HomeMy WebLinkAbout10-18-2007 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Monday, October 15, 2007 - 5:30 PM
Informal Meeting
Lobby Conference Room
410 E. Washington Street
Thursday, October 18, 2007 - 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/Development Item:
REZ07-00015/SUB07-00007/SUB07-00008: Discussion of an application from Dav-Ed Limited &
Prime Ventures for a rezoning to amend a Sensitive Areas Development Plan and a preliminary and
final plat of Galway Hills Part 4, a 26-lot, 10.41 acre residential subdivision located west of Donegal
Place on Galway Drive.
(45-day limitation period: October 29, 2007)
D. Rezoning Item:
REZ07-00014: Discussion of an application submitted by Big Ten Rentals for a rezoning from Central
Business Support (CB-5) zone to Central Business (CB-10) zone for approximately .48 acres of
property at the northwest corner of Linn Street and Court Street (former St. Patrick's Church).
(45-day limitation period: October 29,2007)
E. Development Item:
SUB07-00009: Discussion of an application from The Crossing Development for a final plat of Cardinal
Pointe South Part One and Part Two, a 39-lot, 45.04 acre residential subdivision located east of Camp
Cardinal Boulevard, south of Kennedy Parkway.
(45-day limitation period: November 12,2007)
F. Consideration of Meeting Minutes: October 4, 2007
G. Other
H. Adjournment
Informal
Formal
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CITY OF IOWA CITY
MEMORANDUM
Date: October 18, 2007
To: Planning and Zoning Commission
From: Sunil Terdalkar, Associate Planner
Re: Galway Hills Subdivision - Part IV
At your last meeting, you requested additional information/clarification about the following issues
related to the proposed amendment to the Preliminary and Final Planned Development Plan:
Inspectors from the Housing Inspection Services Department visited the site with
representatives of the applicant and confirmed that development activity has been carried out
beyond the existing construction limits on lots 19, 20, and 21, as well as lot 8 (see attached
memo from Julie Tallman). Silt fences have been installed farther into the lots than that shown
on the plans and beyond the construction limits. The excavated materials from lots 19 and 20
were moved and stored in this area. To correct this situation, the applicant has removed the soil
from this area and laid a wood mulch to prevent soil erosion. The applicant has also been
directed to seed the areas for temporary coverage. The applicant has also installed a temporary
construction fence on the existing construction limit line to prevent further violation of the limit.
As noted in the October 4th staff report, to help prevent any additional encroachment beyond
the construction limit line, staff recommends that temporary construction fencing be installed for
the remainder of the subdivision to demarcate the construction limit line.
The applicant has provided a drawing showing the existing construction limit line, existing
construction activity and proposed construction limit line (see attacment).
There was a question about what is allowed to occur within the conservation area. The
Sensitive Areas Ordinance allows practices associated with "timber management standards" as
defined by the International Society of Arboriculture. Timber management typically includes
activities such as removing dead or diseased trees, and clearing of invasive species to maintain
a healthy woodland. The Best Management Practices published by the office Iowa Department
of Natural Resources can also be referred to for more guidance.
The applicant has also provided a revised set of plat drawings with notations about the
recommendations from the office of Johnson County Soil and Water Conservation District to
provide stability to the soil, improve the quality of the stormwater runoff and maintaining the
woodlands. Confirmation that these conditions have been adhered to, should be provided at
various stages, such as issuance of building permit, construction run-off permit, and certificate
of occupancy. These measures should be addressed in the legal papers for the final plat.
The applicant has indicated that they are organizing a neighborhood meeting to discuss the
concerns and comments of the neighboring property owners and the neighborhood association.
The results of the meeting will be reported at the October 18 Planning and Zoning Meeting.
Attachments:
1. Revised Plats
2. Exhibit showing existing activity and proposed changes
3. Letter from the applicant - Prime Ventures
4. Memo from Julie Tallman, Housing and Inspection Services
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'AMENDED' PRELIMINARY PLAT & SENSITIVE AREAS
GALWAY HILLS SUBDIVISION
...."" iE PlAT PRRPARED BY OWN2/~R~:R C I~r~/stJ!~!" A OWNF.R'S ArnlRNP.Y
lU,IS CONSULTANTS IHe DAV-EO UNITED PRINE VENTURES DEVELOPMENT, INC. YICHAEL J. PUGH
1917 SOUTH GILBERT 51 2300 CAE DRIVE 580 I&AOISON AVENUE TOWER PLACE
10"1. CITY, IOWA 52240 IOWA CITY, IOWA 52246 UNIT #3 ONE SOUTH GILBERT ST.
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DEVELOPMENT PLAN
PART FOUR
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PLAT/PLAN APPROVED
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UTIliTY EASEMENTS, /IS SHOWN HEREON, M/lY OR MAY NOT,
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10
- LIMITS OF CONSTRUCTION
AREA DISTURBED
23
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- LIMITS OF CONSTRUCTION
AREA TO BE INCREASED
(ME
ENTURES
CONSTRUCTION
580 Madison Avenue
Unit 3
North Liberty, Iowa 52317
Phone: 319-665-9200
Fax: 319-665-9203
October 9, 2007
To: LeeAnn Kincade
Re: Galway Hills, Lots 19 and 20.
LeeAnn,
During the excavation of lots 19 and 20 in Galway Hills, the excavating company
allowed dirt from the over dig to fall over the construction limit line. This occurred
primarily because the silt fence was installed along the tree line and not the construction
limit line.
Although we did not dig over the construction line, we did have to disturb the soil in
order to pull the dirt back across the construction limit line. Once the dirt was pulled
back, we immediately mulched and seeded the area. In addition, we have installed a
barrier and a silt fence on the construction limit line that should mitigate the problem
from recurring.
We will continue to monitor the area and instruct all subcontractors to not cross the line
of construction.
If there are any other measures we can take to return the disturbed soil to its original
state, please let us know.
Respectfully,
Mike Manfull
Vice President
Prime Ventures Construction
~':&-
CITY OF IOWA CITY
MEMO
TO: Sunil Terdalkar
FROM: Julie Tallman
DATE: 10 October 2007
RE: Disturbance within conservation easement in Galway Hills 4
Prime Ventures is the owner and developer of lots within Galway Hills 4, During construction of
single-family dwellings, development activity (grading) occurred within areas that were identified
as "conservation easement", The surface of slopes within this conservation easement had been
graded and stripped of vegetation,
HIS and Planning staff met with John Milder of Prime Ventures and Duane Musser of MMS and
confirmed that the limits of the conservation easement had been exceeded, It was agreed that
development activity had occurred in areas where it was not allowed,
Prime Ventures has already responded by covering disturbed slopes with a thick layer of wood
mulch, to absorb the impact from rain and prevent soil erosion. There is also a silt fence installed
at the toe of the slope.
Mulch will be extended to cover the bottom of the slope, where accumulated sediment from earlier
rains is visible. The existing silt fence will remain, and will be maintained as a sediment control.
These measures are considered "temporary stabilization". Permanent stabilization will be
required as a condition of the Construction Site Runoff permit. Permanent vegetation will be
established on the disturbed areas and must provide 70% coverage before the terms of the
Construction Site Runoff permits are met.
City of Iowa City
MEMORANDUM
Date: October 18, 2007
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: REZ07-00014 - 228 E. Court Street
Based on the discussion at your October 4 meeting, the applicant has submitted a revised
bedroom mix for the project (see attached email from J Randy Bruce). They propose a mix that
results in 412 bedrooms, down from the 430 initially proposed. Even with this change the
proposed density of 858 bedrooms per acre would far exceed the residential density of other
buildings completed over the last 10 years in the CB-5 and CB-10 Zones, and would house
nearly 2.5 times as many residents per acre as the densest project built to date in the CB-10
zone. Even taking an average density of recent residential projects in the CB-5 Zone (see
attached Residential Density Comparisons) and doubling that number for CB-10 zoning, results
in a density that is far below the density proposed by the applicants.1
City staff remain concerned about the proposed residential density and apartment mix for this
project. Staff find that the density is achieved by concentrating floor space in bedrooms, while
minimizing living, dining, and shared common areas within the building. Based on the
discussion and resulting requirements for the previous two CB-1 0 rezoning requests, there
seems to be a consensus that the Centrclil Business District is in need of a better mix of
residential opportunities to create demand for a wider variety of goods and services in the
downtown area, which may in turn attract a broader customer base from residential
neighborhoods outside the downtown. At least one member of the Commission requested that
staff come up with an acceptable residential density for the property. This is difficult to
determine, because an "acceptable" building would provide the living space and amenities that
would be attractive to a wider variety of residents. Staff believes that the dorm-like living
environment proposed for this project will appeal only to short-term residents. Since there is
already a concentration of this type of residential living in the downtown area, there does not
appear to be a compelling reason to rezone this property to CB-10.
With regard to the parking, the applicants have agreed to supply 25% of the required parking
per the CB-5 standard while paying a fee in lieu of the remaining 75%. This is similar to what
other residential projects in the area have provided. The applicants have indicated that the fee
that they will pay will not benefit their project to any great extent because they believe that the
demand for parking within their building will be very low. They estimate approximately one
parking space demanded for every five tenants. Staff does not believe that parking demand in
Iowa City is comparable to what the applicant has experienced in Madison. Our experience is
that demand for parking is much higher in Iowa City. As discussed at the meeting, this may be
due to a number of factors, including a difference in city parking policies, the ease and cost of
parking in downtown Iowa City versus Madison, and differing university policies regarding
student parking.
I See the attached comparison table. Taking the average of the six densest CB-S buildings listed and doubling that
density results in approximately 473 bedrooms per acre. For this 0.48 acre site this density figure translates to a
total of227 bedrooms.
The City Engineer's Office has raised a concern about the capacity of the existing sanitary
sewer system in this area to serve the proposed density. We have requested water usage data
from a similar building that the applicant has built in Madison to help us determine the service
needs of the proposed building. We are awaiting this information from the applicant.
A member of the Commission also requested a list of items, other than residential density and
apartment mix that should be included in a conditional zoning agreem~nt for this property.
While staff does not recommend approval without resolving the question of appropriate
residential density and apartment mix, we provide the following list of items that should be
considered:
. Parking requirements being calcullated per the CB-5 standard, including payment of fees
per the Near Southside Parking Facility District Impact Fee Ordinance;
· Minimum height of at least 7 stories;
· level II Design Review;
. Prohibition on balconies on building walls that surround the exterior courtyard;
. Secured bicycle parking provided for the residents at a ratio of at least 1 bicycle space
for every 4 bedrooms within the building;
. Streetscape elements required based on the standards expected for other similar
projects in the CB-1 0 zone;
· 24-hour on-site management;
. Minimum requirement for usable common space within the building;
. Minimum number of loading spaces in proximity to residential building entrances. Some
possible locations include on-street loading spaces near the residential entrances or on
the parking levels within the building near the elevators.
Staff Recommendation:
Staff recommends denial of REZ07-000M, an application to rezone approximately 0.48 acres of
land from Central District Support (CB-5) to Central Business Zone (CB-1 0) for property located
at 228 E. Court Street.
ATTACHMENTS:
Correspondence from applicant
Residential Density Comparison table
Correspondence from public
Approved by:
~
Robert Miklo, Senior Planner,
Department of Planning and Community Development
2
Page 1 of 1
Karen Howard
From: J Randy Bruce [rbruce@knothebruce.com]
Sent: Tuesday, October 09,2007 12:.53 PM
To: Karen Howard
Cc: gelman@ptmlaw.com; 'Jim Corcoran'; 'Mike Fisher'; 'Karl Madsen'
Subject: 228 Court Street
Karen,
Tom Gelman indicated that you wanted to see the revised unit mix that we are studying. Please keep in mind that
as plans become more detailed we may need to adjust the exact mix slightly to accommodate structural and
mechanical requirements:
Studio Apartments 36
Two Bedroom 24
Three Bedroom 24
Four Bedroom 64
148
J. Randy Bruce AlA
Managing Member
Knothe & Bruce Architects LLC
7601 University Avenue, Suite 201
Middleton, WI 53562
Phone: 608-836-3690
Fax: 608-836-6934
10/12/2007
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Karen Howard
From:
Sent:
To:
Subject:
Patricia Ephgrave [pnephgrave@mchsi.com]
Thursday, October 11, 20074:21 PM
Karen Howard
Big Ten development
Dear Ms. Howard,
Thank you for presenting some of the problems associated with granting a
zoning change to Big Ten Rentals.
As has been noted, the parking is totally inadequate, and furthermore, even
the suggested number of cars using the narrow streets in that area will
cause untold congestion and safety hazards, let alone the probably higher
number the building would attract. Are there dedicated spaces for the
businesses.
While Iowa City may need to "grow up" it also should try to maintain a
human scale for the buildings, particularly on narrow streets. To build
tall buildings without set-backs on narrow streets creates a canyon effect,
which when coupled with traffic problems, adversely effects citizen life.
Also, please consider the negative shadow and wind effects on neighbors'
properties as well as the positive need to build up. Perhaps it is time to
consider height limits to satisfy more interested parties.
Thank you again for serving our city so well.
Sincerely yours,
Pat Ephgrave
1
Jay & Nancy Honohan
1510 Somerset Ln
Iowa City, Iowa 52240
(319) 338-6990
Nroamer(iiaol. com
October 11, 2007
Chair Ann Freerks & Members
Planning and Zoning Commission
City of Iowa City, Iowa
410 E. Washington
Iowa City, IA 52240
re: Application Big Ten Rentals
228 E. Court street
Dear Chair Freerks & Commission Members
I am writing to express my opposition to the rezoning request of
Big Ten Rentals regarding the property located at 228 E. Court.
I am a part owner of property at 330 E. Court street and I am
also a member of the Iowa City/Johnson County Senior Center
Commission. I have read the newspaper accounts of the proposal.
The Press Citizen reports the proposal is for a 12 story
building with about 132 apartment units with some three bedroom
units, some four bedroom units, and some five bedroom units. The
estimate is that this would result in at least 430 bedrooms and
about 900 rooms per acre. The proposal is to rent to students
and not the general population.
I have the following concerns and objections.
1. Densitv. The density of one half an acre lS too
great. I doubt that only 430 students would live in the
building. Experience in this area with other student rental
units indicates more students live in the units than there are
bedrooms. This is a device students use to cut down their
individual costs. Even 430 students in this location is too
great a number.
2. Parkinq. Current parking requirements are In my
opinion not enough for student rentals in this area, yet the
applicants want less spaces than required. Parking in the area
between Burlington and Prentiss is currently inadequate for long
term parking. The proposal would make a bad situation worse. I
also suspect that Big Ten Rentals expect to charge an additional
fee for the parking spaces they construct. This always moves
many students to park elsewhere.
page 2
Commission letter
3. Proximity to Seniors. The site is located in an
area with senior housing. I remind the commission that the
behavior of many students in the downtown area is less than is
desired. In fact, concerns by the community about student
behavior have put on the November ballot an initiative about
under age students and bars. Placing what I believe will be
approximately 500 students in an area where seniors reside is
not, in my opinion, a good idea.
4. Heiqht. I believe that 12 stories is too high a
building to be placed in this area. In most of the area to the
east of this site, student housing is three stories. A much more
reasonable height. A rental building size that I could support.
5. Central Business Support. I have always understood
that the area between Burlington and Court was to be an area to
support the central business district. I do not see how a twelve
story student rental complex offers any support for the central
business district unless you are considering patrons for the
downtown bars. I remind the Commission that from my observation,
the business use requirement for the first floor has had a mixed
success result.
I am certain that there are other reasons that will be voiced
objecting to this proposal. I respectfully request that the
Commission recommend to the City Council the denial of this
application. That any approval by the Commission requires the
applicant to present a proposal that complies with all existing
code requirements particularly the parking and is at a height
more consistant with the other student rental structures in the
area.
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sunil Terdalkar, Associate Planner
Item: SUB07 -00009 Cardinal Pointe South Date: October 18, 2007
- Part One and Part Two
GENERAL INFORMATION:
Applicant:
The Crossing Development, LC
755 Mormon Trek Boulevard
Iowa City, IA 52246
(319) 337-4197
Contact Person:
Glenn Siders
755 Mormon Trek Boulevard
Iowa City, IA 52246
Phone:
(319) 337-4197
Requested Action:
Subdivision Final Plat
Purpose:
Development of a 39-lot residential subdivision
Location:
East of Camp Cardinal Boulevard and south of
Kennedy Parkway
Size:
45.04 acres
Existing Land Use and Zoning:
OPD-8, ID-C01, and ID-RS
Surrounding Land Use and Zoning:
North: Undeveloped - Residential (R1 B, Coralville)
South: Undeveloped (ID-ORP)
East: Residential (OPD-5 and ID-ORP)
West: Undeveloped (ID-ORP)
Comprehensive Plan:
Low-density residential, Office and Research Park
(Clear Creek Master Plan)
Neighborhood Open Space District:
Clear Creek (NW1)
File Date:
September 27,2007
45 Day Limitation Period:
November 12, 2007 (subject to submittal of legal
papers)
60 Day Limitation Period:
November 27,2007 (subject to submittal of legal
papers)
BACKGROUND INFORMATION:
The applicant, The Crossing Development, LC, recently received approval for the planned
development overlay rezoning and a Preliminary Sensitive Areas Development Plan for this 45.04-
2
acre property, located east of Camp Cardinal Boulevard and south of Kennedy Parkway. As part
of the planned development, the applicant proposed a mix of small lot detached as well as
attached single family dwellings and town house style multi family dwellings. The subdivision
also included a 1.69-acre lot for potential future office-commercial type development, two outlots
reserved as open spaces and one outlot set aside for future development.
The applicant is now seeking approval of the final plat for this subdivision in two parts. Part one
will contain the 18 single-family lots, two multi-family town-house style lots, the potential future
commercial lot, and three outlots on approximately 31.37 acres of land. Part two of the subdivision
will contain one large lot for a cluster of seven town-house style multi-family buildings, 17 zero-Iot-
line lots with attached single-family dwellings and Outlot D, which is designated for use as private
open space.
ANAL YSIS:
Compliance with Preliminary Plat:
Except for a few minor changes in the lot dimensions and adjustment in the lot boundaries
Cardinal Pointe South - Part One of the subdivision remains similar to the previously approved
preliminary plat and complies with the code requirements. The changes to lot dimensions are
being proposed for consistency in lot layouts.
Changes are also being proposed to the lot configurations of most of the zero-lot-line lots in
Cardinal Pointe South - Part Two. At the time when the Planned Development was approved, the
subdivision included 17 zero-lot line single-family dwellings in the southern section and the
applicant had proposed to build 16 attached zero-lot line single-family houses and a detached
zero-lot line single-family house on these lots. Instead of the previously proposed configuration of
a attached two-unit single-family building on lot 22 and 23, and a detached single-family building
on lot 24, the applicant is now proposing to build a three-unit building on these reconfigured lots.
The applicant is also proposing to reduce the width of most of the zero-lot-line lots by 3 to 5 feet
and as such lots 25 through 38 have been moved to the west. The applicant indicates that a
three-unit building would be a better fit for the three lots (# 22, 23 and 24) and, except for lot 23,
all the lots meet the code standards for minimum setbacks.
The applicant has provided a building layout plan for lots 22-24, showing a building with a footprint
of approximately 60 feet x 120 feet. The front elevation submitted shows adequate variation in the
building plain. The garages for two of the end units face to the side and only the garage for the
central unit faces the street. This configuration achieves the intent and goal of the code standards
in creating a streetscape that is not dominated by garages. Staff concurs that the proposed
reconfiguration of lots 22, 23 and 24 is consistent with the approved planned development and
believes that the changes can be considered as part of the administrative review of the Final
Planned Development Plan. Staff also finds that despite the changes proposed, the overall
design of the subdivision is consistent with the previously approved preliminary planned
development plan.
Most of the environmentally sensitive areas on the property, including the regulated slopes,
woodlands, wetlands, drainageways and their associated buffers are located within the outlots.
Construction limit lines have been shown on the final plat to demarcate the extent of development
activity on all the lots and outlots where sensitive areas exist.
The applicant is dedicating Outlot B-approximately 5.26 acres-to fulfill the neighborhood open
space dedication requirement. Outlots A and D are set aside as private open spaces to be
maintained by a homeowner association. Outlot C has been reserved for future residential
development." In addition to these outlots, lot 39 contains shared private open space. Per section
3
14-3A-4-J of the code, the legal papers should address the issues related to the maintenance of
the private open spaces-Outlot A and D, and common open space on lot 39-though a legally
binding instrument setting forth the procedures to be followed for maintaining the private open
space and for financing maintenance costs.
The construction drawings have been submitted and are being reviewed by the City Engineer.
The legal papers have not been submitted.
Traffic implications:
The proposed planned development is accessible from the newly constructed Camp Cardinal
Boulevard which connects to Melrose Avenue on the south. The development would also be
accessed on the north through the proposed extension of Kennedy Parkway from the east. Two
new streets-Ryan Court and Preston Lane-have been proposed as part of the subdivision.
To ensure orderly development and to provide adequate connectivity to the adjoining existing
development, a conditional zoning agreement was required at the time the rezoning of this
property. The conditions are:
1. the section of Kennedy Parkway between Camp Cardinal Road and Camp Cardinal
Boulevard will be platted, and the necessary right-of-way will be dedicated and a letter of
credit for the cost of installing the water main in this section of the street will be provided
at the time of final plat approval
2. installation of sub-grade for this section of Kennedy Parkway will be constructed by the
applicant and/or owner prior to January 1, 2009
3. this section of Kennedy Parkway will be constructed prior to January 1, 2010, when the
school site (located north of Kennedy Parkway) is developed, or Outlot C of Cardinal
Point South, whichever occurs first
4. if the sub-grade is not constructed prior to January 1, 2009 or if the road is not built prior
to January 2010, issuance of building permits will cease for Cardinal Point South
subdivision
These terms should be addressed in the legal papers for the final plat.
Storm water management:
The subdivisions will be served by the regional stormwater management basin constructed on the
west side of Camp Cardinal Boulevard.
Infrastructure fees:
The proposed planned development is subject to the water main extension fee of $395 per acre
(a total of $17,790.80 for 45.04 acres) and sanitary sewer tap on fee of $570.98 per acre (a
total of $25,716.94 for 45.04 acres). Payment of these fees should be addressed in the legal
papers.
STAFF RECOMMENDATION:
Staff recommends that this SUB07-00009, final plat of Cardinal Pointe South Part One and Part
Two, a 45.04-acre, 39-lot residential subdivision located east of Camp Cardinal Boulevard and
south of Kennedy Parkway be approved subject to construction drawings and legal papers
being approved prior to Council consideration.
DEFICIENCIES AND DISCREPANCIES:
Legal Papers
4
ATTACHMENTS:
1 . Location Map
2. Final Plats
3. Exhibit showing details of the lot layouts in Cardinal Pointe South - Part Two
4. Building elevation for lots 22-24
Approved by: ~.
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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