HomeMy WebLinkAbout09-02-2004 Planning and Zoning Commission
Formal Meeting Agenda
Planning and Zoning Commission
Thursday, September 2, 2004 - 7:30 p.m.
Emma J. Harvat Hall
Iowa City City Hall
410 E. Washington Street
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Development Items:
1.) SUB04-00022: Discussion of an application submitted by Randy Miller for a
preliminary and final plat of Scott's Fifth Subdivision, a 3.15 acre, 2-lot
commercial subdivision located west of Naples Avenue, south of Highway 1.
(45-day limitation period: September 12, 2004)
2.) SUB04-00024: Discussion of an application submitted by Arlington
Development for a preliminary plat of Windsor Ridge Part Twenty One, an
11.16 acre, 2-lot residential subdivision located at E. Court Street and Taft
Avenue. (45-day limitation period: September 26,2004)
3.) SUB04-00026: Discussion of an application submitted by Southgate
Development for a final plat of a resubdivision of Lot 77 of Walden Wood Part
6, a 2.19 acre, 10-lot residential subdivision located at the north end of
Jensen Street. (45-day limitation period: September 26,2004)
D. Other Items:
Discussion of a request submitted by Iowa State Bank and Trust Company
to amend the Zoning Ordinance, Article 0, Sign Regulations, to permit
"Changeable Copy/Electronic Message Signs".
E. Adjournment
Informal
Formal
STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Tokey Boswell
Item: SUB04-00022, Scott's Fifth Subdivision
Date: September 2, 2004
GENERAL INFORMATION:
Applicant:
Randy Miller
4334 Pine Ridge Trail NE
Iowa City IA 52240
Contact Person:
MMS Consultants, Inc.
1917 S. Gilbert St.
Iowa City, IA 52240
Phone:
351-8282
Requested Action:
Approval of preliminary and final plat.
Purpose:
Create two commercial lots.
Location:
4161 Naples Avenue SW
Iowa City IA 52240
Size:
3.15 acres
Existing Land Use and Zoning:
Commercial, County CP2
Surrounding Land Use and Zoning:
North: Highway 1
South: Commercial, County CP2
East: Commercial, CI-1
West: Commercial, County CP2
Comprehensive Plan:
This property is in Johnson County, and abuts
the corporate boundary. It lies in Fringe Area
C, inside the growth boundary.
File Date:
July 29, 2004
45 Day Limitation Period:
September 12, 2004
BACKGROUND INFORMATION:
This property is located in Johnson County adjacent to Iowa City's western boundary on Naples
Avenue. It is within Fringe Area C of the Iowa City/Johnson County Fringe Area Agreement.
This property was platted as Lot 2 of Scott's 3rd Subdivision in 1993. Since that time, the lot has
been home to two primary structures and a variety of uses. Miller Bros. Monuments occupied the
2
northern building until their recent move across the street. The southern building has five distinct
units, which are currently occupied by Architectural Granite & Marble, Apria Healthcare, and SE
Iowa Ambulance. The applicant is now seeking to subdivide the property into two lots so that
each building may be sold to separate owners.
ANALYSIS:
The Johnson County/lowa City Fringe Area Agreement is intended to provide for orderly and
efficient development patterns appropriate in a non-urbanized area, protect and preserve the
area's natural resources, direct development to areas with physical characteristics which can
accommodate development. and effectively and economically provide services for future growth
and development. The Agreement grants the City the authority to require that subdivisions within
the fringe area adhere to the City's subdivision standards and conditions.
The Fringe Area Agreement makes it clear that commercial development in the City's growth
area should in most cases be annexed into the city. In this case however, the proposed
subdivision includes existing development that will not be appreciably intensified as a result of
the City's approval of the subdivision. This property was developed under a previous version of
the Fringe Area Agreement prior to the City having annexed the adjacent land between Naples
Avenue and Highway 218. If this property was vacant land being proposed for development
the Fringe Area Agreement would require annexation prior to subdivision, but given that the
purpose of the subdivision is simply to allow the transfer of existing development to different
ownership, annexation does not appear to be necessary.
STAFF RECOMMENDATION:
Staff recommends that the preliminary and final plat of SUB04-00022 be approved. subject to
approval of legal papers prior to City Council consideration of the final plat.
ATTACHMENTS:
1. Location Map
2. Preliminary and Final Plat
Approved by: ~
Robert Miklo, Senior Planner
Department of Planning and Community Development
S:llnternslUrban PlanningISUB04-00022, Naples Ave
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PRELIMINARY AND FINAL PLAT
SCOTT'S FIFTH SUBDIVISION
A RESUBDIVISION OF A PORTION OF LOT 2, SCOTT'S THIRD SUBDIVISION
TO JOHNSON COUNTY, IOWA
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To: Planning & Zoning Commission
Item: SUB04-00024, Windsor Ridge
Part Twenty One
GENERAL INFORMATION:
Applicant:
Contact Person:
Requested Action:
Location:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
SPECIAL INFORMATION:
Public Utilities:
Public Services:
STAFF REPORT
Prepared by: Tokey Boswell, Planning
Intern
Date: September 2, 2004
Arlington Development Inc.
1486 South 1st Ave, Unit A
Iowa City IA 52240
Kelly Beckler
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City IA 52240
319.351.8282
Preliminary plat
East Court Street and Taft Avenue.
Undeveloped, RM-12
North: Undeveloped, ID-RS
South: Undeveloped, CN-1
East: Agricultural, County A-1 Rural
West: Undeveloped, RS-5 (reserved for
potential school site)
The Northeast District Plan places this
property in the Lindemann Hills
Neighborhood, and notes that it is
appropriate for multi-family development.
August 12,2004
September 26, 2004
Municipal water and sewer facilities are available to
serve this property, but are not yet present on site.
Applicant will be required to extend the services
along Court Street.
Police and fire services will be provided by the City.
The proposal is to develop multi-family buildings,
therefore refuse collection will be provided through a
private contract.
2
BACKGROUND INFORMATION:
This property was annexed into the city in 1993 and zoned RS-5. In 1995 it was rezoned to Low
Density Multi-Family (RM-12) and subject to a Conditional Zoning Agreement, requiring Staff
approval of a site plan that demonstrates that the development of this property conforms to the
pOlicies of the Comprehensive Plan. The applicant is seeking to subdivide the property into two
lots at this time.
ANALYSIS:
The Northeast District Plan, adopted in 1999, included a concept plan for the Lindemann Hills
neighborhood, of which this parcel is a part. While most of the neighborhood will be single-family
homes, multi-family zoning is seen as appropriate for this parcel given the potential school site to
the immediate west and the neighborhood commercial area immediately south. The Conditional
Zoning Agree that applies to this property requires Staff approval of a site plan that makes the
higher-density area an asset to the community, and fits in well with the lower-density uses in the
rest of the neighborhood. The concept plan calls for small apartment buildings and townhouses on
this property.
The south branch of Ralston Creek runs roughly parallel to the western boundary of this property,
and is partially noted on the plat. The Lindemann Hills concept plan cites the potential for a
greenway and trail system that follows the creek, and any proposed development should account
for that possibility. Providing open space buffers between development and creeks is one of the
neighborhood planning principles that guides the Northeast District Plan and the Lindemann Hills
concept plan.
Staff's site design review will address most of the aspects mentioned in the District Plan. The
question at hand is whether the proposed subdivision and street configuration will be adequate to
incorporate the goals of the concept plan.
Staff finds that the two-lot subdivision proposed mirrors the concept plan in terms of street
layout. Huntington Drive will be a local street that provides adequate access to Court Street for
this multi-family development and the single-family development to the north. As there is no
indication when the northern lot will be developed, the Fire Department has requested an
approved fire apparatus turnaround at the temporary northern terminus of Huntington Drive.
This should be shown on the plat.
The lots proposed are of adequate size to permit townhouses and small apartment buildings
with open space, as called for in the Northeast District Plan. The proposed sanitary sewer
easement along the western property border may allow for an open space and vegetated buffer
between the development and the creek and potential school or lower density residential
development that may occur there if a school is not built. This area may also be appropriate for
a trail connecting Court Street to Lower West Branch Road. The Parks and Recreation
Commission is determining if open space or fees in lieu of is desired in this location. Staff further
finds that the proposed storm sewer and drainage easements on the northern boundary of the
property may be an acceptable means of delineating the transition between multi-family housing
and future single-family development to the north, This aspect will be revisited during Staff's
consideration of the site plan for this development.
Court Street currently stops 1/8 of a mile to the west of the property, at Arlington Drive. Taft
Avenue is a chipseal paved road, without shoulder, curb or gutter. If development of the parcel is
3
to proceed at this time, the applicant will need to extend Court Street and related services to Taft
Avenue, as the project is not in a funded year of the Capitol Improvements Program.
Improvement to the intersection of Taft and Court will also be required, following the preliminary
plans prepared by the City.
The developer would normally be required to construct the sidewalk adjacent to Taft Avenue.
Because the City will reconstruct Taft in the future, fees for the sidewalk should be paid in lieu of
construction. This will need to be addressed in the legal papers at the time of Final Plat approval.
There is also a water main extension fee of $395 per acre.
STAFF RECOMMENDATION:
Staff recommends deferral pending resolution of deficiencies and discrepancies. Upon resolution
of these items staff recommends that SUB04-00024, a preliminary plat of Windsor Ridge Part
Twenty One an 11.16 acre, two lot residential subdivision located at East Court Street and Taft
Avenue, be approved.
DEFICIENCIES AND DISCREPANCIES:
1. A temporary fire apparatus turnaround should be shown at the north end of Huntington
Drive.
2. The storm sewers on Court should be shown as proposed.
3. A water main should be shown on Court Street.
4. Overflow flow route is necessary for storm sewer intakes on Huntington Drive.
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
Approved by: ~_
Robert Miklo, Senior Planner,
Department of Planning and Community Development
T: InternslUrban Planninglln ProgressISUB04-00024, WR part 21
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To: Planning & Zoning Commission
Item: SUB04-00026 A Resubdivision
of Lot 77, Walden Wood Part 6
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:
File Date:
45-Day Limitation Period:
60-Day limitation Period:
STAFF REPORT
Prepared by: John Yapp
Date: September 2, 2004
Southgate Development Co.
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
Final plat approval
An 10-lot residential subdivision
Northern terminus of Jensen Street
2.2 acres
Undeveloped; PDH-8
North: Open space and residential;
PDH-12
South: Residential; RS-8
East: Residential; PDH-12
West: Trail and high school; P
The Southwest District Plan: Single-
family residential development
August 12,2004
September 26, 2004
October 11, 2004
2
BACKGROUND INFORMATION:
The applicant, Southgate Development Co., has requested a final plat of a Resubdivision of
Lot 77, Walden Wood Part 6, a 2.2 acre, 10-lot residential subdivision. The rezoning from
OPDH-12, High Density Single-Family Residential, to OPDH, Medium Density Single-Family
Residential, was recently approved by the City Council. Ten zero-lot single family homes are
proposed for the property.
ANALYSIS:
Subdivision design: The subdivision consists of ten lots accessed from an extension of
Jensen Street. Jensen Street will terminate in a cul-de-sac. The applicant will construct a trail
on the east side of the property to connect the Willow Creek Trail to the north side of Willow
Creek (the City is responsible for installing the pedestrian bridge over the creek). The design
includes open space along the pond on the north side of the property, and also on the east
side of the property concurrent with the MidAmerican pipeline easement.
Conformance with Preliminary Plat: The final plat is in general conformance with the
preliminary plat, and with the subdivision design standards.
As part of the Planned Development Housing Plan that was approved as part of the OPDH-8
zoning, some variations to the RS-8 zone were approved. These variations include smaller lot
sizes and widths that would normally be permitted in the RS-8 zone. Six of the ten lots are less
than the 5,000 square-foot minimum lot size, and seven of the ten lots are less than then 45-
foot minimum lot width of the RS-8 zone. Because of the zero-lot house design, however, all
required setbacks are met. Because of the open space designed into the subdivision, the
overall density is approximately 5.5 units per acre, even without including the Jensen Street
rig ht -of-way.
Open Space: Based on the City's adopted open space formula, residential development on
this property is required to dedicate 3,618 square feet of open space. The applicant is
proposing to dedicate a 6,507 square foot open space outlot for a trail connection and to
construct the trail to the north property line. The Parks and Recreation Commission has
agreed to accept this open space and maintenance of the trail. The City will install a
pedestrian bridge over Willow Creek to connect this trail to the Willow Creek Trail on the north
side of the creek.
Storm water management: The existing detention basin to the north will accommodate
stormwater runoff from this property.
Utility tap-on fees: A water main extension fee of $395/acre is required. No sanitary sewer
tap-on fees are required for this area.
Legal papers and construction plans: Legal papers and construction plans associated with
the final plat have been received and are under review.
U:\subdivisions\Lot 77 final ,doc
3
STAFF RECOMMENDATION:
Staff recommends that SUB04-00026, a final plat of A Resubdivision of Lot 77, Walden Wood
Part 6, be approved, subject to approval of legal papers and construction plans prior to Council
consideration.
ATTACHMENTS:
1. Location Map
2. Final Plat
Approved by:
~L¡~
Robert Miklo, Senior Planner,
Department of Planning and Community Development
U:\subdivisions\Lot 77 final.doc
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Iowa City Iowa
OWNER'S AITORNE
JOE HOILAND
BREWERY SQUARE SUITE 300
IOWA CITY. IA 52240
CO.
OWNER/SUBDMDER
SOUTHGATE DEVELOPMENT
755 MORMON TREK BLVD
IOWA CITY, IA 52246
PLAT PREPARED BY ,
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1917 SOUTH GILBERT ST.
IOWA CITY, IOWA, 52240
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MEMORANDUM
Date:
September 2, 2004
To:
Planning and Zoning Commission
From:
Robert Miklo
Re:
Sign Ordinance
The Commission has received a request from Iowa State Bank and Trust Company to amend
the Sign Ordinance to permit Electronic Changeable Message Signs. The Commission should
decide if you would like to consider such an ordinance amendment. If you choose to, you
should then decide on whether you would like staff to proceed immediately to prepare such an
amendment, or if you would like to include consideration of such a proposal in the overall code
review. The applicant has submitted suggested ordinance language. Staff has not analyzed
the proposed amendments in any detail.
II_ IOWA STATE
, BANK & TRUST
~ COMPANY
319·356·5800 . www.isbt.COIIl
August 13, 2004
Iowa City Planning and Zoning Commission.
City of Iowa City
410 E. Washington
Iowa City, IA 52240
Dear Ladies and Gentlemen:
Iowa State Bank and Trust Company is in the process of an extensive renovation of the Keokuk Street
Office. As part of this renovation the Bank would like to include an electronic message sign as part of
the time I temp sign. Iowa State Bank would respectfully request the Iowa City Planning and Zoning
Commission's consideration of an amendment to the Sign Ordnance that wouId allow the changing of
text message sign eIectronically.
It is anticipated that the text messaging sign would be used for announcing community events as well
as Bank advertising. One of the issues that has come up in this discussion is the time interval between
the text changes. The attached definition uses a set time limit of once every hour. It is important that
messages remain fresh and up to date.
It should be made clear that this proposal is not intended to allow for animated signs. The Bank
understands the safety concerns associated with rapidly changing and/or animated signs.
In discussions with Iocal sign companies, it would be possible to "dumb down" the hardware to render it
incapabIe of creating any animation. The software is more difficult to reconfigure to accomplish the
"no animation" intent of this proposal. It is my belief that the attached code Ianguage wouId address any
concerns with rapidly moving or animated signs, without further complicating the matter with language
addressing "dumb hardware".
Please find attached a Code Definition that may help serve as a starting point in any discussion concerning
a revision in the Sign Ordnance.
Both myself and Iowa State Bank and Trust Company appreciate very much your consideration of this issue.
ShouId you have questions or concerns I can be reached at 356-5920.
SincereIy,
D~ G \-./l
Dan Black
Vice President
Enclosure
CC: Mayor and City Council Members
Realllie Matters
'J.(). Box 1700, Iowa City, L\ 52244. 1-800-247-4418
Banking· Planning. Invtsting
,"kmber fU!C . F.qual Housing ¡KIU[e;,-
CODE DEFINITION
CHANGEABLE COpy SIGN I ELECTRONIC MESSAGE SIGN:
A sign or portion thereof with characters, Ietters, illustrations or numbers and text
that can be changed by eIectronic process or by remote control at an intervals not to
exceed once per hour.
Copy and content to be for advertising and public service and time & temp. This type
of display is alIowed in zone onIy and is limited to an overall
size of 4' x 16', or 64 square feet of any dispIay. The sign shall not have any animation
or capability to do animations, shall not have video, this shall not be a flashing sign.
This sign can be used in conjunction with an identification sign, poIe sign or other wall
signs.
The display cannot project into the public right of way and must meet all other codes to
set back and wind Ioad requirement, etc. Sign must be 10' above grade and Iess than
25' above grade. Sign must be approved by an independent agency such as UL or ETL
Testing Laboratory.