HomeMy WebLinkAbout01-19-2006 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Thursday, January 19, 2006 - 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 Item:
REZ05-00023: Discussion of an application submitted by Westcott Partners for a
rezoning from Interim Development Residential (ID-RS) zone to Sensitive Areas
Overlay/Low Density Single-Family Residential (OSA/RS-5) zone for 9.72 acres of
property located on the west side of Foster Road north of White Oak Place.
(45-day limitation period: January 30, 2006)
D. Annexation Item:
ANN06-00001: Discussion of a City initiated application to annex .35 acres of land
located on Camp Cardinal Road adjacent to Cardinal Ridge Subdivision.
E. Consideration of the January 5, 2006 Meeting Minutes
F. Other Item
Discussion of Planning and Zoning Commission work program
G. Adjournment
Informal
Formal
Commission Meetin s:
February 27 March 13 March 27
March 2 March 16 March 30
*Meeting cancelled due to holiday.
To: Planning & Zoning Commission
Item: REZ05-00023
GENERAL INFORMATION:
Applicant:
Contact Person:
Phone:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
45 Day Limitation Period:
SPECIAL INFORMATION:
Public Utilities:
Public Services:
STAFF REPORT
Prepared by: Sarah Walz, Associate Planner
Date: January 19, 2006
Westcott Partners
44 Sturgis Corner Drive
Iowa City, IA 52246
MMS Consultants, Inc.
1917 S. Gilbert St.
Iowa City, IA 52240
319/351-8282
Rezoning to Planned Development Overlay (OPD-5)
with a Sensitive Area Development Plan
Development of two twelve-unit multifamily buildings
West of Foster Road north of White Oak Place.
9.72 acres
Undeveloped-Interim Development Single Family
Residential (IDRS)
North: Private Open Space OSA/RS-5
East: Golf Course ID-RS and Residential OSA/RS-5
South: Residential OSA/RS-5
West: Iowa River
Low-Density Single-family Residential, Conservation
and Cluster development
North District
December 15,2005
January 30, 2006
Sanitary sewer and water lines are available
The City will provide police and fire protection.
Refuse and recycling will be provided by private
2
company.
Public Transit does not provide direct service to this
area, the nearest transit access is approximately 3/4
mile away at the intersection of Laura Drive and
Foster Road.
BACKGROUND INFORMATION:
The applicant, Wescott Partners, is requesting a rezoning from Interim Development-Residential
(JD-RS) to Planned Development Housing-Low Density Single-Family (OPD-5) with a Sensitive
Sensitive Areas Development Plan for 9.72 acres along Foster Road north of White Oak Place.
Located in the North District, this property contains sensitive environmental features including
regulated slopes, Iowa River corridor/floodway, and woodlands. The proposed Sensitive Areas
Development Plan would allow the applicant to cluster two 12-unit multifamily buildings with
minimal impact on the adjacent slope and woodlands.
ANALYSIS:
Zoning: The Interim Development Zone (ID) is intended to provide areas of managed growth in
which agriculture and other non-urban uses of land may continue until such time as the City is
able to provide City services. Due to a prior lack of infrastructure, this property is zoned ID-RS.
With the extension of Foster Road and water/sewer lines this property is now appropriate for
development.
The proposed RS-5 zoning allows for the construction of single-family houses on lots of 8,000
square feet (minimum). The applicant is requesting waivers to allow multi-family development in
the RS-5 Zone. The RS-5 zone limits building heights to 35 feet. The applicant is seeking a
waiver of this height limitation to allow a rear elevation in excess of 35 feet.
The Comprehensive Plan calls for low-density residential development (RS-5) in this area in order
to minimize the impacts on environmentally sensitive areas. The North District Plan specifically
calls for the use of clustered 'development and conservation design principles in order to
preserve the rolling topography and woodlands that define the district. Low density development
is also recommended in the Comprehensive Plan and the North District Plan in order to avoid
overloading traffic demand on Foster Road, which is the only street access to the Peninsula west
of Idyllwild.
Due to its steep slopes, the North District Plan map shows the Elk Run property as private or
public open space. Due to its topography, roughly 2/3 of the Elk Run property (approximately
6.45 acres west of the protected slope buffer) is not sewerable making it unsuitable for
development. There are approximately 3.72 acres of land east of the protected slope buffer that
are appropriate for development, though limitations imposed by the topography would prevent the
density normally allowed in an RS-5 zoning.
The applicant is requesting a Planned Development Overlay zone to allow clustering of two 12-
unit multifamily buildings. This clustering would allow the applicant to preserve all but a small
portion of the woodlands and will result in minimal disturbance to the adjacent slope. Historically,
standard RS-5 zones have resulted in a density of just under 2 single-family homes per acre.
With clustering allowed through a Planned Development Overlay higher densities are possible.
By clustering the two proposed buildings, Elk Run is able to achieve a density of 2.47 units per
acre on a site that offers limited development potential due to constraints imposed by
topography.
The RS-5 zone is intended for single-family housing. Planned Development Overlay standards
indicate that multi-family buildings should be of a scale, massing, and architectural style that is
ppdadminlstfreplrez05-00023 elk run.doc
3
compatible with adjacent residential development. The Elk Run application requires waivers to
allow for building height and type (multifamily). While other multifamily housing has been
constructed in the surrounding developments-the Peninsula and Mackinaw Village-these
buildings have been given careful attention to size and scale as well as architectural details.
The Elk Run buildings will be three stories in addition to the prominent elevation and location of
the site itself, making the side and front elevations a focal point along Foster Road. Though
there is some tree buffer between the buildings and the adjacent single-family neighborhoods,
from late fall through early spring (when trees are bare) the rear elevation will be highly visible
from the from homes in Oakmont Estates, and the north elevation will be visible from Mackinaw
Village. For these reasons, considerable attention to design compatibility is warranted.
As part of this plan, the developer has submitted a building design that addresses concerns
related to height and compatibility with the surrounding single-family neighborhoods. The
design uses a variety of building materials (brick, stone, and fiber cement board siding) in order
to emphasize the horizontal aspect of the buildings while minimizing the visual impact of the
building height. It is the staff's view that by continuing the mix of materials around the sides to
the rear of the buildings, and including windows with trim on all sides, the buildings will be
compatible with the surrounding single-family neighborhood.
One of the purposes of the Planned Development Overlay is to encourage development that is
sensitive to the natural features of the surrounding area. While development of the lot will
require only minimal alteration of the slopes, soil compaction due to grading and construction
activity and the introduction of impervious surfaces (building and paved areas) can cause
irreparable damage to vegetation and watercourses, both on and offsite. This issue is
significant on a site such as this with steep slopes that drain directly into the Iowa River. For this
reason, replanting groundcover immediately after construction is complete (as weather permits)
is strongly encouraged. The use of native plants (particularly native prairie grasses) is highly
recommended in order to capture rainwater, slow run-off, and to restore a more natural, porous
soil. Traditional lawn grass or sod can be quite impervious and in some cases may only
disguise runoff. Since the "backyard" is not intended for active use but serves as a natural
viewscape, naturallandscaping/groundcover provides an ideal solution. With the exception of a
narrow strip reserved for traditional lawn grass/sod along the back parking lot, the developer
has agreed to use native plants (grasses) behind the building in all disturbed areas, including
the areas constructed to handle stormwater run-off.
Traffic implications: At this time, Foster Road provides the only street access to this property as
well as most of the surrounding developments west of Dubuque Street. A plan for a loop
connection between Laura Drive and Foster Road will improve traffic circulation in the future by
providing secondary access to much of property north of Foster Road, i.e. Mackinaw Village
Estates. Nonetheless, due to limited street access it has been the City's policy to zone
undeveloped land west of Laura Drive to RS-5 in order to minimize traffic demand. It has also
been City policy to limit street intersections and curb cuts on Foster Road in order to preserve
capacity.
Vehicular access to the buildings is minimized through the use of a single 40-foot curb
cut/driveway (allowing two-way access) for occupants and a circular drive using two 24 foot curb
cuts (allowing one-way access) for guest parking (5 parking spaces). The zoning code does not
permit parking between the between the buildings and the street. However, due to the uniqueness
of the site, the proposed parking may be appropriate for a waiver through the OPD process.
Pedestrian/Bike connections: This area is well served by paved pedestrian and bike trails and
wide sidewalks along the entire length of Foster Road. The paved bike trail on Foster Road
links the Peninsula to Coralville via a recently completed pedestrian bridge. Additional trail
construction provides connection between the Peninsula and Waterworks Prairie Park through
ppdadminlstfreplrez05-00023 elk run.doc
4
a trail under Interstate 80. An additional pedestrian/bike bridge connecting the Peninsula to
Rocky Shore Drive is planned but unfunded.
Neighborhood Open Space: The zoning ordinance requires the dedication of .23 acres (9,979
square feet) of neighborhood open space for a development of this size. The developer has
agreed to dedicate a much larger portion of the property in order to allow for the potential
development of a hiking trail. This proposal more than fulfills the City's open space requirement
and allows for potential trail development along the contours of the slope so as to minimize
erosion and disturbance of the woodlands during trail construction. This land dedication will
preserve a valuable environmental feature and allow access to a scenic view of the Iowa River.
This proposal has been referred to the Parks and Recreation Commission, which has agreed to
accept the land dedication.
Storm water management: The original design submitted by the developer indicated
stormwater draining to the north onto the adjacent lot. The Public Works Department directed
the developer to provide stormwater detention for water draining to the north or to construct an
alternative system in order to retain stormwater on the property allowing it to drain to the west
toward the river. The revised plan presented here was not submitted on time for the City
Engineer to review the updated drainage system. Comments from the City Engineer should be
available on time for the Planning and Zoning Commission meeting.
Sewer and Water: There is no sanitary sewer tap-on fee. There will be a water main extension
fee of $395 per acre. There are 9.72 acres. Therefore, the WME fee is $3,839.40.
SUMMARY:
While the proposal to cluster the multifamily buildings in accordance with the Sensitive Areas
Regulations is desirable in this situation, the issue of neighborhood compatibility with regards to
the scale and design of the proposed buildings is of equal significance. The applicant has
addressed this issue through the use of building materials that minimize the visual impact of the
building height and architectural detail on the side elevations that will be compatible with
surrounding single-family development. In addition, the dedication of open space exceeds the
requirements for a development of this size, preserves a valuable environmental feature in its
woodland and slopes, and provides public access to a historically significant scenic view of the
Iowa River and its characteristic limestone outcroppings
STAFF RECOMMENDATION:
Staff recommends that this application be deferred pending resolution of the deficiencies and
discrepancies noted below. Upon resolution of these items staff recommends approval of
REZ05-00023, a rezoning of 9.75 acres located west of Foster Road from ID-RS to OPD-5 with
a Sensitive Areas Development Plan allowing the modification of the RS-5 requirements to
allow 2 12-unit multi-family buildings with exterior building material consisting of brick, stone
and fiber cement board siding, a building height of up to 45 and up to five parking spaces
permitted in the area between the building and the street.
DISCREPENCIES:
1. Indicate area that is proposed to be dedicated to the City for open space.
2. Show bicycle parking areas.
3. Provide information on building height.
4. Indicate that the gas meters will be screened with a shrubbery (see section 14-5F-6:B).
5. Show native seeding landscape of area disturbed by construction.
6. Show how the trees will be protected on the edge of the construction limit area.
7. The revised Plan is being reviewed by Public Works and Fire Marshall so there may be
additional corrections required.
ppdadminlstfraplrez05-00023 elk run.doc
5
ATTACHMENTS:
1. Location Map
2. Plan or plat
Approved by: /~ n.,.,. ~
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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CITY OF IOWA CITY
MEMORANDUM
Date: January 19, 2006
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: ANN06-00001 Portion of Camp Cardinal Road
In 2005 the City severed approximately 194 acres of property that was then annexed into
Coralville. See attached location map. A .35 acre portion of the area severed included a section
of Camp Cardinal Road that is part of the Cardinal Ridge Subdivision. In order to maintain
continuity of subdivision boundaries and improvements, the City of Coralville is in the process of
severing this section and Iowa City is now proposing to annex it. The property itself will consist
of right-of-way for a portion of Camp Cardinal Road and its intersection with Kennedy Parkway.
It will be improved as part of the Cardinal Ridge - Part Three Subdivision. The property will be
zoned OSA-5 consistent with the remainder of the Cardinal Ridge Subdivision.
Staff recommends that ANN06-00001 the annexation of .35 acres of property located on Camp
Cardinal Road be approved.
Attachments:
1.
2.
Location Map
Area of previous severance
ppdadmlmem/ANN06-00001..doc
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Iowa City Planning and Zoning Commission
Work Program
1. Subdivision regulations. '
2. Central Planning District
3. Southeast Planning District
4. Review CB-2 standards
5. Review.Sign Ordinance
6. Investigate methods of protecting landmark trees.
7. Update Open Space Plan/Ordinance
MINUTES
PLANNING AND ZONING COMMISSION
JANUARY 5, 2006
EMMA J. HARVAT HALL
PRELIMINARY
MEMBERS PRESENT: Ann Freerks, Terry Smith, Bob Brooks, Don Anciaux, Wally Plahutnick, Dean
Shannon
MEMBERS ABSENT: Beth Koppes
STAFF PRESENT: Bob Miklo, Mitch Behr
OTHERS PRESENT: Swen Larson
RECOMMENDATIONS TO CITY COUNCIL:
Recommended approval by a vote of 6-0, (Koppes absent) REZ05-00024. a rezoning from Low Density
Single-Family Residential (RS-5) zone to Community Commercial (CC-2) zone for 1.02 acres of property
located at 3405 Rochester Avenue subject to Conditional Zoning Agreement as specified in the Staff
Report dated 1/5/2006.
Recommended approval by a vote of 6-0, (Koppes absent) SUB05-00027, a final plat of JJR Davis
Fourth Addition, a 6.68-acre, 4-lot commercial subdivision subject to Staff approval of legal papers and
construction drawings prior to consideration by Council.
CALL TO ORDER:
Brooks called the meeting to order at 7:30 pm.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
REZONING ITEM:
REZ05-00024, discussion of an application submitted by Three Bulls, L.L.C. for a rezoning from Low
Density Single-Family Residential (RS-5) zone to Community Commercial (CC-2) zone for 1.02-acres of
property located at 3405 Rochester Avenue.
Miklo said this property had been in the City for a number of years. It was formerly the sight of a
residence and a non-conforming salvage yard. The applicants had recently purchased this property and
also owned Olde Towne Village, an adjacent commercial zone, and an OPDH/RS-8 zone to the south for
residential development. The applicants were seeking to rezone the property from RS-5 zone to CC-2
zone to be consistent with the rest of Olde Town Village and the Comprehensive Plan. The current RS-5
zoning would no longer be appropriate as the entire area was designated as commercial in the
Comprehensive Plan. The CC-2 retail zone allows retail uses, personal services, offices and some drive-
through businesses such as restaurants and gas stations by special exception. In 2001, the surrounding
area had been annexed and zoned CC-2 with a Conditional Zoning Agreement to assure that the area
would develop consistently with the Comprehensive Plan which had identified this area as Neighborhood
Commercial. At that time, the applicant had chosen to seek CC-2 zoning but had agreed to a CZA which
contained several elements designed to implement the Comprehensive Plan and make the area more
similar in appearance to a neighborhood rather than community commercial zone. Staff recommended
that similar conditions be applied to the new area so it would be developed in a manner consistent with
the surrounding shopping center.
The CZA includes a restriction to only two entrances to the arterial streets; one on Eastbury Drive which
intersected with Rochester Avenue and one on Middlebury Drive which intersected with Scott Boulevard.
A private internal street system would provide access to the individual lots. To avoid individual curb cuts
onto Rochester Avenue and Scott Boulevard, ensure consistency and the safety of traffic on Rochester
Avenue, Staff recommended a similar condition regarding access restrictions for the new property which
would have access to Westbury Drive. Staff also recommended conditions regarding improvements to the
infrastructure to be consistent with Olde Towne Village.
Planning and Zoning Commission Minutes
January 5, 2006
Page 2
Miklo said that the lagoon located within the OPDH-8 zone had been removed and would be replaced by
a storm water retention facility and manufactured wetland to meet the requirements of the Corps of
Engineers and Sensitive Areas guidelines.
Miklo said Staff recommended approval of REZ05-00024 subject to a Conditional Zoning Agreement as
specified in the Staff Report to assure that this new parcel would be consistent with the Comprehensive
Plan for the aide Towne Village shopping center.
Plahutnick asked if there was property set aside for park use or funds in lieu of. Miklo said it would apply
only to the residential area south of Middlebury Drive. Open space fees or parkland did not apply to
commercial development(s).
Public discussion was opened.
Swen Larson. Three Bulls. L.L.C. said this rezoning made the most sense and needed to be in
conjunction with the rest of the CC-2. At this point in time the developers didn't know what would be the
best building layout for that particular lot but as they identified a tenant or potential buyer, they'd move
forward to ensure that it was in conjunction with the rest of the development. They agreed with the
conditions that were consistent with the aide Towne Village rezoning.
Plahutnick thanked Three Bulls, L.L.C. for taking on the project of cleaning up the former salvage yard.
Public discussion was closed.
Miklo said Staff had received a concept plan earlier in the day. The CZA would make it clear that any final
sight plans would need to conform to the concept plan for the overall aide Town Village. Some flexibility
was needed as the applicant currently didn't know what the exact uses would be. As long as the project
adhered to the concepts in the Comprehensive Plan such as building up to the streets, putting parking
lots behind buildings and the other general concepts, Staff believed CC-2 zoning on this property would
work with the larger shopping center.
Motion: Anciaux made a motion to approve REZ05-00024, a rezoning of 1.02-acres from Low Density
Single-Family Residential (RS-5) zone to Community Commercial (CC-2) zone for 1.02 acres of property
located at 3405 Rochester Avenue subject to a Conditional Zoning Agreement as specified in the Staff
Report dated 1/5/2006. Freerks seconded the motion.
Freerks said she felt it would be a nice addition and hoped it would move forward quickly.
The motion passed on a vote of 6-0 (Koppes absent).
DEVELOPMENT ITEM:
SUB05-00027, discussion of an application submitted by James Davis for a final plat of JJR Davis Fourth
Addition, a 4-lot, 6.68-acre commercial subdivision located east of Mormon Trek Boulevard.
Miklo said the entire area had been annexed into the City in 2003; portions were zoned CH-1, Highway
Commercial and portions were zoned CI-1, Intensive Commercial. The purpose of extending Mormon
Trek Boulevard in addition to providing an east to west southern arterial to improve traffic circulation had
been to encourage economic development. The CI-1, Intensive Commercial zone, allowed for those types
of businesses that were land consumptive and were quasi-industrial. It would not necessarily be ideal to
have them right next to the highway, but those businesses would need some access to the highway. A
preliminary plat was approved in November, 2004, which included 4 additional lots to the west of those
currently being subdivided. The former Dane Road ran along the east-side of this property. When the
property to the east developed, the plan called for Dane Road to be built. One of the conditions of this
subdivision was that the owner/developer would contribute to the costs of improving Dane Road when the
adjacent area developed. Legal papers would address those costs and sanitary sewer tap-on fees.
When the preliminary plat had been approved, some of the storm-water management had been off site
and had required easements across the Airport property. That had since been re-worked so storm water
management was now on the Dane property, there were no longer pipes going across Airport property.
Planning and Zoning Commission Minutes
January 5, 2006
Page 3
Miklo said Staff recommended approval of SUB05-00027, subject to Staff approval of legal papers and
construction drawings prior to City Council consideration.
Anciaux asked if funds were being escrowed for the improvement of Dane Road. Miklo said the legal
papers would specify that funds would be paid for improvement of Dane Road in the future. Behr said the
funds would be required to be paid before a building permit was issued.
Public discussion was opened. There was none. Public discussion was closed.
MOTION: Smith made a motion to approve SUB05-00027, a final plat of JJR Davis Fourth Addition, a
6.68-acre, 4-lot commercial subdivision subject to Staff approval of legal papers and construction
drawings prior to consideration by Council. Anciaux seconded.
The motion passed on a vote of 6-0 (Koppes absent).
CONSIDERATION OF 12/15/05 MEETING MINUTES:
Motion: Anciaux made a motion to approve the minutes as typed and corrected. Freerks seconded.
The motion passed on a vote of 6-0, (Koppes absent).
OTHER ITEMS:
Members of the Commission were given a copy of the book, "City Comforts" which Staff felt had a lot of
good information regarding how important the small details were. The book provided a lot of information
on how to make cities, neighborhoods and parks better. Brooks asked if members of the City Council
could also receive copies. Miklo said that was possible.
Miklo said items on the Commission's work program were:
1. Update of the Subdivision regulations
2. District Planning Process including the Central District and Southeast District
3. Revisit the CB-2 zone
4. Sign regulation(s)
5. Regulation of Landmark trees
Some Council members had expressed a preference that the Commission reorder their district plan
priority and review the Southeast District next as there was the need to address infrastructure and
development activity in that area.
Freerks said she recalled that the Central Planning District had been delayed in the past and was
concerned about further delays. Brooks said he would like to put the work program on the next informal
meeting for further discussion. Miklo said there would not be an informal meeting before the January 19
meeting due to the Martin Luther King holiday. He suggested that this could be discussed at the end of
the January 19 meeting.
ADJOURNMENT:
Motion: Anciaux made a motion to adjourn the meeting. Smith seconded the motion.
The motion carried on a vote of 6-0, (Koppes absent).
The meeting was adjourned at 7:55 p.m.
Elizabeth Koppes, Secretary
Minutes submitted by Candy Barnhill
s:/pcd/minutes/P&Z12006101-05-06.doc