given credit for dedication may exceed a slope of 15%. In this case 1500 sq. ft. of Outlot A has slopes of less than 15%. The subdivision will also be given credit for 894 sq. ft., as the ordinance allows 10% of the required open space to exceed slopes of 15%. The applicant will pay fees equivalent to 6548 sq. ft. of open space. This should be addressed in the legal papers. The Sensitive Areas Development Plan, pending before the Council, provides for the protection of 32% of the woodlands on the property as well as several large oak and hickory trees that are located on individual lots. The note on the final plat should refer to the tree protection plan as well as the tree replacement requirements. The tree protection and replacement requirements should also be included in the legal papers. The water main extension fee of $395 per acre applies to this subdivision and should be provided for in the legal papers. STAFF RECOMMENDATION: Staff recommends deferral pending resolution of deficiencies. Upon resolution of deficiencies staff recommends approval of SUB03-00034, the final plat of Oakmont Estates, an 8.5 acre 16-1ot residential subdivision located on the west side of Foster Road, subject to Council approval of the pending rezoning and preliminary plat and subject to staff approval of legal papers and construction drawings prior to City Council consideration. DEFICIENCIES AND DISCREPANCIES: A note on the plat should refer to the tree protection plan. The legal papers should provide for payment of fees equivalent to 6548 sq. ft. of open space. The construction drawings should provide for a sidewalk between lots 10 and 11. Replacement trees should be addressed in legal papers and on the plat. ATTACHMENTS: 1. Location Map. 2. Final Plat. Kari Franklin, Director, Department of Planning and Community Development ppdadm/stfrep/camelot.doc 0 3AlUO ]AV ~lOH N00938 N00938 36¥ ~L I rl 0 0 0 I 0 / ! ! !