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Home My WebLink About04-07-2005 Planning and Zoning Commission PLANNING AND ZONING COMMISSION Monday, April 4, 2005 -7:30 PM Informal Meeting Robert A. Lee Community Recreation Center Meeting Room B 220 S. Gilbert Street Thursday, April 7, 2005 - 7:30 PM Formal Meeting Iowa City City Hall Emma J. Harvat Hall 410 E. Washington Street AGENDA: A. Call to Order. B. Public Discussion of Any Item Not on the Agenda. C. Rezoning/Comprehensive Plan: 1. Consider setting a public hearing for April 21 on an amendment to the Comprehensive Plan to amend the South Central District Plan to change the future land use map designation and plan text to change the Aviation Commerce Park designation from Intensive Commercial to Retail! Community Commercial. 2. REZ05-00004 Discussion of an application submitted by City of Iowa City for a rezoning of approximately 54 acres from Public Intensive Commercial (P!CI-1) zone to Community Commercial (CC-2) zone for property located on Ruppert Road. (45-day limitation period: April 24) D. Rezoning/Subdivision Items: 1. REZ05-00002!SUB05-00005 Discussion of an application submitted by Steve Kohli for a rezoning from Interim Development Single-Family Residential (ID-RS) zone to Low Density Single-Family Residential (RS-5) zone and Medium Density Single-Family Residential (RS-8) zone and a preliminary plat of Brookwood Pointe, a 29.2 acre, 106-lot residential subdivision located west of Sycamore Street, south of Wetherby Drive, and north of Dickenson Lane. (45-day limitation period: April 15) 2. REZ004-00017!SUB04-00017 Discussion of an application submitted by Third Street Partners for a rezoning from Low Density Single-Family Residential (RS-5) zone to Planned Development Housing Overlay - Low Density Single-Family Residential (OPDH-5) zone and a preliminary plat of Village Green, Part XXIII and XXIV, a 76-lot residential subdivision (38 single-family lots and 38 attached zero-lot line lots) on 25.67 acres of property located on Wintergreen Drive. E. Subdivision Items: 1. SUB05-00001 Discussion of an application submitted by James Davis for a final plat of JJR Davis Second Addition, a 14.76 acre, four-lot commercial subdivision located east of Mormon Trek Boulevard, south of Highway 1. (45-day limitation period: April 24) 2. SUB05-00002 Discussion of an application submitted by James Davis for a final plat of JJR Davis Third Addition, a 5.05 acre, two-lot commercial subdivision located on the east side of Mormon Trek Boulevard, north of its intersection with Dane Road. (45-day limitation period: April 24) 3. SUB05-00007 Discussion of an application submitted by Casey Mahon for a preliminary and final plat of Ashton Place, a 2.6 acres, two-lot residential subdivision located at 39 Normandy Drive and 820 West Park Road. (45-day limitation period: May 1) F. Other Items: G. Consideration of the March 17,2005 Meeting Minutes. H. Adjournment. Informal Formal June 13 June 16 **May 30 Informal Meeting is cancelled due to Memorial Day. STAFF REPORT To: Planning and Zoning Commission Prepared by: John Yapp Item: REZ05-00004 Aviation Commerce Park Date: April 7, 2005 GENERAL INFORMATION: Applicant: City of Iowa City Planning and Community Development 410 E. Washington Street Iowa City, fA 52240 Phone: 356-5230 Property Owner: City of Iowa City Purpose: To allow the Aviation Commerce Park property to develop as a retail-oriented shopping center. Location: Ruppert Road area, south of Highway 1, north of the Iowa City Municipal Airport. Property Size: Approximately 54 acres Existing Land Use and Zoning: Undeveloped; P/CI-1 Surrounding Land Use and Zoning: North: Commercial, CI-1 South: Public Airport East: Commercial; CC-2 West: Commercial; CI-1& CC-2 Comprehensive Plan: The Comprehensive Plan identifies this property as General Commercial. The South Central District Plan identifies this property as Intensive or Highway Commercial. File date: March 10, 2005 45-day limitation period: April 24, 2005 BACKGROUND INFORMATION: The Aviation Commerce Park was subdivided in 2000, and infrastructure was constructed to allow for commercial development on property along the north side of the Iowa City Municipal Airport. This area is currently zoned P/CI-1, Intensive Commercial. The Intensive Commercial zoning was established because it was thought to be a zone that could attract airport-related service and storage businesses, and other similar uses that do not require visibility from Highway 1. Since the Aviation Commerce Park was established, none of the lots have been sold or leased. 2 Recently the City Council agreed to sell a portion of the Aviation Commerce Park to a large retailer, which would likely make the remainder of the Aviation Commerce Park attractive for other retail-related businesses. For retail businesses to be permitted, the Aviation Commerce Park is proposed to be rezoned to CC-2, Community Commercial. ANAL YSIS: Comprehensive Plan The general Comprehensive Plan, adopted in 1997, identifies properties on the south side of Highway 1, including the Aviation Commercial Park, as General Commercial. The South Central District (SCD) Plan, adopted in 2000, reflects the current zoning designation of the Aviation Commerce Park and identifies it as Intensive or Highway Commercial on the future land use map. The SCD Plan reflects the thinking at the time Aviation Commerce Park was established, and states "Intensive commercial development and zoning are planned for most of the 54-acre Airport North Commercial Park. . ." To be consistent with this proposed rezoning from CI-1 to CC-2, the South Central District Plan land use map should be changed to reflect Retail ! Community Commercial land use for this property, and incidental changes to the text of the SCD Plan are necessary to reflect the change in the map. A separate memo and recommendation for the change to the South Central District Plan map and text, to be consistent with the intent to use this property for a retail development, will be forwarded to the Commission for its April 21 meeting. Transportation With a rezoning to CC-2, Community Commercial, this property has the potential to attract and generate more vehicular and pedestrian traffic than would be expected with intensive commercial development. There is an existing traffic signal serving the Highway 1 ! Ruppert Road intersection, including turn lanes on Highway 1. As part of the purchase agreement for the property, the City is requiring that any realignment of Ruppert Road will be done at the buyers expense; an enhanced left turn lane from Ruppert Road to Highway 1 will be constructed; and $100,000 will be contributed for any other off-site improvements required, including items such as pedestrian facilities, turn lanes or possible signalization of the Ruppert Road ! Riverside Drive intersection, or other improvements necessitated as a consequence of developing this property. As this is City property until sold, any other off-site improvements beyond the $100,000 cost would be done at the city's expense. Public Transit Iowa City Transit provide access to the Highway 1 corridor in this area. As part of the Westport Plaza route, bus stops are currently located at the Ruppert Road! Cub Foods access drive, and on both the north and south sides of the Ruppert Road I Highway 1 intersection. The bus needs to travel back onto Highway 1 from Ruppert Road to serve multi-family properties with frontage on Highway 1, north of the Aviation Commercial Park. According to the Iowa City Transit Manager, if accommodations are made for pedestrian access from multi-family properties on the north side of Ruppert Road, the bus route may be modified to more directly serve the Ruppert Road corridor, particularly if retail commercial development occurs. Because retail commercial development U:\rezoningslAviation commercial park rezoning.doc 3 attracts more pedestrian traffic, there is a rationale for pedestrian routes from the bus stops to the commercial destinations to be established. Pedestrian Connections The SCD Plan notes "pedestrian walkways are virtually nonexistent in this subarea." Besides needing pedestrian access to bus stops, the SCD Plan notes that pedestrian access is an issue with retail commercial development. The large multi-family development on the north side of Highway 1 is a pedestrian generator, as is the surrounding residential neighborhood on the north side of Highway 1. The Southwest District Plan, in addressing how commercial properties on the south side of Highway 1 are disconnected from residential areas on the north side of Highway 1, states "there is a lack of safe pedestrian and bicycle facilities along and across Highway 1. Constructing sidewalks and adding pedestrian signals at signalized intersections should be a priority." Staff recommends that pedestrian connections from the Ruppert Road! Highway 1 intersection along Ruppert Road and to the entrance to commercial buildings to be developed in the Aviation Commerce Park be required. Pedestrian routes within the public right-of-way will be identified with a re-subdivision of the property. Staff recommends pedestrian routes from the public right-of-way to each commercial building be identified as part of the site plan submittal as each lot is proposed for development. Landscaping As noted above, the SCD Plan recommends that landscaping be upgraded as part of retail commercial redevelopment. Because development of Aviation Commerce Park for retail development will have an impact on traffic flow and the redevelopment potential of other properties in this vicinity, landscaping needs to be considered. In addition to the parking lot and right-of-way trees normally required, staff recommends that area not taken up by buildings, parking or vehicular or pedestrian use areas be landscaped with trees, shrubs or other plant materials, and that a landscaping plan sheet be submitted with each site plan for properties within the Aviation Commerce Park. The landscaping plan should address screening of parking areas, loading docks, outdoor storage and dumpsters. While this requirement would duplicate some existing landscaping standards, it goes a step further by requiring some attention to landscaping be paid to all areas not used by the building or required parking, loading and access paving. This will help improve the appearance generally of this commercial corridor. Aviation Commerce Park I Airport Commission When the Aviation Commerce Park was first established, the intention was to try to attract uses that had some direct or indirect relationship to the airport or other businesses in the vicinity. This has not occurred. The Airport Commission has recommended approval of the City selling a portion of this property to a retail developer. Summary The City is initiating the rezoning of Aviation Commerce Park from CI-1, Intensive Commercial to CC-2, Community Commercial in order to facilitate the sale of a portion of the property to a large retailer, and development of the remainder of the property with retail uses. Because the U:\rezoningslAviation commercial park rezoning.doc 4 South Central District Plan map identifies this property as Intensive or Highway Commercial, it needs to be changed in conjunction with this rezoning. In approximately five years, no lots in Aviation Commerce Park have been able to be leased or sold for intensive commercial development. Consistent with the SCD Plan policies regarding retail commercial development, staff is recommending a Conditional Zoning Agreement related to pedestrian connections and landscaping expectations. Because the property is owned by the City, the Conditional Zoning Agreement will be an agreement between the City and itself, and will be passed on to future buyers of the property. STAFF RECOMMENDATION: Staff recommends REZ05-00004 a request to rezone approximately 54 acres from P/CI-1, Intensive Commercial to CC-2, Community Commercial fQr property located along Ruppert Road, be approved, subject to a Conditional Zoning Agreement addressing: 1. Sidewalks to be installed on Ruppert Road from Highway 1 south to a sidewalk system in Aviation Commerce Park, including pedestrian crosswalks and pedestrian signals at the Ruppert Road I Highway 1 intersection. 2. Pedestrian walkways to be provided between the principal buildings on each lot and the public sidewalk system, to be identified and reviewed as part of the site plan review process for each lot. 3. A landscaping plan being required as part of the site plan review process, showing how parking areas, loading docks, outdoor storage, dumpsters are screened from view, and the landscaping of other areas of the site not taken up by required paving or building areas. 4. The preliminary plat indicating necessary improvements to the Ruppert Road I Highway 1 intersection and the Ruppert Road I iverside Drive intersection. Franklin, Director, rtment of Planning and Community Development ATTACHMENTS: 1. 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Jš< ~ /, tÞ ~ ~ ( II MUNICIPAL AIRPOR T CI1 - CC2 .J p , I REZ05-00004 I ) - SITE LOCATION: Aviation Commerce Park - To: Planning &Zoning Commission Item: REZ05-0002 SUB05-0005 Preliminary Plat BrookWood Pointe General Information: Applicant: Contact Person: Phone: 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: STAFF REPORT Prepared by: Sunil Terdalkar Date: April 07, 2005 Steve Kohli 3129 Dubuque St NE Iowa City IA 52240 Amy Ashbacker Van Winkle Jacob 2570 Holiday Road Coralville, IA 52241 338-4939 Rezoning from ID-RS to part RS-5 and part RS-8 Preliminary Plat for a subdivision of 106 lots Development of BrookWood Pointe subdivision South Sycamore Street - to the South-East of Wetherby Park and North of South Point Subdivision Approximately 29.26 acres ID-RS - Agricultural North: Residential - RS-5 South: Residential- RS-8 East: Residential - RS-5 West: Park and undeveloped - P and OPDH-5 The South District Plan 'small lot single family and/or duplex' type development for this area March 21,2005 May 05,2005 Sanitary sewer and water lines are available adjacent to this property and will be extended through the property with this development. Approximately 2.86 acre of this property is served by the Sycamore Regional Storm Water Drainage System. 2 Public Services: Police and fire protection will be provided by the City. Refuse and recycling collection will also be provided by the City. Transit routes Lakeside Route and Eastside Loop serve this area with the nearest stop located approximately 2 blocks north on Sycamore Street. Background Information: The applicant, Steve Kohli, is requesting a rezoning from ID-RS - Interim Development Residential, to RS-5 - Low Density Single Family Residential (10.92 acres) and RS-8 - Medium Density Single Family Residential Zone (18.34 acres); and a preliminary plat of BrookWood Pointe, a subdivision of 106 lots. The property, of an approximate area 29.26 acres, is located on the West side of Sycamore Street, and is bounded by Hollywood Manor Subdivision on the North, Wetherby Park and Sandhill Estates Subdivision on the West and South Pointe subdivision on the South. Zoning Analysis: Compliance with Comprehensive Plan The South Distract Plan aims to achieve a mix of housing types - small apartments, townhouses located appropriately adjacent to arterial streets, neighborhood commercial centers, institutional uses, open spaces, and trails; and with appropriate designs to suit the surrounding single-family housing. This particular property is part of the Sycamore East sub- area within the South District. The Future Land Use scenario identifies this area as appropriate for low to medium density single-family residential development. The neighboring subdivisions mostly consist of single-family detached lots zoned RS-8 and RS-5. In staff's view proposed RS-5 zoning for the northern part of the property will provide a good transition from the existing RS-5 neighborhood to the north and the RS-8 zone to the south. This zoning pattern complies with the Comprehensive Plan's policy of encouraging a diversity of housing. The Plan also encourages the development of a trail and sidewalk network within the South District. As proposed in the South District Plan an 8-foot wide side walk along Terrapin Court, a portion of Russell Drive and Covered Wagon Drive will provide a trail connection through this property to the trail network. In staff's view the proposed rezoning request is in general conformance with the Comprehensive Plan and is compatible with the surrounding neig h borhoods. Traffic implications At this location, Sycamore Street is currently a chip-seal road with a traffic count of 1690 vehicles per day (2002 count). In March the City Council added the improvement of Sycamore Street to Fiscal Year 2009 of the Capital Improvements Plan. Similar to recent rezoning cases, a proportionate share of the cost of improvement of Sycamore Street should be borne by this development. Based on the formula used for other similar subdivisions the cost related to the street improvement to be shared by the proposed BrookWood Pointe subdivision is estimated at $313.39 per acre, a total of $9,169.65 for 29.26 acres. Because improvements to Sycamore Street will not begin until 2008-2009 there will be a 3 to 4 year period when development of this subdivision will be occurring on the unimproved street. Although this situation is not ideal, in staff's opinion it is acceptable as a temporary condition. To allow the reconstruction of Sycamore Street the preliminary plat includes a 20 feet wide temporary construction easement. 3 To minimize increased traffic and the construction vehicles though the residential neighborhood streets the subdivision should have access through Sycamore Street in the initial phase of construction; as noted Sycamore Street will be upgraded in FY 2009. In order to facilitate the construction of necessary infrastructure - sanitary and stormwater drainage phase one of the subdivision should include the construction of the stormwater basin and an easement should be provided to construct sanitary sewer from South Pointe subdivision (at Russell Drive) to Sandhill Estates (at Covered Wagon Drive). Subdivision Analysis The applicant has also requested preliminary plat approval of BrookWood Pointe, a 106-lot subdivision. The request is contingent on the decision of the rezoning of the property. The proposed subdivision is accessible from Sycamore Street on the East and Russell Drive from South and North. The preliminary plat shows proposed completion of North-South Russell Drive and is connected to Covered Wagon Drive extending from the West. A new street Terrapin Court connects Covered Wagon Drive and Russell Drive to Sycamore Street on the East. Vesti Lane, running East-West also connects Russell Drive and Sycamore Street, while Ashland Court, which also runs East-West ends in a cul-de-sac. As discussed above, a trail is proposed along Covered Wagon Drive, Terrapin Court and Russell Drive, which will be part of the trail network connecting Napoleon Park and Sycamore Greenway. In staff's view, this street design adheres to the Comprehensive Plan policy of building neighborhoods with an interconnected street system. The proposed lots along Sycamore Street are double fronting lots with frontage on two streets. The subdivision regulations discourage such lots. The Comprehensive Plan indicates that where such lots can not be avoided, dense landscaping or earthen berms should be used rather than tall privacy fences, to buffer the rear yards from the arterial street. The preliminary plat includes a landscaping plan with a mix of evergreen trees and deciduous trees and hedges to be planted proximately 15 feet west of the street right-of-way. Because the plantings will be within the construction easement that will be graded during the reconstruction of Sycamore Street, the applicant will pay the City the estimated cost of landscaping and the City will plant the trees and hedge as part of the Sycamore Street reconstruction project. To assure that fences are not built within the construction easement or on the street side of the landscaping, staff recommends that the legal papers for the final plat specify that privacy fencing will be set back at least 20 feet from Sycamore Street. Sensitive areas The site for the subdivision contains Hydric Soils, which may require sump pumps in the basements and special construction of streets to assure proper drainage. Construction plans at the time of the final plat will need to address construction in these soil conditions. Existence of Hydric Soils does not trigger the requirement for Sensitive Areas Overlay zoning. There are no other sensitive environmental features identified on the property. Storm water management Outlot A, covering an area of 1.27 acres on the south-west corner of the subdivision, is shown for the use of stormwater management facility. Storm water from some lots along Sycamore Street will drain into the new Sycamore Regional Stormwater system. Fees for the stormwater system are: $2,775.68 per acre (Total 2.86 acres x $2,775.68/acre =7,936.40). Payment of these fees should be addressed in the legal papers at the time of final plat approval. To address concerns about existing drainage in the adjacent South Pointe subdivision, the preliminary plat includes an easement with a swale or berms along the south boundary line. This will prevent the stormwater draining into properties in the South Pointe subdivision. 4 Neighborhood Open Space Based on the Neighborhood Open Space Ordinance, a subdivision of this size is required to dedicate 0.95 acres of open space or pay fees in lieu of dedication. Given this subdivision's proximity to Weatherby Park, the Director of the Parks and Recreation Department anticipates that the Parks and Recreation Commission will prefer fees to be applied to improvements to Wetherby Park. The plat has been referred to the Parks and Recreation Commission for comments. Infrastructure Fees Tap-on fees for sewer: $1,796 per acre (Total 29.26 acres x $1 ,796.5/acre =52,560.20) Water main extension fee: $395 per acre (Total 29.26 acres x $395/acre =11,556.52) Payment of these fees should be addressed in the legal papers at the time of final plat approval. Staff Recommendation: Staff recommends approval for REZ05-0002, rezoning of approximately 29.26 acres located west of Sycamore Street from ID-RS to RS-5 (10.92 acres) and RS-8 (18.34 acres) subject to: 1) A Conditional Zoning Agreement which specifies payment toward appropriate cost share for Sycamore Street Improvements; 2) Outlot A stormwater management facility being built with Phase 1 and 3) An easement created to facilitate a sanitary sewer line to be extended to Sandhill Estates subdivision from South Pointe subdivision. Staff recommends that SUB05-0005, a preliminary plat of BrookWood Pointe, a 106-lot, approximately 29.26-acre residential subdivision located west of Sycamore Street, be approved. 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I '" '" c '" '~"'D I""') ~ " I .~~~ ~ " ..aª1 " " u"" " " .~O 3; I r- " <V If)-- :::;;;: C"'-I - .C" ~ i 2 c ¡: " " > u '------.../ ~ z o Vi I ~ ., < o " ~ 0 = - 8 ¿ ~ u o < o " ~ ~ 2/2./05 reVlSKlns 3/22/05 .(/1/05 ( 04703) r--... ......T_... VAHWI~·.IIoCoeEfOlãlHEER\JOG.1NC J57ØHOl.IOoO.YIIOA!ISUtTEIO COAAl.VU1.I:.IASU41 (n')3)II-~ft ŒG~NI 6 t:J<.'"" OÐ,""" <;""~~ C"-'_""""}"""'c '"",,",,100'<_ ~. - CJ ra""""",,""'''''''' "' <Œcr~o:; ÆI:>[O',,- ., ",-"",tD'"'''' ''''''1-.' "",' ~'-"""E'-"" -.- ,,"'''''''''',',,''''''' ~-,- ''B£~'"'''''''''' --.- "",,"' --,- "l"""'"...."..N( G r.",,,,,S"'" ßV" .............- " '" _TD/p""""n"" tx] ~ """""-"-/s[""'ê€v' "'''''''" ...'t~_~ _w_ _=o...,,-P_ . _"Sro~r"",~""^'"""-E ('9 """""'/""",^,5m ;,,',,~ 1;"'_"~sE>o(" ----- P""""><D:i"->ÐO£~ . ......'_ ~ -.u ".."""'....,,,"""SCW<:. --- """",.'£1) .....'_......-~ _ __ ;o.;Ht.ê)F_..., ç'~""'-"" £'"1<0<,, 'c""",",,,,", sou"",,,... co""""",C",,,'"""" l!,Ie ~, 0 "'" -,~-,,= ----I I LOCATION I LOCATION MAP O~"'ITORIIIEY 122s,U""ST 10'lIl"'<:11'1.1'" 52.1.40 -~ IOW"'STAH_.T1WST .....-:LC«fw_oIICATHLHNM.CftOSS 101S.CUfOTONST TOW"'CTI',I,o,snoC (]9)3!06-seoo SU8OMDP: :~~~~~~~ 1\ k, ¡r: \ ~ ? ~ ,~::::,....... v/ --~- SENSITIVE AREAS SITE PLAN BROOKWOOD POINTE \ '-- ...SH'......,-JMI.)...... <JF"''''>;'''l/4~\ w'. = C $ :; " ,. N~N . ..... 110 -- '" I i _......"''''''''''''''''~......,.,''''' <;OOOT1lDL,.~''''''''''fOU.C>W'''' """'.....",al1ò<JFI;DO;T1IJXT...."""w""'"' """""""""""__0'_' ŒGALDESCall'J1lJl< TIIf."IIVDUTJrnIri('w)AOU:SOfTt!EFOLU>WT!<GDESCRJBm'ROPU.TV,TIfEfASTY,OFTIŒ.SOlJTHWI;ST" ~~~{)f~~ri:~~~~~[<:"'~~¿;'~I~~~SK11ON:J.TOWNSII1I'1')1_"".R.\~ COMw£NCJN(i AT 1>jf¡ SOVT"EAST nJllNf.R OF TIlE SOI.-'T>1....t.~ O\.',uTEIl IS'" "IOf SAW s~erlON, TlIENo.:U; 01"11'2)"... 'l3I.JH££T Þ.\..Ol<oQ T>1E EAST UNEOf 5AJÐ SW II., Ttte«.-'¡ S ~-'" ::f.2Hf.ETtú1ltE "'.E.'<T ~~~_~~~~2:S~VIÇ'~~:~~:::T~~~~~":f~:~~~'=:~~':'~';.·~~:-;~ ~¥i~~~*~~£~~::~~~ªË~ft~[ City of Iowa City MEMORANDUM Date: March 31, 2005 To: Planning and Zoning Commission From: Robert Miklo Re: REZ04-00017/SUB04-00017 The applicant has submitted a revised Preliminary Plat and Planned Development Overlay Plan for Village Green Part XXIII and XXIV for the Commission's reconsideration. The revised plan includes 38 single-family lots (lots 65-79, 98-103, and 126-140) and 38 zero-lot line lots (lots 80-97 and 106-125). This is reduction of'6 zero-lot line lots when compared to the previous plan reviewed by the Commission. The zero-lot line lots have been removed from the areas to the south of Chelsea Court and east of Richmond Lane. The design of the central zero-lot lines with access to the private alley has not changed. As noted in previous staff reports neighborhood open space and water main extension fees apply to this subdivision and will need to be addressed in the legal papers at time of final plat approval. The City Engineer has identified errors on the preliminary plat that must be oorrécted pdor to the Commission's vote. STAFF RECOMMENDATION: Upon correction of the preliminary plat staff recommends that REZ004-00017/SUB04-00017 a rezoning from Low Density Single-Family Residential (RS-5) zone to Planned Deve.lopment Housing Overlay - Low Density Single-Family Residential (OPDH-5) zone and a preliminary plat of Village Green, Part XXIII and XXIV, a 76-lot residential subdivision (38 single-family lots and 38 attached zero.-Iot line lots) on 25.67 acres of property located on Wintergreen Drive be approved. ATTACHMENTS: Preliminary Plat and OPDH plan ~ K in Franklin, Director, partment of Planning and Community Development S\pcd\staffreports\REZ04-o0017villagegreen ...., CITY OF IOWA CITY ~ I I 1- L w - « a::: o ,..., 0.... a::: o u >- a ~ General Mills l- V) ~I Mercer Park p > - ~ " I '-> Wintergreen Dr. SITE LOCATION: Village Green, Prelill1Ínary Plat and Sensitive Village Green Iowa City, & a.p.D.H. Plan Areas Site Plan Parts XXIII & XXIV Iowa s ." ;¡ ," š -.~ ~þi {]WNF.R'~ A'ITORN'F.Y !dARK C. DANIElSON 222 S UNN Sf !OWA CITY. IOWA · A. I C · " · ~ · :;: PI AT PRF.PARED RY MUS CONSULTANTS ¡NC 1917 SOUTH GILBERT ST. IOWA CITY, IOWA. 52240 OWNF.R/SIJRmvmF.R THIRD STREET PARTNERS 1.1.c. POBOX 209 IOWA CITY, IA ---.-....,."""'..lUlIoI'. -~~- - 'L.t~"'''''- ,1Nf' --·......."_,.u -"-_0"""'_ '..."'__ 0...... "'-_._. ....1m... .._... 1Mtal£""""OC'''''''{fAUI''''IP'I!'EÐUTlLlnE' ""'_"'-"T_"'-""I:rTTtI~OOOO<'TIÐN""jOO"'''Of ª~~~!~~'-";:=J.¥::; eONTOu,", 'NTW:"''''..... _ , "'OOT' VILLA::: :Y'ccll ¡ " f'~r.,-;,111~. LOCATION MAP NOT TO SCALE , =-" . 'T;::r:~ïIT, rTT:':'- =~-,=- " 11:".1 ,. ¡IIII.-:;¡t::.. III¡~. 1,11' -f;" Illi'_~ _ I'll";,...·.... IIIÎ~~ I ,~I. A"'..... £1,II~i;~____ I: 1'!~I¡1 ,¡:,~~~.....; I,IIII'~- I I Ifi ':'~! rl:;:' . I,II~~-- J !, I 11 iJ¡f"", ~ ,: I : Ii. ... ,'" _ I; -tø~ .S!. .!!t. .F. .. ""."" ~ }I .!t -, '¡ .~.. .. ....~. 1"~ DEI'U.OPKNT SC><EDVU: fO~ _~ suePI~_s IS .S rou.ows PARr""(TH'S$OJ9Ð''''SIa<IWAS :~~"'~fY $OJeulTT£Ð rœ ~RO~~) :~~~~~~;E~5E;:ER]E:, x §'.'-~ ;"' ',f.i ",~~¡ ~~j~::~: .....,.:;:.-...'" ~J'''' Tn>~~~...!.~ç_ ,...""::l;.."':¡. ,]':. ~r::~·: ·d ~t;¥-r-~~~' ..::j;:",~, "':;:'",,=~ OJmSI_I,,"Wu::JMI.Ul.IM) m>IC.:i,T~;~~¿~·"ON_ or\A' nP'''~T "".ur.wl1.n,.. PARr ~~I" ~OII$OSfS Of lOTS ~S ~JGIj!Q2 AND ()[!ll-OTS '.- ftlROUGH "0". ~'''' '..,..." '"'_ IT 1~Cl-UO¡:S Ia,T7 .CJIU_ ro-'--. ,.. -------r ~~~ :~;~:~ :-'~2~7o:':~ ;~~~:s~~~;'; ~LE STORY 'NO ''''' staR, U~,IS "~F;ì'~' I ~~ ~~! ~~~}Jl~~~~~~f:";~:¡i~~~;~~ª~f,~ª~~"~' ."!*~~ P.RI~(VL'ON'SIS'SOfLO'SIOJT""OUQtI4[) "",._voo", 'TIOK;LUO¡:~I.KI.ÇRtS __unor__UIII: lOTS 10J-10' AND 126_'0<).>1( '!INGLE f....llY D_nUNG lOTS _......."'.... T"'IC~~,.~~~r."OH .~.,.- 1:::S¡;~: M~~;"~~SLO.1 ~ t.':~~a¡iÆ·~i~t*' r:~~ ~::i::Tt1~~.iT:: UN'fS I¡J /1-' ø~: ,<:.;::::>~........" _1:~::.:> PLAT/PWi APPROVED bylbe City of !OWA City U"'-tfYt........11,.. ><t..........""...."'" ~;:="'.:.:':'~:.f~,='f.:.·=~~ ~1rIIN.ltn[v.'JIONS- fROHI'.fI!I,.ffIISCA"..G re Imlnary & ~ ....................... ~ .~~~;, <'Om . ~ n.~_..c. ~ Ime., PRVATfA rY<rr.n~ NOT TOSC.L£ '. rM LOrs 801-QJ.NO 'oe-'2~ 'HI" rIIO~T "~D <;t"1¡ACk IS ,'_ TH[ au.wlHO n.OOl! ~~~~~~£[R:~::;~D7~7tf:~:7~ItD J. Rff[1! 'D $1'" GRAD'NG <II E~O",ON CONTROL PLAN rOf< pR<I>OSI1I CON'WI! UN'S ANO rOO ""'-"'0i£0 w[THO!IS rOIl T1-!~ Þl!C\I[NnON AND CONTROl Of SOIl lMSIOIt ,JII 'il: '--. ~ I,. I I ~I'II - ,;1: I ! 'I11I --!.I if I I :1111 : I ~.' :1111,1 A~~'''' "¡(I (:1 1111'"'1 irl!:1 ill :~I qll~1 1'1' I 1;11' I iii I III: I íllll 'I' I II 'I "II 'I I III: I :!:! : dl ') I 'I I 11'1 '1, 11,11 To: Planning & Zoning Commission STAFF REPORT Item: SUB05-00001 JJR Davis Second Addition GENERAL INFORMATION: Applicant: Applicant's Engineer: Applicant's Attorney: Req uested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45-Day Limitation Period: Prepared by: John Yapp Date: April 7, 2005 James R. Davis, Robert A Davis Jan Ellen Smith, c/o James R. Davis 4097 Kitty Lee Road Iowa City, IA 52240 Phone: 338-5327 MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Thomas Gelman 321 E. Market Street Iowa City, IA 52245 Phone: 354-1104 Final plat approval An four lot commercial subdivision, with one outlot reserved for future development East of Mormon Trek Boulevard, south of Highway 1 14.76 acres Undeveloped, CI-1 North: Airport property; P South: Undeveloped; CI-1 East: Residential, Agricultural; County RS West: Commercial & undeveloped; CH-1 The South Central District Plan identifies this area as appropriate for intensive or highway commercial development. March 10, 2005 April 24, 2005 2 BACKGROUND INFORMATION: This property was annexed to Iowa City in 2003, as part of a larger annexation including property on the west side of Mormon Trek Boulevard and properties owned by the Iowa City Municipal Airport. The extension of Mormon Trek Boulevard and associated public utilities were recently completed adjacent to this property, providing the infrastructure to support commercial development. This property is zoned CI-1, Intensive Commercial, which is a zone intended to provide for those businesses characterized by outdoor display, storage and/or sales of merchandise, repair of motor vehicles, and other operations conducted in buildings that may not be completely enclosed such as contractor pre-assembly yards, hardware stores, etc. The CI-1 zone also allows office uses. A preliminary plat was approved in November, 2004. ANAL YSIS: Subdivision design The subdivision consists of four lots accessed from two streets, Grace Drive and Eagle View Drive. Grace Drive is a new collector street intended to continue to the east and south-east to provide access to the property to the east, and to eventually connect back to Mormon Trek Boulevard. Eagle View Drive is an existing chip-seal street that is proposed to be reconstructed as a city local street. Old Dane Road borders the eastern edge of the subdivision. This is proposed to remain a rural-design road at this time. As discussed during the approval process of the Preliminary Plat, the legal papers should specify the developer / subdivider will be required to contribute funds (1/2 the cost of reconstructing Dane Road) toward the future reconstruction of Dane Road to city local street standards. This segment of Dane Road will be required to be reconstructed at the time the property to the east is annexed to the City and is proposed for development. Dane Road is to become a local/ commercial urban street connecting Eagle View Drive and Grace Drive Access control Consistent with the preliminary plat, a note states that Lots 1, 3 and 4 will not have direct driveway access to Mormon Trek Boulevard. This meets the City's access control policy of limiting access to arterial streets, which has safety and traffic circulation benefits. Storm water management The storm water basin is located on the south-eastern side of this property, within a portion of Outlot A. This basin serves the Carousel Motors property, and is adequate to serve this property as well. Airport I Federal Aviation Administration concerns This subdivision is adjacent to the Iowa City Municipal Airport, which is in the design stage of extending Runway 7 to the south west. Much of the northern portion of the subdivision is affected by the 'Transitional Overlay' Zone of Runway 7, which is a sloping imaginary plane sloping up from the sides of the Approach Overlay Zone. An airspace study for development underneath the Transitional Overlay Zone will need to be approved by the FAA to ensure the Ilcitynt\jyapp$lsubdivisionslDavis 2 Addition final.doc 3 development does not penetrate the Transitional Overlay Zone, and to ensure the development includes appropriate object markers and warning lights so pilots can differentiate between the runway and the private development, particularly on rainy or foggy days. For example, Carousel Motors on the west side of Mormon Trek Boulevard has red warning lights on its roof and signs. Staff is recommending the airspace study for the infrastructure in this develbpment, specifically Grace Drive, be approved by the FAA prior to the construction plans being approved by the City, and prior to Council consideration. Water main and sanitary sewer extension fee A water main extension fee of $395 / acre will be required. A sanitary sewer tap-on fee of $3,986.12 / acre will be required. These fees are required to help off-set costs to the public for extending water and sanitary sewer mains to developing property. STAFF RECOMMENDATION: Staff recommends that SUB05-00001, a final plat of JJR Davis Second Addition, a 14.76 acre, four-lot commercial subdivision, be approved, subject to legal papers and construction plans being approved prior to Council consideration. ATTACHMENTS: 1. Location map 2. Final plat ranklin, Director, rtment of Planning and Community Development \\citynt\jyapp$lsubdivisions\Davis 2 Addition final.doc ~ CITY OF IOWA CITY / I I' C 'I I . \ - ·1 - I - ~ CI1 ~ ~ SITE LOCATION: Mormon Trek Blvd. & Eagle View Dr. . SUB05-00001 ~ ~ ~ ~ ~ ~ § ~ ~ 6 ~ ~ 1I8- :H :Id RNIIan N& .. Oorte . 0 fz! 0.. ; I ~~o ~ i iiI~!! ~ i ~o~ =» O!!~ ~ ~Øn I i5~0 r:n ~~ ~ o~ ~ 0 o I~~IJI =: = ;2 :a ~ " I +' =: ~ cd =,Q 5: ~ . ~þ., «i fIJ ~ r:: ~u ..... ~ ~ r:r.. = 0 ~- ~ 5 ., f i i ~ ! ï : r.::: <: '-.. "ssP ~ "'-.. .DM r 0Mcbd b)C GDt.t ~ 1""*01-25-05 i '-74'2"" j :1-.100' i 1 .. 1 - . Pro,. NurnbIr. 479004- F2 Plat .J.JR Davis Second Addition Iowa City, Iowa -....sT """"" """"" 20- t7IN-IIIW t ~ ~ ~ PUT PRJI:PßmJ BY . IIOOIC J5 AT PN1E. 234 IOŒ COKSULTAMTS DJC. I 1811 SOUTH GIUIEIIT ST. : JOYA CITY. roYA, 52240 ~i 's ~ ã ~ i Pœr.,_ s..=~=.. OF' THE FF1H ,.... """"'''''' BOOK 31 AT PAGE 177 --- Final o1nœRS/stJRmvnui!RS· _ R. Da'rio, Robert A. Dam and ¡... Ellen SmIth 0/0 ¡...... R. Da" <4011'1 IItty Lee IIoed _ City, _ 52240 0_ A'ITO\IIIEY' 1IIomu H. Gelman 921E.__ _ CUy, _ 52246 I ..., ttMt ..... .. ....... fI1f ......" 2DCII,. at tM ...... fIIf __ "- on. . . --r _ ..... ..... III'.......... flit. P«Uan ., tM s..u...t ca-w ttllM NcIr1MaIt 0MrtIr eM the IbttIe.t QItartw IIf the ~ o..tw of SectbI 20. T..... 71 North. ..... . ..... of tM F1fIb .......... ....... Ian CIt)J. ~ Caunt)l, Iowa" tM ~ '" which .... --- ...........t... EoIto-twc-wcts.ctt.n 20. T~ 71.............. ~ of tM FIth ....... ......... '1"-- SDO'tII"540-w. .... ... E.t LM ., .... s.re.-t ~, 37I.!t2 ..... U. .. ~ ..... the HortMrfJ faght-of-WIIy U. of Eagle VIew Drtw; '"'- ...".'oe"'W, aIon' ~ NwtMrt)' ......t-ot-WaJ LN. noa r.t¡: ..... 547'!1O"3:J"W. ..... ..w .......,............_ LM" all Mt; ..... .....7'J'I... .... .... ~J RItht=-~.. '8t.27~1h::-~~23~ =-=-= ..... ~ feot ~ ___ ~V"2"Wo __ sscrancrw. .... .... ........., IIgM-1f-WIJ u... æ.u ..... T'-- HI'I'In7"W. .... ..... NDrthq Ngtrt-.......,. UM. oz... t'IMt. to ItIi ...~ wfth tM =:J.:t~=~~æ:. ~~~~~ ____~__ .....ctMn.....N2II"II3'Ww,:....... ~ '.10 .... ..... .... ~J RtFt-*-WIJ ÜMI. ..., . 548.00 foot ........ ....... _ ~ __ 134..78 foot..... .... fG3'34.......,..... NIn'OO'.,"t.....,....... 'n-S2O"Z7'2I"t. 247.111 r.t; ~NIZ'2Itut"£. 2111LM....... Nnt.. tME..tLN rI.............. =-:.-:........~~~:~~:::r==,'t;¡~ ~d II IUbjlct te .....tI: end ~ or r-.L 20....-. SlgnlldlMfcnlMthll_.,,,,_.20_ NotaryPubllc.~øtdforth.stat.ofOWCL ...... JIJIIIBII:. Harold _ DIlDo, Ir. a. _1ft G. Dome 4OB2 Done lid 9J: _ City. "'- 522<10 ð '" .. ~ 11 S í i ¡ bn~ /;S4no'æ-w aN' : ". rf I ' : ! I , ' , ' ! i i~ , , I ' , ! it \ I SDU1IIEAST """"" IEC1ION 2O-17IN-"'W (f H FY1H P.... FOI.ICJ '/Z' IEIIM LS CJII IBJJ BOCK..... AT PAGE 25 1.10 ~ &;i"'AC 1"4:7i"AC '$_ , 4-SE TÐTAl SE ... -.... PART J. PLAT/PLAII APPIIOUD by the City of Iowa City .... - II1IlrY~AStH(lllJfHl!llECN,tlAY.tlAYMOT. ===~~::=:==--= uw.ny IEMÐIEJmL AS .... HEMØf, ",. MEClUA. Fat H 1SfAU.A1ICM Me) IIMfI'IJWa: f1I 'DC: FdJ1IEI __ m....1HE~MIEMIXII - --.... .. --- .. ¡¡¡¡¡¡¡;¡¡¡ iiõië STAFF REPORT To: Planning & Zoning Commission Prepared by: John Yapp Item: SUB05-00002 JJR Davis Third Addition Date: April 7, 2005 GENERAL INFORMATION: Applicant: James R. Davis, Robert A Davis Jan Ellen Smith, c/o James R. Davis 4097 Kitty Lee Road Iowa City, IA 52240 Phone: 338-5327 Applicant's Engineer: MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Applicant's Attorney: Thomas Gelman 321 E. Market Street Iowa City, IA 52245 Phone: 354-1104 Requested Action: Final plat approval Purpose: A 2-lot commercial subdivision Location: East of Mormon Trek Boulevard, south of Highway 1 Size: 5.05 acres Existing Land Use and Zoning: Undeveloped, CI-1 North: Airport property; P South: Undeveloped; CI-1 East: Residential, Agricultural; County RS West: Commercial & undeveloped; CH-1 Surrounding Land Use and Zoning: Comprehensive Plan: The South Central District Plan identifies this area as appropriate for intensive or highway commercial development. File Date: March 10, 2005 45-Day Limitation Period: April 24, 2005 2 BACKGROUND INFORMATION: This property was annexed to Iowa City in 2003, as part of a larger annexation including property on the west side of Mormon Trek Boulevard and properties owned by the Iowa City Municipal Airport. The extension of Mormon Trek Boulevard and associated public utilities were recently completed adjacent to this property, providing the infrastructure to support commercial development. This property is zoned CI-1, Intensive Commercial, which is a zone intended to provide for those businesses characterized by outdoor display, storage and/or sales of merchandise, repair of motor vehicles, and other operations conducted in buildings that may not be completely enclosed such as contractor pre-assembly yards, hardware stores, etc. The CI- 1 zone also allows office uses. A preliminary plat was approved in November, 2004. ANAL YSIS: Subdivision design The subdivision consists of one lot accessed from Eagle View Drive, and one lot that is proposed to be accessed via an access easement to an existing access point on Mormon Trek Boulevard. On the preliminary plat Lot 1 was shown as being divided into two lots, but staff feels this is a minor, insignificant change. The access easement to Lot 2, will need to be recorded as part of the legal papers for the final plat. The construction plans indicate Eagle View Drive will be reconstructed to city local street standards. Dane Road, south of Eagle View Drive, is in the process of being vacated. Because of existing utilities along the eastern edge of the subdivision, a utility easement is shown on the plat. Access control Consistent with the preliminary plat, a note on the plat states that Lots 1 and 2 will not have direct driveway access to Mormon Trek Boulevard. This meets the City's access control policy of limiting access to arterial streets, which has safety and traffic circulation benefits. Storm water management The storm water basin is located on the south-eastern side of the JJR Davis Second Addition property, on the north side of Eagle View Drive. This basin serves the Carousel Motors property, and is adequate to serve the JJR Davis Second and Third Additions as well. Water main and sanitary sewer extension fee A water main extension fee of $395 / acre will be required. A sanitary sewer tap-on fee of $3,986.12/ acre will be required. These fees are required to help off-set costs to the public for extending water and sanitary sewer mains to developing property. IlcityntWapp$lsubdivisionslDavis 3 Addition final.doc 3 STAFF RECOMMENDATION: Staff recommends that SUB05-00002, a final plat of JJR Davis Third Addition, a 5.05 acre, 2-lot commercial subdivision, be approved, subject to legal papers and construction plans being approved prior to Council consideration. ATTACHMENTS: 1. Location map 2. Preliminary plat 3. Final plat 4. Proposed access easement to Mormon Trek Boulevard 5. June 4,2005 letter from Assistant Director Davidson regarding Mormon Trek Boulevard access control Approved by: Karin ranklin, Director, Department of Planning and Community Development \\citynt~yapp$lsubdivisions\Davis 3 Addition final.doc ~ CITY OF IOWA CITY o < o Q:: UJ Z < o CI1 CI1 SUB05-00002 SITE LOCATION: Mormon Trek Blvd. & Eagle View Dr. I i~, u II ~/_-- i I I I SCALE .. ~ r. ..... " / ""<//,, , (' ~1... ..... '---. STANDARD LEGEND AND NOTES - _:=~:::r'" - ~y UNEI ~ JIrIk ----CÐf1EIIUNEI = = - LØT LN3. ~ lUWSfT ~ AI .... .--. MAT. _V ~ - - - LOr LIIQ. ~TIID OR .. DaD ICI.UDE MlrM'l' __ LIa, .... liliiii .... UNa. ---------- - ~ u:EIIÐf1' taa IM/fa _. Pm! f ~ ~ ...... RIIIDI'ØI.I. - IDaIIMO EMDDT I.IØ (R) - 1ECCIaD"""- 22-1 - CIII\E .....,. ...... .. - U1IJIY PCU ,.. :=~ - ~ fIE tnDIWJf - ....-u .. tnIIWIT ---- : ~w: 81 . -~IUT If L -flNŒLK ( I - ~ INITMY IDEIt . . - PIICIIOE» UIITMY __ - œsIM .,... IEIER . - ,...., SIIIMI SID . - _. LINES _- - BÐ::IIICM. UNEI _--1EIIPItCINE1JIEI ___ US"" ___~ALL__.I'IEI'_ftIIIIIEIII ~, . 1HE SZE Ne LOCA1IØI rJF AiL PRCIPO!ED U1IJ1IES !IftOIaI ~~~==-=-~~..== ,. sw.L lIE WJIf1ID W1H CDtISIIIJC1KII DDC:UÐf'IS, W«:H JIIIE. 10 IE PREPNED AND S8I'r1D aIIIEGUÐIT 10 1M[ JIIfIfIINN.. t1F 1HIS Pl..AT. CONTOU.. IN'1"'E"VAL - a ....ET Preliminary Plat J"J"R Davis Second and Third Additions + :.:=.w,;, ~l'"1~~ ~.::...~owa 1817 soum GIUIIIIr Sf. _ 10m .... SmIth .. AIIqra G. _ ....,.."". lIlY" Cl!Y. IOYj, Ii2240 c/o __ II. - ..- _ Bel SI .::.1'='';' ::: ::.= :=0 Iawa œ,. low. 52240 PLAr/PLAX APPIIOYID bytbe City of 101111 City ~ ~ , , .... /!! ~ ~ ~ ~ ~ 6 ~ ~ !II[;-"' ~ ~ :Id ......... No. 6: om. U 0 ~ o~ ...... ffi ~~ II~o ~ ! ii!~~ ~ A ~Oð ::> o/!!~ ~ J w' 8 iJ i~~ I i5~o rn .Ii ~&! ;:¡;:: o~ ;:¡;:: 0 o I~~II == " ... .... ... "1::1 ~ ...., "1::1 ~ _ ... 0 'u ......... ö: -= . ~:>. ...... ... ro fIl'~ ¡::: ~ t) ...... ~ ~ I%.. ~ 0 =...... ~ .., § l !! ~ ! ¡ ~ l ! "'SSP I! o.w- b)ll: .()t.t ; 0Iec:Md ~ GDM ~ 01-25-04 i "" 742 i -'-.100' ; - , 1 at 91-. is Pro~JitumM':: 5479004F3 J"J"R. Davis Third Addition Iowa City, Plat Final Iowa 311)351-8282 0IlBERT S1RŒT - IOWA aTY.IQWA, 522-40 - - 1117 S. PREPARED JI)':: WWS CClÐ.lLJAÞtTS Ie. --- + 'I'homu It Gelman .. ::. E.CI:=' ~~ 111'."... ~ . ... . . . CIIII'IE IIC&I . 1m t-1III1 LEGEND AND NOTES ~ - 0CNiIE!I!IICIW. fXIIrB. fUll) - CONCRE:SSICIIM. CORNEIt. IllEESTAIIJ!HED - CXINCIIIEs.atW. CXIRNER. RECORDED LOCA1ICN . - PR<IUTY CCIIMR(S). f'tUrtD (_ !tOted) o -f'RCIIIRTY'CXlRNERlIET (I~~.~ptaltlaLSc:.¡p . -QlTY - PRCPEWJY 6'.. IIOIJtC)MY LNS -----CllNClRlES!lCJNSEC'rlClNLINES ------------- - IICIHT-CF-WAY LINES - - - - CÐf1ER I.IØ - LOT LIÐ. IJIf1ÐIiUL - - - LOT !..IE.$. PlATIED OR BY DEED - - - - - - - - - - EAIDIENT LKS. Mmt II: PURI'OE N01m ------------------ - ~ I!A!EIENT UNE:S. P\R'OSE N01ED s:¡ :=:== cÜ-1 - QØ'Æ EMNT NUIIIEJt ......1IØ1BI 0IIEnK. ML..... IIIE. . fIET NIJ IIIIIEDB ERRæ IF a.osœE IS lfSS lHAH t fOOT II 20,IlOO rŒT GF'NF'RAI~ 1. L01S 1 AND 2 SHAlL NOT HA\€ DR:CT ACCESS TO MORMON 1REK BOULEVARD. 2. ACCESS TO LOT 2 SHALL BE FROM 1HE PROPERTY TO 'THE EAST VIA AN ACCESS EASDlENT TO YORNOH lREK BOULEVARD. 3. EAQ.E \1EW DfI\£ TO BE CONSTRUCTED YIßH PART 3. OWN1tR9/SUR1UVmJ2q· I...... R. 11....., Robert. A. Do.... uuI I... E1IoD 9m1th c/a _ R. Do.... 4G87 Iltty Lee llaad _ City, _ 1!224O I OIrtII'}'tMt..... tM....... fill""""" 2OIIa...............,....... It. ~ . ...., ... .... unIIIr "" ......... f1I . ...... fit 1M ....... QIMrUr ", the SoutheaIt QucrW ., IeotIDn . T.,.... 71 ...... ...... . .... .,....fII'tb ~ ........1cnJa~...... CIIunt)I,...... th. ..........,......~.w.. ~==:,~~~æ!: ~:-~~~h~.=tL~~I::J.t-:~ LhI.,...........Trtk~ tt.-............ 7to._tMt"......... ~~WI)'~.... .17!1O.CXJ fDat roAM --._ ~ __7ÐL10 fIIIIt............ N!I2'OIJ'04.... 'ø- N02'44"OI"E. ~H~~~~~~IIII"" - ~__...,.......... _ _ __ 31":.'J ~ ~~~"t.t~..:...:c:n';}~,::: SI!Ir4-r31"r. ..... -.r ........:r Nght-cIf-WD:r u... 1In.27 hM; "'-_ ~~.::':~~"':''' ~~2I.~~= "'.......... SaId inlet "'... CIMtaN ~ --. rMnI.......... II ..let.. __.. ~ '" r.n. PLA'I' PlŒPARm BY . IIIIS COIlSULTAII'I'S JNC. 1817 SOOTH GILBERT ST. IIIYA ClTT. IIIYA, 1!224O " !¡ I! " " :1 I: Ii :: " il !¡ II o' k '~-------------------jJ - -----------------------_..-) j ------.--------"=./ SII'SI'DI"'[ JJ.DD' \ DRIVE 547'.14'07'1: ...,.. ,<:Y ~~/" / /' ./" " ./ ..".:""", / /'/ ...~::>../ ,/ PLAT/PLAII APPROVED by the City of Iowa City -.. .... U1IJTI' ~ AS .... HaIBIfIL MAY at MAY NCrf, IMCUIII: UIITMY IIÞIIER lM3, Nejatt nIIII I['IEJIf lM3, WÐ¡œ __ ~ _ CDII1IU:1DI ....... RIft 1lETMS. U1IJTY ~ AS IHQiIWIII MERÐ:If\ ME. ADEQUAtE Ft'R 11«: MlTAUA1ICIM MCI MMnItUINŒ 01' 1HIE f"1aI1IES __ ED Ih" D« P'IIJ.OIIII8 MIENaD= --.... GlUT ........_ .... .... ¡;¡;; 2G....-. - Slpdbefl:n....thII_*101_.20- Not.-y NIle. In IN far tM state ., ~ -......-...... ~-- -........... sau1HEAST _ !EC'OON 2O-17IH-RIW CIF' THE FFIH P..... FCIUND 1/r REIIM LS C» 1lIIOI5 lOOK 44 AT PIÆ. 2& & Date ~ " ::E 11 0 ~ ü u No. '" w 5 w a:: ::;¡ o '" Revision >. .Q "Q. ~ tD .~ (() o l- t/) ü ::;¡ <{ Of) "" <.Ö "" "" o o N '- n "- N '" ;< " I "" o o ()) "- "" Of) /' "" o o ()) "- "" Of) /' o o "" Of) /' ¿; t.).~ :z; '" ........ '" I ~ ;;; ~ '" ~§' E-o '" S~ ~ ~ o 0 u; U)u ;::;:: 0 ;::;::] I~~I) z S E '" § en ~~ :.oS ~g o <;¡J~ Sls ....< S '" o ~ 0.. < I hereby certify that this land surveying document was prepared and the related survey work wos performed by me or under my direct personal supervision and that I om a duly licensed Land Surveyor under the laws of the State of Iowa. 20_. GLEN D. MEISNER. LS. Iowa Lie. No. 8165 My license renewal date is December 31. 20_. Pages or sheets covered by this seal: LEGAL DESCRIPTlON - 3000' ACCESS EASEMENT Commencing at the Southwest corner of Lot 1. Meadowlark Hill Subdivision. to Johnson County, Iowa, În accordance with the Recorded Plat thereof; Thence NOO'OS'54-E. along the Westerly line of said Lot 1, a distance of 72.43 feet. to the centerline of 0 30.00 foot Access Easement, ond the POINT OF BEGINNING; Thence S65'55' 48"E, 91.78 feet; Thence S24'04'12"W, 67.59 feet, to 0 point on the Southerly line of soid Lot 1, the North Right-of-Way line of Mormon Trek Boulevard, and the P(jNT OF l£RMINA TION. The sidelines of said 30.00 foot Access Easement sholl be shortened or erlended to said Westerly line of Lot 1 and to soil Southerly line of Lot 1. Said Easement contains 0.11 acre(4,780 square feet), and Îs subject to easements and restrictions of record. 'iE !i!Þ f'b~~~=F='Jd o 10 25 50 15 100 GRAPIDC SCAlE IN FEET 1'=100' SEAL w --------------- 319)351-8282 IOWA, 52240 [L(ö)ìr ~ 917 S. GILBERT STREET - IOWA CITY, n----------l---~~7---- II 1 ,,/ /' :: 1/ /' It ( // 1 1/ 'I r 'I 1 , L ___J PREPARED BY: MMS CONSULTANTS INC. ~@ 04 "=100' ~. ¡= o . I a. Dote: ----1.Wl Field Book No: Scale ~ < ~ P-. ~ Z ¡:.:¡ ::::;:: ¡:.:¡ (f) < ¡:.:¡ GEORGE R. DANE HAROLD JOHN DANE JR. JAMES R. & ROBERT A. DAVIS JAN ELLEN SMITH 12J~3J04 PROPRIE'!'OR: SURVEY REQUESTED BY: DA~ OF SURVEY: F) [L(Ö)ìr ~ 0~~ AT ~~ 'm,) ~ "' <e<fl-.(S ¥~+ ~~ ~( "~~ 1;", ~~ ~ , ~ ~ 7 ~ AND NOTES CONGRESSIONAL CORNER, FOUND CONGRESSIONAL CORNER, REESTABLISHED CONGRESSIONAL CORNER. RECORDED LOCATION PROPERTY CORNER(S), FOUNO (as noted) PROPERTY CORNERS SET (5/8- Iron Pin wI yellow. plastic LS Cap embossed with ....O.tS.. ) CUT ·X" PROPERTY &Jor BOUNDARY LINES CONGRESSIONAL SECTION LINES RIGHT-OF-WAY LINES CENTER LINES LOT LINES, INTERNAL LOT LINES, PLA TIED OR BY DEED EASEMENT LINES, W1DTH & PURPOSE NOTED EXISTING EASEMENT LINES, PURPOSE NOTED RECORDED DIMENSIONS MEASURED DIMENSIONS CURVE SEGMENT NUMBER - - LEG EN 0 &. h. '" . o ---- ----- ----- -- <8> --- =-==- BOOK ~ I COt.tMENca.tENT - ì I (SW COR. LOT ,) i 51 1/ : g[ I ~I , .,¡ , @ , I -----¡ - i I of Sheets Project Num~ 5479004 Shee (R) (M) C22-' UNLESS NOTED OTHER'MSE. ALL DIMENSIONS ARE IN FEET AND HUNDREDTHS ERROR OF CLOSURE IS LESS ìHAN 1 FOOT IN 20,000 FEET r- · . \ " ) . ) I I ~ ! -@: -I!t .¡¡~'t ~ ,,~,' ""fA Cf.tl1 of ~ ~ C~ June 4, 2003 Dave Larson 277 Hickory Street Kalona, IA 52247 Re: Access control plan for future Mormon Trek Boulevard extension between. Iowa Highway 1 and Dane Road Dear Dave: Pursuant to our several discussions this week, the following will provide guidance for you to use in the platting of the Davis and Dane property along the Mormon Trek Boulevard extension between Iowa Highway 1 and Dane Road. This letter is not intended to supplant any requirements of the platting process; it is intended to indicate an access control plan that can be supported by City staff. This letter references the concept plan you provided us dated 5/14/03. Beginning at Iowa Highway 1, an access point may be located in the approximate vicinity of the temporary access easement which has been granted to the Rock's Roadhouse property. This is approximately 350 feet from the Iowa Highway 1 Intersection; it should not be moved further north. This may be a T intersection or a four-way intersection. Proceeding south, an access may be located at the proposed street intersection shown on the concept plan dated 5/14/03. This may be either a T intersection or a full four-way intersection, and should provide access to commercial lots in the vicinity. This access point is located approximately 350 feet from the Rock's Roadhouse temporary access easement. Proceeding south, an access point may be located opposite the proposed intersection of relocated Dane Road. This would provide access to lots on the Davis property, including the proposed lots 8 and 9 which shall not have direct access to Mormon Trek Boulevard. This access point is located approximately 500 feet from the access point discussed in the preceding paragraph. Proceeding south, a four-way intersection is proposed at the location where Dane Road will be intersecting Mormon Trek Boulevard Extended from. the south. This will be a four-way. intersection that also provides access to the Dane and Davis properties. This access point is approximately 850 feet from the access point discussed in the preceding paragraph. To conclude, three new access points are proposed between IoWa Highway 1 and the existing alignment of Dane Road. These are to be three-way T intersections or full four-way intersections, and all should be designed so that they could accommodate a traffic signal in the future if warranted. A design should be used with separated left and through/right lanes on all HO BAST WASHINGTON STREET' IOWA CITY, IOWA 52240-1826 . (319) 356-5000 . FAX (319) 356-5009 \> I' access points exiting onto Mormon Trek Boulevard. There shall be no offset intersections. There shall be no additional lot access to Mormon Trek Boulevard. Cross-access easements between lots and street alignments within the subdivision will be determined during the platting process. All items included in this letter are consistent with Uie zoning code revisions being prepared for the City Council > Let me know if there are any questions. ~Ð~,- Jeff Davidson, Assistant Director Department of Planning and Community Development cc: Jim Davis John Dane Larry Schnitjer Steve Atkins Karin franklin Bob Miklo Rick Fosse Ross Spitz Mitch Behr Sarah' Holecek ppdadm/llrsljd-Iarson, doc STAFF REPORT To: Planning &Zoning Commission Prepared by: Sunil Terdalkar Item: SUB05-00007 Preliminary and Final Plat - Ashton Place Date: April 07, 2005 General Information: Applicant: Casey Mahon 539 Normandy Drive Iowa City IA 52246 Contact Person: Glen Meisner 'MMS Consultants, Inc 1917 S Gilbert St, Iowa City, IA 52240 Phone: (319) 351-8282 Requested Action: Approval of preliminary and final plat of "Ashton Place", a subdivision of approximately 2.62 acres modifying boundaries of the two parcels involved. Purpose: Transfer of part of land parcel to the applicant, resulting in the change of property areas. Location: West of Normandy Drive and North of Park Road. West Boundary of the property is along the Iowa River. Size: Existing: Lot 1 - 2.27 acres; Lot 2 - 0.35 acres Proposed: Lot 1 - 1.82 acres; Lot 2 - 0.8 acres Existing Land Use and Zoning: RS-5 - Single Family Residential Surrounding Land Use and Zoning: North: South: East: West: Single Family Residential - RS-5 Single Family Residential - RS-5 Single Family Residential - RS-5 Iowa River Comprehensive Plan: The area is designated for the development of residential 2-8 dwelling units per acre. File Date: March 17, 2005 April 1, 2005 45-Day Limitation Period: 60-Day Limitation Period: May 16, 2005 2 Background Information The applicant, Casey Mahon, has submitted an application for a subdivision that would change the areas of two parcels of land. Both parcels are currently zoned RS-5 - Single Family Residential and have single family structures. The Applicant would like to acquire approximately 19,334.69 sq. ft. (approximately 0.45 acres) of land from the adjoining property at 820 West Park Road and create a single parcel of an approximate area of 0.8 acres. Subdivision Analysis: The subdivision is essentially a 'Boundary Line Adjustment' and the proposed reconfiguration would not create any new parcels. It will provide Lot 1 with access to the Iowa River. Lot 2 is currently a non-conforming lot as it does have the minimum lot width of 60 feet (the lot width is measured 20 feet form the street right-of-way). In this case the lot width is technically only 36.7 feet. At a point 149 feet from Park Road the lot widens to over 250 feet. Flag lots, such as this, are not permitted by the zoning code. However, the proposed lot line adjustment will not make the property less conforming. With this one exception, both parcels resulting from this reconfiguration will be in general compliance with other zoning code and subdivision regulations. The subdivision includes some sensitive areas - Potential Wooded Wetland - along Iowa River. With the proposed boundary line adjustment most of the sensitive area will be part of 539 Normandy Drive. The Property at 820 Park Road is also registered as Iowa City Historic Landmark. Because no development activity is proposed, in staff's view, the subdivision will have no major effect on these conditions. Subsequent use the parcels will not change or and there will not affect the traffic load or the atmosphere of West Park Road or Normandy Drive in any way. Staff Recommendation: Staff recommends that the applicvation be deffered until the deficiencies and discrepancies are resolved. Upon resolution of these items staff recommends that SUB05-00007, Ashton Place, a 2-lot residential subdivision of approximately 2.62 acres, located at 539 Normandy Drive and 820 Park Road to create new property boundaries, be approved subject to legal papers be approved by City Attorney's Office. Deficiencies and Discrepancies: 1. Existing structures, lot lines, lot areas are not shown on the plat layout 2. Existing utility easements are not shown on the plat layout Approved by: ~~ Robert Miklo, Senior Planner, Department of Planning and Community Development S:\PCD\Staff Reports\SUB05-00007 Ashton Place.doc CITY OF IOWA CITY . , I I 1 'I I I SUB05-00007 & 539 Normandy Dr. SITE LOCATION: 820 W. Park Rd. PRTI INARY AND FINAL PLAT '-~\SHTON PLACE CITY OF IOWA CITY JOHNSON COUNTY, IOWA LEG.4.L DLV!81PT1nN 1 CERTIFY THAT DURING THE MONTH OF MARCH. 2005 AT TIlE REQIÆST OF MARSHALL AND lOVE M<KUSICK AND CASEY MAHON, A SURVEY WAS MADE UNDER MY SUPERVISION OF A PORTION OF GOVERNMENT LOT 9 IN SECTION 4. TOWNSlnP 19 NORTH. RANGE 6 WEST OF THE STK PRINCIPAL MERIDIAN. CITY OF lOW A CITY, JOHNSON COUNTY, lOW A, THE BOUNDARIES OF WHICH ARE DESCRIBED AS FOLLOWS: PLAT PRI!:PARED BY . MIlS COIISULTAN'IS INC. 1911 SOUTH GILBERT ST. IOWA CITY. IOWA, 62240 OWNI!:RSISUBDlVIDRRS OWNI!:RSISUBDIYlDI!:RS IWISHALL " JOVE IIcKUSICK CASEY MAHON 820 WEST PARK ROAD 539 NORMANDY DRIVE IOWA CITY. IOWA 62248 IOWA CITY. IOWA 62248 OWNI!:IIS' ATI'ORNI!:Y CRAIG WIWS P.O. BOX 143 IOWA CITY. IOWA 62240 + I::~ _al_.. lII.aI / BEGINNING AT THE SOUlHEAST CORNER OF A TRACT OF LAND IDENTIFIED AS TRACT B AS SHOWN ON A BOUNDARY SURVEY RECORDED IN PLAT BOOK 30 AT PAGE 197 IN THE RECORDS OF nœ JOHNSON COUNTY RECORDER. SAID POINT ALSO BEING ON THE WESTERlY RlOHT-OF-WAY LINE OF NORMANDY DRIVE; THENCE N89"57'14"W, AWNO TIlE SOUTHERLY LINE OF SAID TIlACT, 153.24 FEET TO TIlE SOUTHWEST CORNER OF SAID TRACT; THENCE SOO'I)6'45"E, 99.83 FEET; THENCE SOO"IO'lS"W, 265.00 FEET TO A POINT ON TIlE NORTIlERLY RlOHT-OF-WA Y LINE OF PARK ROAD; THENCE N90'OO'OO"W,ALONO SAID NORTIfERLY RIGHT-OF·WAY UNE. 36.70 FEET TO THE SOU11iEAST CORNER OF A TRACT OF LAND AS SHOWN ON A BOUNDARY SURVEY RECORDED IN PLAT BOOK 29 AT PAGE )2 IN SAID RECORDER'S RECORDS; THENCE NOO'Q3'05''E, ALONG TIlE EASTERLY LINE OF SAID TRACT, 149.28 FEET TO TIlE NORTIlEAST CORNER OF SAID TRACT; TIlENCE N89"SS'2t''W, ALONG A NORTIŒRLY LINE OF SAID TRACT, 103.74 FEET; THENCE N46"S2'04"W, ALONG A NORTIlERl Y LINE OF SAID TRACT, 68.64 FEET; THENCE N72"02'51"W, ALONG A NORTHERLY LINE OF SAID TRACT, 178.74 FEET MORE OR LESS TO A POINT ON THE EASTERLY BANK OF THE IOWA RIVER; TIlENCE NOR11ŒASTERL Y, ALONG SAID EASTERLY BANK, 349 FEET MORE OR LESS TO A POINT ON THE NOR1HWESTERL Y EXTENSION OF THE SOUTHERLY LINE OF A TRACT OF LAND SHOWN ON A BOUNDARY SURVEY RECORDED IN PLAT BOOK 27 AT PAGE 59 IN SAID RECORDER'S RECORDS; TIŒNCE S65°10'43"E, ALONG SAID WESTERLY EXTENDED LINE, ALONG SAID SOUlHERL Y LINE AND ITS SOtJTHEASTERL Y EXTENSION THEREOF, 185.15 FEET MORE OR LESS TO nœ NORTHWEST CORNER OF SAID TRACT B OF LAND AS SHOWN ON A BOUNDARY SURVEY RECORDED IN SAID PLAT BOOK 30 AT PAGE J97; THENCE S89"S7'17"E, ALONG TIlE NORTHERLY LINE OF SAID TRACT, 153.56 FEET TO THE NORTHEAST CORNER OF SAID TRACT, SAID POINT ALSO BEING ON THE WESTERLY RlGHf-OF-WAY LINE OF NORMANDY DRIVE; THENCE SOO"07'S1'W, ALONG THE EASTERLY LINE OF SAID TRACT AND SAID w:ESTERLY RIGHT-OF-WAY UNE, 99.71 FEET TO TIlE POINT OF BEGINNING, CONTAlNINO 2.615 ACRES AND IS SUBJECT TO FASEMENTS AND RESTRICTIONS OF RECORD. 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ENGINŒRS 00 LAIC) 1UhE'I'CRS 00 lit o~~~~~or I C: \7JOO\7366001F.dwV City of Iowa City MEMORANDUM April 1, 2005 To: Planning and Zoning Commission From: Karen Howard - Associate Planner Re: Zoning Code Open House Sessions Thank you to those of you who attended and helped with the Zoning Code open house sessions. Approximately 30 people attended the sessions. While we hoped for a larger attendance, those that did attend seemed to appreciate the opportunity to ask questions and discuss the proposed code in an informal one-on-one basis. During the sessions we received a number of written comments using the comment sheets that we provided. These comment sheets have worked well so far in providing citizens an avenue to express their views about the proposed code that will become a part of the public record for the project. Following is a summary of the written comments received. · Comment supportive of the multi-family site development standards and of efforts to encourage dispersing multi-family housing rather than having concentrated areas. · A suggestion for setting an effective date for the new ordinance rather than having the new code adopted immediately after the final vote of the Council. · A concern was expressed about changing the damage and destruction clause for nonconforming properties. · 105 comment sheets were returned expressing concern about changing an emergency homeless shelter use from a special exception to a provisional use in the CI-1 Zone. The level of concern about this particular issue is related to the recent approval of a special exception for the homeless shelter in a CI-1 Zone that is near existing residential development. Litigation is pending regarding this approval. · Request for the commission to consider allowing small stealth cell towers in the CN- 1 Zone. Some photos of such towers were submitted, including cell towers camouflaged as parking lot light poles and as flag poles. · Opposition expressed to the proposal to disallow duplexes on interior lots in the RS- 8 Zone due to concerns about restrictions being placed on existing duplexes that would become nonconforming and about inability to develop duplexes in the future on these interior lots. · Support was expressed for design review for the redevelopment of properties in existing neighborhoods. · Two comments were received about future redevelopment proposals for the Neuzil property. Concern about concentration of apartments in the area. · Question about whether windmill power generators would be allowed and under what conditions. · Question about whether sleeping accommodations could be considered an accessory use to an animal hospital, similar to overnight accommodations for staff for human hospitals. · Concern about houses located in the CB-2 Zone not having enough parking for residents. · Suggestion to add more incentives for re-use of historic properties, similar to how it is done in Eugene, OR. At this point, the Commission may want to consider setting a date for the first public hearing. Once you have settled on a date and time for that meeting, we will send out notice to all those who have signed up to be on the mailing list for the project. I will not be in attendance at your meeting next week, but call me or send me an email if you have any other questions. MINUTES PLANNING AND ZONING COMMISSION MARCH 17, 2005 EMMA J. HARVAT HALL DRAFT MEMBERS PRESENT: MEMBERS EXCUSED: STAFF PRESENT: OTHERS PRESENT: Beth Koppes, Dean Shannon, Bob Brooks, Ann Freerks, Jerry Hansen Don Anciaux John Yapp, Mitch Behr Tom Gelman, Victoria Concha, Regina Alatalo RECOMMENDATIONS TO CITY COUNCIL: Recommended approval I no change to REZ04-00030 Conditional Zoning Agreement items #5, #7, #8 by a vote of 5-0. Recommended approval of modification(s) to REZ04-00030 Conditional Zoning Agreement items #2 and #3 as listed in Staff Report of 3/11/05 by a vote of 5-0. Recommended approval of modification to REZ04-00030 Conditional Zoning Agreement item #1 that the developer/sub-divider will fund 100% of the cost of the north leg of Naples Avenue and 100% of the cost of turning lane improvements on Highway 1 into the development; the public will fund 100% of the cost of the south leg of Naples Avenue and 100% of the cost of turning lane improvements related to the south leg of Naples; the developer/subdivider will fund 100% of the cost of traffic signal improvements at the Naples venue / Highway 1 intersection by a vote of 3-2. Shannon and Brooks voted against. Recommended approval of modification to REZ04-00030 Conditional Zoning Agreement item #4 as listed in Staff Report of 3/11/05 by a vote of 3-2. Koppes and Shannon voted against. Recommended approval of modification to REZ04-00030 Conditional Zoning Agreement item #6 as listed in Staff Report of 3/11/05 by a vote of 3-2. Koppes and Shannon voted against. Recommended approval of modification to REZ04-00030 Conditional Zoning Agreement item #9, "In lieu of a sidewalk being constructed along the Highway 1 frontage, the developer/subdivider will pay for the paving cost of a four-foot sidewalk if it is installed within 10-years" by a vote of 4-1. Brooks voted against. CALL TO ORDER: Brooks called the meeting to order at 7:32 pm. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There was none. REZONING ITEM: REZ04-00030; Reconsideration of an application submitted by James Davis for a rezoning from County A-1 to CC-2, Community Commercial (approximately 16.05 acres), CI-1, Intensive Commercial (approximately 20.22 acres), CO-1, Office Commercial (approximately 10.92 acres) and RR-1, Rural Residential (approximately 2.83 acres), for property located north of Highway 1, west of Highway 218 and east of Kitty Lee Road. Yapp said at the 2/17/05 meeting the Commission had recommended approval of the annexation and rezoning of the MWD Davis Addition property item ANN04-00001/REZ04-00030, subject to a Conditional Zoning Agreement (CZA). Subsequent to that meeting, representatives of the applicant had approached City staff with a request to modify some of the recommended conditions for the CZA. The applicant's attorney and City staff had reached an administrative agreement on some of the requested modifications. Other requested modifications or deletions required the Commission's review and vote. Yapp said there has been no request submitted to change the zoning pattern, only the conditions recommended in the conditional zoning agreement associated with the zoning. Planning and Zoning Commission Minutes March 17, 2005 Page 2 Yapp presented an item by item review of the conditions of the CZA. 1. Naples Avenue I Highway 1 Intersection: There is no dispute about the design of the improvements, just about the funding responsibilities for the reconstruction/modifications to the intersection. Yapp said the staff recommendation for a 90% / 10% cost sharing of certain improvements to the intersection was based on traffic projections made in the traffic impact study upon build-out, approximately 90% of the turning traffic will be turning north into or out of the Davis development, and approximately 10% will be turning into or out of the south leg or Naples Avenue. The turning traffic caused the need for the traffic signal, not the through traffic. Without the Davis property being developed, no traffic signal would be warranted at this intersection. Hansen asked if the need to line up the traffic lanes at the intersection could have been accommodated differently in the design of the development so the intersection lined up better. Yapp said he thought through the subdivision design process, the developer would line it up as best they could. Currently on the south leg of Naples Avenue there is 1-lane in and 1-lane out. The reconstruction would ultimately result in a 5-lane cross-section with three lanes coming out of the property and two lanes going into the Davis property. The lane out and the lane in would be wider or farther apart which meant on the south leg of Naples some widening would be needed so the through lines would line up. Hansen asked if total cost estimations for the reconstruction were available. Yapp said no cost projecting or design had been done yet. 2. Access Points & Cueing Space - Naples Avenue design and access: The applicant and Staff had reached an administrative agreement regarding the applicant's requested verbiage changes to this item. 3 Kitty Lee Road Improvements: The applicant and Staff had reached an administrative agreement regarding the applicant's requested verbiage changes to this item. Yapp said it was a City wide policy that the City typically paid the oversized costs between a local and a collector street. Any improvements recommended by a traffic study (approved by the City) to predict turning movements related to the proposed land use of Lot 1 must be completed prior to an occupancy permit being issued for any property using Kitty Lee Road or access. The use of that property is unknown at present. 4. Kitty Lee Road funding: Yapp said the applicant's representatives object to this condition. Staff continues to recommend that the developer/subdivider pay for 50% of the reconstruction costs to reconstruct Kitty Lee Road to a city local street. The Davis property is proposed to be rezoned from agricultural to an intensive commercial use. Having the property owner pay for these costs will avoid these costs being incurred by the public or by the property owner on the west side of Kitty Lee Road in the future. Freerks asked if a drive was proposed to be placed along the path based on the zoning. Yapp said Kitty Lee Road was considered a local street and there would typically be no access restrictions placed. Yapp said that north of Lot 1, no access to Kitty Lee Road is being proposed, but could be proposed in the future. Hansen asked if it would be possible to throw that out as a condition and replace it with a condition which stated that no access would be allowed to that street. Freerks said that had been discussed at the informal meeting. The Commission had decided that they didn't want to restrict access due to the possibility of different use in the future that the zoning would be the same but the Commission would want to allow an access point. 5. Landscaping: No changes are proposed to this section. 6. Fencing: Yapp said the applicant's representatives object to this condition. Yapp said this was also related to buffering and making sure there was an appropriate transition to the agricultural rural properties on the west side of Kitty Lee Road which were shown as future residential in the District Plan. Staff continued to recommend that the design of the fence be approved as part of a site plan Planning and Zoning Commission Minutes March 17, 2005 Page 3 approval. Iowa Code allowed cities to impose some reasonable conditions on granting of rezoning requests, over and above existing regulations in order to satisfy public needs directly caused by the change. Given the location that the proposed CI-1 zoning is adjacent to a street that currently provides access to a residential area and is across the street from an area that may develop for residential uses in the future, staff feel that requirements for a buffer and design considerations as part of the site plan are reasonable. 7. Access Control: No changes are proposed to this section. 8. Sanitary Sewer provision: No changes are proposed to this section. 9. Highway 1 Sidewalk: Yapp said the applicant's representatives object to this condition. Yapp said staff is recommending the applicant will pay for only the cost of sidewalk pavement for a 4-foot wide sidewalk. They will not pay for any grading, drainage facilities or associated costs that might be needed. City Code requires sidewalks to be constructed within the public right-of-way frontage. In the past on a sporadic basis the City has sometimes waived this requirement for commercial properties along Highway 1 west of Riverside Drive. Commercial properties in other parts of Highway 1 and Highway 6 such as Riverside Drive, Dodge and Governor Streets have been required to install sidewalks. Given the public's expressed demand for sidewalks and trails the City has been installing them at the public's expense. Because there currently is not a sidewalk network in this area, staff continues to recommend that the applicant pay for the paving cost but not be required to install the sidewalk at this time. A sidewalk would be constructed by the City as a public project at a future time. 9. Kitty Lee Road I Highway 1 Streetlight: Yapp said staff had learned that MidAmerican Energy installs streetlights. Once this property is annexed to the City, the City will have MidAmerican Energy install a street light. Hansen asked how the intersection at the Lodge Development was financed. Yapp said the City and the developer each paid 50% of the traffic signal and the Lodge developer paid for the turn lane into their property which had been determined as necessary by the traffic study. This was due to traffic estimates that showed approximately 50% of traffic would use the south versus north legs of the Ruppert Road intersection with Highway 1. For the Westport Plaza traffic signal [Wal-Mart, Cub Foods, Staples] the developer had paid for 100% of the signal and improvements to that property because there was just a single-family house on the north-end of that intersection. The existing Menards intersection had been a t-intersection with Sunset Street. As part of the 1996 Conditional Zoning Agreement for that property, the property owner/developer had agreed to pay for all improvements to the intersection including a left turn lane, a right turn lane and a traffic signal. Brooks asked if there had been any improvements required on Sunset Blvd as part of that reconstruction. Yapp said there was an existing small left turn lane for traffic turning onto Sunset Blvd. that later the City had improved. Shannon asked for the Naples Avenue traffic counts that had resulted from the traffic survey. Yapp said counts had been done during peak hours. The morning peak hour count was approximately 250 vehicles north- and south-bound combined. Evening counts had been approximately 240 vehicles per day. These counts were used in the traffic study. Freerks asked Yapp to elaborate with respect to the sidewalks if Staff and the City planned to handle all things along this corridor. Freerks asked if this was a policy change. Yapp said staff was recommending sidewalks, whether it became a policy change remained to be seen. Sidewalk requirements have been waived in the past for properties with frontage on Highways 1 or 6. Staff learned through the district planning workshops that sidewalk connections are a priority for people who walk to the businesses along the highway. Planning and Zoning Commission Minutes March 17, 2005 Page 4 Hansen asked if it was correct that the City received requests for sidewalks on one side or the other of Highway 1. Yapp said that was correct. Hansen asked if it was the City's intent to run the City trail system on the north or south side in the future. Yapp said currently in the Capital Improvements Program was a proposal to install a sidewalk along Highway 1 west of Riverside Drive, but it does not specify which side of the highway the sidewalk would be on. Koppes inquired if it would be possible to modify CZA item #4 to indicate that "if an access point is granted, at that time the developer will be required to pay 50% of the costs of reconstructing Kitty Lee Road. Behr said he thought there would be a way to do meet Koppes' objective. Freerks asked how that proposal would work with how other developments had been funded. Yapp said this was a unique situation. Lower West Branch Road was a collector street, and the adjacent property owners had agreed to pay 25% of the reconstruction costs versus 50% because it was a collector street. When reconstructing to collector street standards, it was more expensive and the street serves a larger area. In another example, the developer had entirely reconstructed a segment of Hummingbird Lane and had paid 100% of the costs. Brooks asked if the Comprehensive Plan forecasted changes in the status of Kitty Lee Road once more development took place. Would it change from a local to a collector street. At present the developer indicated no access from Lot 2 onto Kitty Lee Road. If in the future they wanted to gain access, they would have to get a curb cut permit to get access. What criteria would the City use in granting that permit if Kitty Lee Road had not been improved beyond its current condition. Yapp said if the Commission agreed to what was proposed in the CZA, it would be required that Kitty Lee Road would be reconstructed to the northern most commercial driveway. Yapp showed on an overhead that what was proposed in the District Plan was a collector street would veer to the northwest along a ridgeline. Low density residential development was proposed for the area north on Kitty Lee Road. Behr said if the Commission were not to require any funding for the northern part of the commercial portion and someone came in at a later time requesting access, from a legal standpoint if they anticipated wanting an access granted using additional curb-cuts they were much better off requiring road improvements at the zoning stage instead of waiting for it to be imposed at a curb-cut permit. Brooks said he was trying to understand the sequence of events for reconstruction of Kitty Lee Road. Yapp said he would suggest that if the Commission were to propose a modified condition that it stipulate that a commercial property shall not have access until Kitty Lee Road was improved to City standards. Brooks said they had done something similar on Sycamore Street in the subdivisions where no access had been allowed onto Sycamore Street until it had been improved. Yapp clarified that reconstruction of Sycamore Street must be in a funded year before additional access is permitted. Brooks said he was concerned about allowing any kind of access onto a local street that had not been improved to standards. Koppes said she'd like to see this go one step further to say if they wanted access they would have to pay for the road to be reconstructed before access was granted. Public discussion was opened. Tom Gelman, attorney for the property owners, said of the 10 proposed CZA conditions, they were basically talking about only four (4). He'd spoken with City Staff about the other requested deletions and/or modifications. Gelman said CZA item #1 placed heavy reliance on the traffic study which was misplaced reliance. The study had not been done for reasonable allocation of expenses and did not look at build out of the properties along Naples Avenue south of Highway 1. It was just a traffic study to determine the impact of Planning and Zoning Commission Minutes March 17, 2005 Page 5 this particular area's development on the traffic needs. He said it was not a good basis to utilize for allocating costs. He said what needed to be looked at was the circumstance - Naples Avenue going northerly was a cul-de-sac and its development was finite. Naples Avenue going south went out into the county and had development potential, it was subject to future expansion. Gelman distributed aerial photos of the area. Gelman said he would make the argument that the total cost of the traffic signal should be borne by the City as the developer had incurred other costs to make this development possible. He had been involved in connection with the Lodge's agreements and a reasonable precedent had been used, where the City and developer shared costs of the traffic signal 50%/50%, so it would be reasonable to use that precedent here too. CZA item #4 - Two tracts were likely to have access onto Kitty Lee Road. The furthest north lot which would likely be used for residential would need to have indirect access. Gelman said with respect to the rest of the roadway he would proposed one of two scenarios: (1) no access at all permitted except the two areas mentioned, or (2) no access until Kitty Lee Road is improved. Gelman said at the time of improvements being made the lot owner should work with the City to arrange cost sharing. To require funding now was premature. Gelman said a second problem with the proposal of the owner paying money now was where did that money go and what would happen to the developer's money if Kitty Lee Road were never improved. He said he didn't think this could legally be done. For road improvement it could be done one of a few clear ways, but this was not one of the ways that was apparent to him in the City Code or the state law. Gelman said the normal ways road costs are obtained are: 1) Special assessments which show that the property is particularly being benefited. 2) Impact fee, would require a specific benefit to that property. Gelman said he thought they could solve this particular problem by restricting access in one of the ways that the Commission had discussed, either one of which would be acceptable. If a segment of Kitty Lee Road is not being used for access, the property owner should not have to pay for it to be improved. CZA item #6 the fencing design issues were resolved because of the intense landscaping that was planned for that area. The fence would be 95-feet from the road right-of-way. A gas line easement was going to be located in the right-of-way in addition to the intense landscaping plan plus a 95-foot planned buffer. Gelman said the requirement that fence design was to be approved without any clarity of what guidelines or design standards would be used was not workable. It would simply be up to Staff's discretion as to what the fence would look like because there were no design standards that could be utilized. The only problem Gelman could see was the wait period for the trees and vegetation to grow which actually was a short-term problem. Gelman said it was inappropriate for Staff to decide an appropriate fence design without set design standards. The redundancy of the fence issue did not make sense to him. It appeared to be an open ended requirement that the fence was subject to subsequent approval. The landscaping required by the City would screen the fence, which will be 95 feet setback from the right-of-way. Koppes asked if landscaping was proposed along the south end of the property where the road had been removed. Gelman said he didn't know. Freerks said that area would be lot one or an intervening lot, it would not make sense to landscape it if it were to be developed in the short term. Gelman said the Menards fence would be 12 to 14-feet high. It would have to be a sturdy fence because it was going to be used for inside storage. It would be landscaped and buffered. CZA item #9 - Gelman said this would be a sidewalk to nowhere. The closest residential neighborhood was close to over % mile away. Besides the Iowa River Trail there were no sidewalks. Requiring payment was not a requirement that the sidewalk be installed, this was a requirement that the dollar amount be paid to the City to maybe install a sidewalk sometime if ever in the future. There was no legal basis for this item, it was not a sure thing that the sidewalks would even be installed. Gelman said the solution was if and when a sidewalk were installed that the charges should be assessed to that property owner for the cost of the sidewalk. They were asking for a pragmatic and practical approach, such as when the sidewalk is installed then the City should ask for a remedy such as an assessment of the costs. Planning and Zoning Commission Minutes March 17, 2005 Page 6 Victoria Concha, 4086 Kitty Lee Road SW, asked for a clarification regarding which two lots were being discussed with respect to CZA item #4 and access. Gelman said it would be the lot at the far north end and the far south end. Yapp indicated the lots on the development lot/site map. Concha said the neighborhood had had multiple discussions regarding a fence and fencing requirements. It would take a long time for the big rows of trees to grow. Currently there was an ancient dilapidated barb wire fence behind the residential lots. She'd mentioned at all the previous meeting that when there had been cows in the area behind their homes, the cows had always walked through that fence and into their yards. The existing neighborhood felt that any type of fencing between the commercial property and the residential properties was essential. Concha said the gate that had been across the private drive was no longer there. It had been installed by some of the neighbors. Concha asked that a CZA condition be required and the developer guarantee that no construction trucks would drive on or utilize the private drive. Yapp said he was not aware of any fencing proposal behind each commercial lot by the developer. It would be as each lot was developed. He doubted that aide Oak Lane would be used for access by construction traffic. A condition regarding construction traffic would be difficult for the City to enforce. Yapp said aide Oak Lane was in the County and was privately owned. Gelman said Concha's concerns were very reasonable and he would relay them to the owners so they could be sensitive to these issues as well. ReQina Alatalo, 3671 aide Oak Lane SW, said she and Jim Davis each owned Y:z of aide Oak Lane. Three houses along aide Oak Lane had paid over $8,000 to have it improved. It had been very difficult to get the money from some of the neighbors when the improvements had been made. If any construction trucks or non-owners of the private lane used it, she would take them to small claims court. Alatalo said if the adjoining lot developed first, there would be no other way to access the last lot. Lot #7 was a swamp, it would be unthinkable to build a house there. She requested that an additional condition be added to the CZA as to how access to Lots #7 and #8 would be provided. Alatalo said she would propose that it would be more sensible to install a sidewalk along Kitty Lee Road and not along Highway 1. The west side of Kitty Lee Road would eventually be residential anyhow so it would be more reasonable to require a sidewalk be installed there. She said the fencing item was an issue, having a fence installed between the commercial property and their back yards was a big issue. Neither Alatalo or any of her neighbors wished to have people walking from the commercial property through the trees to their homes. It was a safety concern for their children as well. Behind the Deli-Mart was a fence and trees as well. Alatalo said at minimum it needed to be a chain- link fence to make it safe for everyone. Public discussion was closed. Freerks said as a CZA condition, the Commission frequently asked for funds for future sidewalks and/or road improvements. Where did the money go? Behr said the funds are set aside into an account and ultimately applied to that improvement. They could legally add provision in the CZA item that if a sidewalk was not built in 'x' numbers of years that the money would be returned to the developer. The details could be worked out in the papers of the CZA. However this should not be a stumbling block for Commission. The concept the Commission should consider was whether they wanted the payment to be borne by the developer or not. Freerks said she disagreed with Gelman, she did not see the sidewalk as a sidewalk to no-where. This was part of a plan for the future. There would be pedestrian traffic using a sidewalk as soon as it was installed and at some point in the future a pedestrian crossway over the highway would have to be installed. Hansen said he was perplexed about the sidewalk issue. There was proposed to be a trail system at sometime, but at present they didn't know if it would be on the north or south side of the highway. To install a sidewalk on the north side, was that the correct side? He wondered if making a cost assessment if the Planning and Zoning Commission Minutes March 17, 2005 Page 7 sidewalk became necessary wouldn't be a better option. He wanted to see a sidewalk installed at some point in the future as part of a trail system. There was a large calling for a sidewalk beside Highway 1 now. He frequently saw people walking on the shoulder of Highway 1 now. Freerks asked how had this been done in the past, assessment versus sealing it into a timed condition. Behr said the City had not done special assessment in a long time but it could legally be done. Hansen asked if they could have it as a condition in the future if it became necessary the developer would pay for the cost of the sidewalk. Behr said it would be very difficult to do because it would be placing a lien on the property. It would be a monetary obligation that went with the property with no definite point at which it would take place. He suggested the Commission consider either 1) a special assessment in the future or 2) tie it to a definite date with the rezoning. Freerks said she saw more potential on the north side of the highway for a trail system and walking improvement. The Commission needed to address this CZA condition at this time. Freerks said gOO-feet of fence the equivalent of approximately 3 city blocks was important. The fence needed to be something that would blend, especially since eventually there would be residential on one side of it. Freerks said since Olde Oak Lane was still in the county, she was not sure that the City could address the construction traffic issue that had been raised. Shannon asked Behr if it was his final thought on the sidewalk that the City get the money now or the probably never would get the money. Behr said that was not his final thought. There was a legal basis for the Commission to require the payment if they wished to do so. The other proposal made to put an obligation on the land would be difficult to do. Freerks asked about escrow funds. She would be comfortable if the City obtained the funds for construction of a sidewalk now and the funds would revert back to the developer if a sidewalk was not installed in 'x' number of years. Shannon asked what if the Kitty Lee Road property didn't need or want improvements but things moved further north and development occurred so improvement to the Road had to be done as a whole. Even though they had not asked for access to Kitty Lee. Behr said not unless the City was going to special assessment; more than likely the City would bear the cost of the whole improvement if that owner had never requested access. Brooks said the Commission had the option of 1) make no changes to the recommendations already made on this project; 2) recommend approval of the annexation and rezoning subject to an agreement as presented on the memorandum dated 3/11/05; or 3) recommend approval of the rezoning with changes to the conditions as requested by the applicant's representatives or as otherwise determined by the Commission. Motion: Freerks made a motion to reaffirm CZA items #2 and #3 as recommended by Staff in the staff memorandum dated 3/11/05, no change to CZA items #5,7,8, and to note that MidAmerican Energy would install street lighting at the intersection of Kitty Lee Road and Highway 1 as soon as the property is annexed to Iowa City. Shannon seconded the motion. The motion passed on a vote of 5-0. Motion: Koppes made a motion that the developer/sub-divider will fund 100% of the cost of the north leg of Naples Avenue and 100 % of the cost of turning lane improvements on Highway 1 into the development; the public will fund 100% of the cost of the south leg of Naples Avenue and 100% of the cost of turning lane Planning and Zoning Commission Minutes March 17, 2005 Page 8 improvements related to the south leg of Naples; the developer /subdivider will fund 100% of the cost of traffic signal improvements at the Naples venue / Highway 1 intersection. Freerks seconded the motion. Freerks said the traffic counts showed that improvements to the intersection were needed with development of the Davis property. Shannon said he agreed with most of the motion. However he felt a 50% - 50% split for the traffic signal would be fair. The southbound traffic would increase at some time. It was a win-win for the City. Currently the City was getting zero percent for property taxes for this area. Hansen said he felt the traffic signal was 100% for the developer. It would not be warranted if no development were to occur on the Davis property. Brooks said he agreed with Shannon. He felt a 50%-50% split were reasonable. He did not support the developer having to fund 100% of the cost of the traffic signal as the southern area would become more attractive and grow. Hansen asked if it was expected that the City would incur the expenses so that the developer could develop his property. Freerks said that is not how it had been done in the past. Hansen and Freerks said they could not support the City paying for the developer/subdivider to improve his land. Koppes said she saw the motion as a compromise. The motion passed on a vote of 3-2, Shannon and Brooks voting in the negative. Motion: Hansen made a motion to keep CZA item #4, requiring the developer/subdivider to pay 50% of the cost of future reconstruction of Kitty Lee Road, as initially recommended by Staff with no modifications or changes to it. Freerks seconded the motion. The motion passed on a vote of 3 -2, Koppes and Shannon voting in the negative. Motion: Freerks made a motion to keep CZA item #6, requiring the design of a fence along the north and west sides of the Davis property being subject to staff approval, recommended by Staff with no modification or changes to it. Hansen seconded the motion. Freerks said three city blocks would be a long fence. She was confident that Staff would recommend a reasonable design, nothing outrageous. With potential future development to the west, it was important to look at the fence and have a good transition. Koppes said she agreed with the developer as the fence would be 95-feet from the right-of-way and have lots of landscaping. Shannon said he could not support this motion. Hansen said it was important to consider how long it would take the landscape and trees to mature. The fence could potentially be rotted and gone by then. Brooks said the existing Menards fence faces the airport. This fence will face a public right-of-way and will be visible from Highway 1. He requested staff and the developer to work together to utilize the landscape to soften the fence and make it as appealing as possible. The motion passed on a vote of 3-2, Shannon and Koppes voting in the negative. Koppes asked Behr what a reasonable time line would be return of the developers funds. Behr said 10 years was typical for escrow funds. Planning and Zoning Commission Minutes March 17, 2005 Page 9 Motion: Koppes made a motion to keep CZA item #9, requiring payment for a future sidewalk along the Highway 1 frontage as initially recommended by Staff with the modification that if a sidewalk was not installed within 10-years the funds would be returned to the developer. Brooks said he felt without an already adopted City plan that showed a future sidewalk and or trail, it would be hard to ask the developer to put the money in escrow for something that mayor may not happen in the future. He supported the need for a pedestrian biking and walking trail. Brooks said without a master plan with sequencing of funding he could not support tying up the developers funds or requiring the developer to pay funds. Hansen asked if an overhead pedestrian overpass would be installed over Highway 218, who would maintain it? Yapp said the City, not the DOT, maintains pedestrian facilities in state highway rights-of-way. Freerks said she was in favor of safety. If a sidewalk was not developed or installed within 10-years, then the funds should be returned to the developer. Behr said City Staff could work with the applicant's representative(s) with respect to funding and whether it would be payment upfront or some other mechanism. Hansen asked if interest was paid on escrow funds. Behr said typically not. Staff would try to work it out so the money was not just sitting there. What the Commission needed to deal with was the concept that the developer needed to pay for a sidewalk installed or not; and installed within a certain period or not. Amended Motion: Koppes made an amended motion "In lieu of a sidewalk being constructed along the Highway 1 frontage, the developer/subdivider will pay for the paving cost of a four-foot sidewalk if it is installed within 10-years". Freerks agreed to and seconded the amended motion. The amended motion passed on a vote of 4-1, Brooks voting in the negative. Yapp said the Commission's recommendations would be forwarded to City Council. OTHER ITEMS: None. CONSIDERATION OF THE MARCH 3. 2005 MEETING MINUTES: Motion: Hansen made a motion to approve the minutes as typed and corrected. Freerks seconded the motion. The motion passed on a vote of 5-0. ADJOURNMENT: Motion: Koppes made a motion to adjourn the meeting at 9:15 pm. Freerks seconded the motion. The motion passed on a vote of 5-0. Elizabeth Koppes, Secretary Minutes submitted by Candy Barnhill s:/pcd/minutes/p&zI2005l3-17 -OS.doc